Living in Richmond, Invercargill City: rents, schools, census and property titles
The 1,195 live property titles in Richmond, Invercargill City are almost all freehold (80%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 230 (19.2%), well above the national share of 8.7%.
Richmond, Invercargill City cross-lease titles
- Cross-lease titles
- 230
- Share of live titles
- 19.2%
- Live titles in total
- 1,195
- Invercargill City share
- 7.3%
- New Zealand share
- 8.7%
- Rank by share in Invercargill City
- 3 of 15
- Rank by share in New Zealand
- joint 133 of 644
Richmond at a glance
Where Richmond differs most from suburbs across New Zealand: titles first issued since 2020 (lower than 95% of NZ suburbs); homes with a heat pump (higher than 94% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Richmond is listed under Invercargill City.
- 1,195 live titles are recorded here, including 230 cross-lease titles (19.2%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
- The page includes MBIE new-tenancy rent figures for April–June 2026.
Contextual observations
- Cross-lease titles make up 19.2% of the recorded title mix. That describes the suburb, not any particular home.
- Coast distance is a suburb-level map measure, not a flood or hazard assessment.
Questions worth investigating
- For any cross-lease property you consider, do the current title, flats plan and lease match what is built today?
- What do the LIM, council property file and a suitable inspection add for the specific address?
No data held for this suburb
- Mapped public-transport context is not available for this suburb.
Title mix in Richmond
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 952 | 79.7% |
| Cross lease | 230 | 19.2% |
| Unit title | 0 | 0.0% |
| Leasehold | 13 | 1.1% |
| Other record types | 0 | 0.0% |
| Total | 1,195 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Richmond compares
Nationally, 8.7% of live titles are cross-lease; Richmond is about 2.2 times the national share (8.7%).
Across Invercargill City as a whole, the share is 7.3%; Richmond is about 2.6 times the overall Invercargill City share (7.3%).
Its cross-lease share is 3rd highest of 15 in Invercargill City (among suburbs with an indexed page on this site).
How cross-leases in Richmond are set up
Separate exclusive-use areas are less common (1% of schemes, against 5% nationally).
More schemes have four or more flats on one section (22%, against 11% nationally), up to 6.
Three-flat schemes are more common here (17%, against 12% nationally).
| Scheme structure | Richmond | Invercargill City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 88 | 714 | 87,651 |
| Two-flat schemes | 61.4% | 53.8% | 76.2% |
| Three-flat schemes | 17.0% | 22.8% | 12.2% |
| Four or more flats | 21.6% | 22.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 927 m² | 994 m² | 908 m² |
| Typical land per flat | 363 m² | 362 m² | 408 m² |
| Schemes with a garage written into a lease | 31.8% | 33.6% | 28.4% |
| Schemes with a carport in a lease | 18.2% | 16.1% | 13.3% |
| Schemes with a separate exclusive-use area | 1.1% | 1.7% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 28.4% | 23.0% | 35.6% |
| Median year of earliest current title | 1981 | 1982 | 1988 |
| Two-flat schemes on 700 m² or more | 42 | 326 | 54,978 |
Unit titles and leasehold in Richmond
13 titles (1.1%) are leasehold.
Most stated terms have more than 50 years to run.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 0 |
| Under 10 years left | 0 |
| 10 to 50 years left | 1 |
| More than 50 years left | 12 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 0 |
New titles in Richmond since 2020
27 of Richmond's current titles (2%) were first issued since 2020, well below Invercargill City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
That rate is joint lowest of 15 in Invercargill City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 23 | 11 |
| Unit title | 0 | 0 |
| Cross-lease | 4 | 2 |
| Leasehold | 0 | 0 |
| Other | 0 | 0 |
New titles include cross-leases converted to freehold and titles re-issued; they are not a count of new homes. Sources and limits
The lie of the land in Richmond
The typical building in Richmond stands on ground sloping 1.0° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 1,574 measured buildings (100%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Richmond
Richmond is inland: the typical title is 2.6 km from the sea or harbour edge, and fewer than 1 in 2,000 titles are within 1 km of it.
Measured in a straight line from the centre of each title's land to the coastline on LINZ's 1:50k topographic map, which follows harbours and estuaries as well as the open coast; lakes and rivers are not included. Distance says nothing about beach access, views or exposure to coastal hazards; council hazard maps and the LIM describe those.
Who lives around Richmond: 2023 Census
About 99% of Richmond's titles are in the census area Richmond (Invercargill City) (a Stats NZ statistical area), so these figures describe that area, not Richmond exactly.
More workers walk or cycle to work in Richmond (Invercargill City) than across Invercargill City: 8.9% against 5.6%.
Fewer residents are children under 15 in Richmond (Invercargill City) than across Invercargill City: 14.1% against 18.4%.
More residents were born overseas in Richmond (Invercargill City) than across Invercargill City: 18.5% against 14.9%.
| Measure | Richmond (Invercargill City) | Invercargill City whole council |
|---|---|---|
| Usual residents | 2,754 | 55,599 |
| Change since 2018 | −0.5% | +2.6% |
| Change since 2013 | +3.5% | +7.5% |
| Median age | 41.4 | 40 |
| Households | 1,203 | 22,125 |
| Own or part-own their home (including family trusts) | 68.6% | 72.4% |
| Not owned and not in a family trust (mostly renting) | 31.2% | 27.6% |
| Median household income | $75,000 | $80,900 |
| Median weekly rent, renting households | $350 | $350 |
| Dwellings unoccupied on census night | 5.6% | 6.8% |
| Ages | ||
| Under 15 | 14.1% | 18.4% |
| 15 to 29 | 20.4% | 18.0% |
| 30 to 64 | 44.7% | 45.1% |
| 65 and over | 20.8% | 18.4% |
| Where people came from | ||
| Born overseas | 18.5% | 14.9% |
| Of those born overseas, arrived in the last 5 years | 41.1% | 32.7% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 45.9% | 42.9% |
| Lived overseas 5 years ago (of all residents) | 4.4% | 3.3% |
| Moved here in the last year (of all residents) | 20.1% | 17.7% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 21.3% | 17.6% |
| Employed full-time | 52.5% | 51.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.4% | 2.6% |
| Managers and professionals (of those employed) | 37.6% | 34.8% |
| Median personal income | $39,300 | $39,900 |
| Getting to work (of those employed) | ||
| Work from home | 8.1% | 9.2% |
| Car, truck or van | 81.4% | 83.5% |
| Bus, train or ferry | 0.4% | 0.6% |
| Walk or cycle | 8.9% | 5.6% |
| Households and families | ||
| One-person households | 32.0% | 29.0% |
| Average people per household | 2.2 | 2.4 |
| Households with no motor vehicle | 6.8% | 6.6% |
| Crowded households (need one or more extra bedrooms) | 3.6% | 3.4% |
| Couples with children (of families) | 32.3% | 38.0% |
| Couples without children | 48.0% | 43.5% |
| One-parent families | 20.2% | 18.4% |
| Homes | ||
| Separate (stand-alone) houses | 83.8% | 87.7% |
| Average bedrooms | 2.8 | 3 |
| Heated with a heat pump | 87.1% | 79.6% |
| Damp, always or sometimes | 13.7% | 15.4% |
| Mould over A4 size, always or sometimes | 9.4% | 11.3% |
Rents around Richmond
New tenancies in Richmond (Invercargill City) in the April–June 2026 quarter had a median rent of $528 a week (up 7.1% on a year earlier). That is close to the typical suburb in Invercargill City ($523), and slightly below the national median ($600).
| April–June 2026 | Richmond (Invercargill City) | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $528 | $600 |
| Middle half of rents | $448–$553 | $490–$700 |
| Change in median on a year earlier | +7.1% | +0.2% |
| Bonds lodged in the quarter | 42 | 40,827 |
Schools and hospitals near Richmond
No school site lies inside Richmond's boundary; the nearest is Murihiku Young Parents' Learning Centre, 0.8 km away in a straight line.
- Nearest school: Murihiku Young Parents' Learning Centre (0.8 km)
- Nearest secondary school: Southland Girls' High School (1.1 km)
- Nearest public general hospital: Southland Hospital (3.6 km)
School enrolment zones in Richmond: a guide
One secondary school has a home zone covering most of Richmond's titles: Verdon College.
- Invercargill Middle School (primary, Years 1–6): about 45% of titles
- Windsor North School (primary, Years 1–6): about 30% of titles
- Southland Adventist Christian School (primary, Years 1–8): all or nearly all titles
- St John's Girls' School (Invercargill) (primary, Years 1–8): all or nearly all titles
- Ascot Community School (primary, Years 1–8): about 25% of titles
- Verdon College (secondary): all or nearly all titles
- James Hargest College (secondary): about 5% of titles
A guide only: check the school's own zone map for any address. Zones as at 14 July 2026. Sources and limits
Places of worship near Richmond
No place of worship is mapped in OpenStreetMap inside Richmond's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Tay Street Baptist Church, under 1 km away
- Buddhist: Wat Buddhasamakhee Invercargill, 6.7 km away
- Muslim: Southland Muslims Association Masjid, 1.7 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Invercargill City with many cross-leases
- Windsor: 400 cross-lease titles (22.5%)
- Appleby: 335 cross-lease titles (19.5%)
- Strathern: 191 cross-lease titles (11.2%)
- Gladstone: 129 cross-lease titles (11.3%)
- Waikiwi: 128 cross-lease titles (8.3%)
- Invercargill: 89 cross-lease titles (10.7%)
- Grasmere: 80 cross-lease titles (6.1%)
- Avenal: 74 cross-lease titles (10.8%)
All suburbs in Invercargill City
Suburbs like Richmond
The closest match on the measures on this site is Windsor, Invercargill City in Invercargill City, nearest on unit-title share, stand-alone houses, born overseas. Closeness is arithmetic, not a rating. Sources and limits
| Suburb | Council | Cross-lease share of titles | Median weekly rent, new tenancies | Median age | Closest on |
|---|---|---|---|---|---|
| Windsor, Invercargill City | Invercargill City | 22.5% | No data | 47.2 | unit-title share, stand-alone houses, born overseas |
| Strathern | Invercargill City | 11.2% | No data | 38 | slope, unit-title share, population change |
| Gladstone, Invercargill City | Invercargill City | 11.3% | $450 | 43.4 | distance to the coast, population change, commuting by public transport |
| Hawthorndale | Invercargill City | 5.8% | $523 | 38.1 | unit-title share, slope, elevation |
| Newfield | Invercargill City | 3.8% | $560 | 40.6 | slope, elevation, distance to the coast |
Questions
What is the rent in Richmond, Invercargill City?
New tenancies in Richmond (Invercargill City) (the rent area for part of Richmond) had a median rent of $528 a week in the April–June 2026 quarter (MBIE bond data, all dwelling types). These are rents agreed for new tenancies, not asking rents. The middle half of those rents ran from $448 to $553.
What schools are in Richmond, Invercargill City?
No school site lies inside Richmond's boundary. The nearest school is Murihiku Young Parents' Learning Centre (0.8 km in a straight line). The secondary-school home zone covering most of its titles is Verdon College; check the school's own zone map for any address.