Living in Paraparaumu Beach: rents, schools, census and property titles
The 4,096 live property titles in Paraparaumu Beach, Kapiti Coast District are mostly freehold (74%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 715 (17.5%), well above the national share of 8.7%.
Paraparaumu Beach cross-lease titles
- Cross-lease titles
- 715
- Share of live titles
- 17.5%
- Live titles in total
- 4,096
- Kapiti Coast District share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Kapiti Coast District
- 2 of 9
- Rank by share in New Zealand
- 163 of 644
Paraparaumu Beach at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Paraparaumu Beach is listed under Kapiti Coast District.
- 4,096 live titles are recorded here, including 715 cross-lease titles (17.5%).
- 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 17.5% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 5.1% of recorded titles, so title structure can vary within the suburb.
- Public-transport figures describe how recorded titles sit near mapped stops. They do not describe a service from a particular property.
- 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
- The core title, Census, rent, transport and coast measures used by this page are available.
Title mix in Paraparaumu Beach
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,048 | 74.4% |
| Cross lease | 715 | 17.5% |
| Unit title | 210 | 5.1% |
| Leasehold | 102 | 2.5% |
| Other record types | 21 | 0.5% |
| Total | 4,096 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Paraparaumu Beach compares
Nationally, 8.7% of live titles are cross-lease; Paraparaumu Beach is about 2.0 times the national share (8.7%).
Across Kapiti Coast District as a whole, the share is 10.5%; Paraparaumu Beach is about 1.7 times the overall Kapiti Coast District share (10.5%).
Its cross-lease share is 2nd highest of 9 in Kapiti Coast District (among suburbs with an indexed page on this site).
How cross-leases in Paraparaumu Beach are set up
Three-flat schemes are less common here (3%, against 12% nationally).
Fewer schemes have four or more flats on one section (5%, against 11% nationally), up to 20.
Carports appear in fewer leases (9% of schemes, against 13% nationally).
| Scheme structure | Paraparaumu Beach | Kapiti Coast District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 336 | 1,446 | 87,651 |
| Two-flat schemes | 92.6% | 92.4% | 76.2% |
| Three-flat schemes | 3.0% | 3.6% | 12.2% |
| Four or more flats | 4.5% | 3.8% | 11.4% |
| Typical section size (from the titles, not a survey) | 839 m² | 852 m² | 908 m² |
| Typical land per flat | 415 m² | 420 m² | 408 m² |
| Schemes with a garage written into a lease | 32.1% | 38.2% | 28.4% |
| Schemes with a carport in a lease | 8.9% | 9.3% | 13.3% |
| Schemes with a separate exclusive-use area | 4.2% | 4.4% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 47.6% | 40.3% | 35.6% |
| Median year of earliest current title | 1988 | 1988 | 1988 |
| Two-flat schemes on 700 m² or more | 291 | 1,274 | 54,978 |
Unit titles and leasehold in Paraparaumu Beach
Unit titles are 5% of Paraparaumu Beach's titles, well above Kapiti Coast District (3%) and well below New Zealand (8%). They belong to 19 developments, each run by a body corporate; half have 7 units or fewer.
The unit-title share is 2nd highest of 9 in Kapiti Coast District.
102 titles (2.5%) are leasehold, well above the national share (1.2%).
1 of them have a stated term that has ended or has under 10 years to run, which is worth reading closely in the lease.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 1 |
| Under 10 years left | 0 |
| 10 to 50 years left | 12 |
| More than 50 years left | 88 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 1 |
New titles in Paraparaumu Beach since 2020
149 of Paraparaumu Beach's current titles (4%) were first issued since 2020, well below Kapiti Coast District's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
15 are cross-lease titles, often re-issued when a flats plan is updated.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 111 | 61 |
| Unit title | 20 | 18 |
| Cross-lease | 15 | 14 |
| Leasehold | 2 | 2 |
| Other | 1 | 1 |
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 Paraparaumu Beach
The typical building in Paraparaumu Beach stands on ground sloping 1.4° (read on an 8 m grid, so short steep banks may be understated).
Much of the land is low-lying: the median elevation is 4 m.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Paraparaumu Beach
16% of Paraparaumu Beach's titles are within 200 m of the sea or harbour edge, 49% within 500 m and 74% within 1 km. The typical title is 520 m away.
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 Paraparaumu Beach: 2023 Census
Paraparaumu Beach's titles fall in 4 census areas (Stats NZ statistical areas). The 3 shown below hold 98% of its titles; their figures are shown side by side and are not added together.
Fewer residents are 65 or over in Paraparaumu Beach North than across Kapiti Coast District: 20.2% against 26.7%.
Fewer people live alone in Paraparaumu Beach North than across Kapiti Coast District: 23.6% against 28.9%.
| Measure | Paraparaumu Beach North 39% of titles | Paraparaumu Beach West 32% of titles | Paraparaumu Beach East 26% of titles | Kapiti Coast District whole council |
|---|---|---|---|---|
| Usual residents | 4,119 | 2,424 | 2,673 | 55,914 |
| Change since 2018 | +1.4% | +2.5% | +0.2% | +4.2% |
| Change since 2013 | +8.9% | +5.8% | +6.6% | +13.9% |
| Median age | 44.1 | 53 | 50.3 | 48.8 |
| Households | 1,548 | 1,065 | 1,110 | 22,845 |
| Own or part-own their home (including family trusts) | 74.8% | 67.3% | 80.5% | 77.7% |
| Not owned and not in a family trust (mostly renting) | 25.4% | 33.0% | 19.5% | 22.3% |
| Median household income | $101,600 | $78,800 | $78,800 | $85,200 |
| Median weekly rent, renting households | $500 | $480 | $530 | $474 |
| Dwellings unoccupied on census night | 6.9% | 15.8% | 5.8% | 11.8% |
| Ages | ||||
| Under 15 | 18.8% | 12.0% | 15.8% | 16.2% |
| 15 to 29 | 14.9% | 13.0% | 13.6% | 13.7% |
| 30 to 64 | 46.2% | 44.9% | 39.3% | 43.4% |
| 65 and over | 20.2% | 30.1% | 31.2% | 26.7% |
| Where people came from | ||||
| Born overseas | 22.8% | 26.2% | 25.2% | 23.7% |
| Of those born overseas, arrived in the last 5 years | 15.2% | 27.4% | 12.6% | 14.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 38.3% | 43.2% | 40.0% | 40.8% |
| Lived overseas 5 years ago (of all residents) | 3.5% | 4.6% | 3.1% | 3.4% |
| Moved here in the last year (of all residents) | 14.6% | 18.3% | 14.8% | 15.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 24.8% | 27.1% | 22.6% | 27.8% |
| Employed full-time | 49.6% | 42.8% | 44.2% | 44.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.4% | 2.9% | 2.0% | 2.3% |
| Managers and professionals (of those employed) | 45.5% | 46.9% | 49.0% | 49.0% |
| Median personal income | $42,900 | $38,400 | $38,400 | $39,100 |
| Getting to work (of those employed) | ||||
| Work from home | 23.4% | 23.7% | 22.0% | 23.5% |
| Car, truck or van | 64.3% | 60.6% | 64.6% | 62.5% |
| Bus, train or ferry | 7.9% | 9.2% | 8.6% | 8.8% |
| Walk or cycle | 3.3% | 5.0% | 4.1% | 4.4% |
| Households and families | ||||
| One-person households | 23.6% | 34.9% | 30.3% | 28.9% |
| Average people per household | 2.6 | 2.1 | 2.3 | 2.3 |
| Households with no motor vehicle | 4.1% | 8.6% | 9.8% | 5.9% |
| Crowded households (need one or more extra bedrooms) | 2.8% | 3.5% | 2.2% | 3.1% |
| Couples with children (of families) | 42.1% | 30.0% | 35.7% | 35.3% |
| Couples without children | 41.0% | 55.7% | 50.2% | 49.9% |
| One-parent families | 16.7% | 14.3% | 14.1% | 14.8% |
| Homes | ||||
| Separate (stand-alone) houses | 86.9% | 69.0% | 80.9% | 83.9% |
| Average bedrooms | 3.2 | 2.8 | 2.9 | 3 |
| Heated with a heat pump | 60.8% | 61.5% | 62.5% | 61.2% |
| Damp, always or sometimes | 11.3% | 10.5% | 6.7% | 10.8% |
| Mould over A4 size, always or sometimes | 9.0% | 8.3% | 6.4% | 8.2% |
Rents around Paraparaumu Beach
New tenancies in Paraparaumu Beach North in the April–June 2026 quarter had a median rent of $600 a week (down 7.7% on a year earlier). That is close to the typical suburb in Kapiti Coast District ($610), and close to the national median ($600).
| April–June 2026 | Paraparaumu Beach North 39% of titles | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $600 | $600 |
| Middle half of rents | $550–$695 | $490–$700 |
| Change in median on a year earlier | −7.7% | +0.2% |
| Bonds lodged in the quarter | 21 | 40,827 |
Schools and hospitals near Paraparaumu Beach
LINZ maps 2 school sites inside Paraparaumu Beach, among them Kenakena School (Full Primary) and Paraparaumu Beach School (Full Primary).
- Kenakena School (Full Primary)
- Paraparaumu Beach School (Full Primary)
- Nearest school: Paraparaumu Beach School (0.4 km)
- Nearest secondary school: Paraparaumu College (1.2 km)
- Nearest public general hospital: Kenepuru Hospital (31.6 km)
School enrolment zones in Paraparaumu Beach: a guide
One secondary school has a home zone covering most of Paraparaumu Beach's titles: Paraparaumu College.
- Our Lady of Kapiti School (primary, Years 1–8): all or nearly all titles
- Paraparaumu Beach School (primary, Years 1–8): about 60% of titles
- Raumati Beach School (primary, Years 1–8): about 5% of titles
- Paraparaumu College (secondary): about 95% of titles
- Kapiti College (secondary): about 20% of titles
A guide only: check the school's own zone map for any address. Zones as at 14 July 2026. Sources and limits
Public transport in Paraparaumu Beach
95% of Paraparaumu Beach's titles are within 400 m of a stop with a scheduled weekday service, above Kapiti Coast District as a whole (77%).
18% are that close to a frequent stop (60 or more departures that day), well above the council (9%); 2nd highest of 9 in Kapiti Coast District.
The typical title is 132 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Metlink (Greater Wellington Regional Council). Sources and limits
Places of worship near Paraparaumu Beach
OpenStreetMap maps 3 places of worship inside Paraparaumu Beach (3 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Centre Church, 1.1 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Kapiti Coast District with many cross-leases
- Waikanae: 627 cross-lease titles (12.6%)
- Paraparaumu: 540 cross-lease titles (11.2%)
- Raumati Beach: 439 cross-lease titles (18.3%)
- Ōtaki: 209 cross-lease titles (6.2%)
- Raumati South: 197 cross-lease titles (11.8%)
- Waikanae Beach: 103 cross-lease titles (4.8%)
- Ōtaki Beach: 74 cross-lease titles (5.8%)
- Paekākāriki: 49 cross-lease titles (5.7%)
All suburbs in Kapiti Coast District
Suburbs like Paraparaumu Beach
The closest match on the measures on this site is Raumati Beach in Kapiti Coast District, nearest on schools, distance to the coast, land per flat. 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 |
|---|---|---|---|---|---|
| Raumati Beach | Kapiti Coast District | 18.3% | $655 | 45.6 | schools, distance to the coast, land per flat |
| Raumati South | Kapiti Coast District | 11.8% | $600 | 44.7 | rent, schools, distance to the coast |
| Red Beach | Auckland | 15.9% | No data | 47.1 | schools, distance to the coast, near a stop |
| Paraparaumu | Kapiti Coast District | 11.2% | $620 | 44.5 | slope, land per flat, home ownership |
| Manly | Auckland | 30.4% | $680 | 44.2 | distance to the coast, median age, home ownership |
Questions
What is the rent in Paraparaumu Beach?
New tenancies in Paraparaumu Beach North (the rent area for part of Paraparaumu Beach) had a median rent of $600 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 $550 to $695.
What schools are in Paraparaumu Beach?
LINZ maps 2 school sites inside Paraparaumu Beach: Kenakena School and Paraparaumu Beach School. The nearest secondary school to its centre is Paraparaumu College (1.2 km in a straight line). The secondary-school home zone covering most of its titles is Paraparaumu College; check the school's own zone map for any address.