Living in Paraparaumu: rents, schools, census and property titles
The 4,813 live property titles in Paraparaumu, Kapiti Coast District are almost all freehold (80%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 540 (11.2%), above the national share of 8.7%.
Paraparaumu cross-lease titles
- Cross-lease titles
- 540
- Share of live titles
- 11.2%
- Live titles in total
- 4,813
- Kapiti Coast District share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Kapiti Coast District
- 5 of 9
- Rank by share in New Zealand
- joint 296 of 644
Paraparaumu at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Paraparaumu is listed under Kapiti Coast District.
- 4,813 live titles are recorded here, including 540 cross-lease titles (11.2%).
- 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 11.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 6.0% 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
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,868 | 80.4% |
| Cross lease | 540 | 11.2% |
| Unit title | 290 | 6.0% |
| Leasehold | 59 | 1.2% |
| Other record types | 56 | 1.2% |
| Total | 4,813 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Paraparaumu compares
Nationally, 8.7% of live titles are cross-lease; Paraparaumu is higher than the national share (8.7%).
Across Kapiti Coast District as a whole, the share is 10.5%; Paraparaumu is close to the overall Kapiti Coast District share (10.5%).
How cross-leases in Paraparaumu are set up
Fewer schemes have four or more flats on one section (4%, against 11% nationally), up to 8.
Three-flat schemes are less common here (7%, against 12% nationally).
Fewer leases include a garage (21% of schemes, against 28% nationally).
| Scheme structure | Paraparaumu | Kapiti Coast District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 258 | 1,446 | 87,651 |
| Two-flat schemes | 89.9% | 92.4% | 76.2% |
| Three-flat schemes | 6.6% | 3.6% | 12.2% |
| Four or more flats | 3.5% | 3.8% | 11.4% |
| Typical section size (from the titles, not a survey) | 840 m² | 852 m² | 908 m² |
| Typical land per flat | 412 m² | 420 m² | 408 m² |
| Schemes with a garage written into a lease | 21.3% | 38.2% | 28.4% |
| Schemes with a carport in a lease | 13.6% | 9.3% | 13.3% |
| Schemes with a separate exclusive-use area | 3.5% | 4.4% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 44.6% | 40.3% | 35.6% |
| Median year of earliest current title | 1989 | 1988 | 1988 |
| Two-flat schemes on 700 m² or more | 216 | 1,274 | 54,978 |
Unit titles and leasehold in Paraparaumu
Unit titles are 6% of Paraparaumu's titles, well above Kapiti Coast District (3%) and below New Zealand (8%). They belong to 27 developments, each run by a body corporate; 2 have 50 or more units.
The unit-title share is the highest of 9 in Kapiti Coast District.
59 titles (1.2%) are leasehold, close to 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 | 0 |
| Under 10 years left | 1 |
| 10 to 50 years left | 0 |
| More than 50 years left | 44 |
| Term mentions renewal (including perpetually renewable) | 14 |
| Term not stated or not readable | 0 |
New titles in Paraparaumu since 2020
604 of Paraparaumu's current titles (13%) were first issued since 2020, well above Kapiti Coast District's suburbs with new-title figures taken together (8%) and slightly above New Zealand (12%).
That rate is joint 2nd highest of 9 in Kapiti Coast District.
Most came recently: 510 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 541 | 458 |
| Unit title | 45 | 45 |
| Cross-lease | 6 | 2 |
| Leasehold | 3 | 1 |
| Other | 9 | 4 |
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
The typical building in Paraparaumu stands on ground sloping 1.4° (read on an 8 m grid, so short steep banks may be understated).
The land rises from about 2 m to 449 m, and 47% of all of it, including reserves and gullies, is 15° or steeper.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Paraparaumu
Paraparaumu is inland: the typical title is 2.4 km from the sea or harbour edge, and fewer than 1 in 200 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 Paraparaumu: 2023 Census
Paraparaumu's titles fall in 7 census areas (Stats NZ statistical areas). The 3 shown below hold 97% of its titles; their figures are shown side by side and are not added together.
More households have no car in Paraparaumu Central than across Kapiti Coast District: 8.3% against 5.9%.
Fewer adults hold a degree in Paraparaumu Central than across Kapiti Coast District: 21.6% against 27.8%.
Household incomes are lower in Paraparaumu Central than across Kapiti Coast District: $68,900 against $85,200.
| Measure | Paraparaumu Central 45% of titles | Paraparaumu North 31% of titles | Paraparaumu East 22% of titles | Kapiti Coast District whole council |
|---|---|---|---|---|
| Usual residents | 3,966 | 3,576 | 2,295 | 55,914 |
| Change since 2018 | −0.8% | +0.6% | +1.3% | +4.2% |
| Change since 2013 | +6.5% | +14.2% | +3.2% | +13.9% |
| Median age | 44.5 | 48.6 | 42.6 | 48.8 |
| Households | 1,704 | 1,425 | 822 | 22,845 |
| Own or part-own their home (including family trusts) | 75.4% | 83.2% | 72.3% | 77.7% |
| Not owned and not in a family trust (mostly renting) | 24.6% | 16.6% | 28.1% | 22.3% |
| Median household income | $68,900 | $93,800 | $88,600 | $85,200 |
| Median weekly rent, renting households | $480 | $550 | $450 | $474 |
| Dwellings unoccupied on census night | 6.7% | 6.5% | 7.3% | 11.8% |
| Ages | ||||
| Under 15 | 15.8% | 16.7% | 16.6% | 16.2% |
| 15 to 29 | 15.7% | 13.8% | 16.2% | 13.7% |
| 30 to 64 | 41.2% | 41.2% | 47.5% | 43.4% |
| 65 and over | 27.2% | 28.3% | 19.7% | 26.7% |
| Where people came from | ||||
| Born overseas | 24.6% | 25.9% | 22.7% | 23.7% |
| Of those born overseas, arrived in the last 5 years | 14.0% | 12.1% | 12.7% | 14.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 41.9% | 38.5% | 44.0% | 40.8% |
| Lived overseas 5 years ago (of all residents) | 2.8% | 2.6% | 2.0% | 3.4% |
| Moved here in the last year (of all residents) | 15.7% | 13.2% | 18.5% | 15.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 21.6% | 22.0% | 23.9% | 27.8% |
| Employed full-time | 43.3% | 46.5% | 48.2% | 44.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.2% | 2.1% | 3.8% | 2.3% |
| Managers and professionals (of those employed) | 43.1% | 48.8% | 42.9% | 49.0% |
| Median personal income | $36,300 | $40,500 | $35,900 | $39,100 |
| Getting to work (of those employed) | ||||
| Work from home | 19.6% | 21.3% | 19.6% | 23.5% |
| Car, truck or van | 64.2% | 65.1% | 64.3% | 62.5% |
| Bus, train or ferry | 9.8% | 9.1% | 9.8% | 8.8% |
| Walk or cycle | 5.7% | 3.6% | 6.2% | 4.4% |
| Households and families | ||||
| One-person households | 32.8% | 26.6% | 30.3% | 28.9% |
| Average people per household | 2.2 | 2.4 | 2.5 | 2.3 |
| Households with no motor vehicle | 8.3% | 6.6% | 7.8% | 5.9% |
| Crowded households (need one or more extra bedrooms) | 3.6% | 2.2% | 4.9% | 3.1% |
| Couples with children (of families) | 31.9% | 37.6% | 39.1% | 35.3% |
| Couples without children | 50.3% | 48.7% | 40.8% | 49.9% |
| One-parent families | 18.1% | 13.7% | 20.7% | 14.8% |
| Homes | ||||
| Separate (stand-alone) houses | 83.0% | 84.4% | 78.9% | 83.9% |
| Average bedrooms | 2.8 | 3.2 | 2.9 | 3 |
| Heated with a heat pump | 63.7% | 62.9% | 60.9% | 61.2% |
| Damp, always or sometimes | 9.8% | 4.7% | 16.9% | 10.8% |
| Mould over A4 size, always or sometimes | 7.2% | 4.7% | 12.4% | 8.2% |
Rents around Paraparaumu
New tenancies in Paraparaumu Central in the April–June 2026 quarter had a median rent of $620 a week (up 0.0% 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 Central 45% of titles | Paraparaumu North 31% of titles | Paraparaumu East 22% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $620 | $675 | $370 | $600 |
| Middle half of rents | $590–$690 | $607–$748 | $355–$375 | $490–$700 |
| Change in median on a year earlier | +0.0% | +3.8% | +3.4% | +0.2% |
| Bonds lodged in the quarter | 33 | 12 | 39 | 40,827 |
Schools and hospitals near Paraparaumu
LINZ maps 4 school sites inside Paraparaumu, among them Kapiti School (Full Primary) and Our Lady of Kapiti School (Full Primary).
- Kapiti School (Full Primary)
- Our Lady of Kapiti School (Full Primary)
- Paraparaumu College (Secondary (Year 9-15))
- Paraparaumu School (Full Primary)
- Nearest school: Paraparaumu School (1.4 km)
- Nearest secondary school: Kāpiti College (2.8 km)
- Nearest public general hospital: Kenepuru Hospital (28.6 km)
School enrolment zones in Paraparaumu: a guide
One secondary school has a home zone covering most of Paraparaumu's titles: Paraparaumu College.
- Our Lady of Kapiti School (primary, Years 1–8): all or nearly all titles
- Paraparaumu School (primary, Years 1–8): about 60% of titles
- Paraparaumu Beach School (primary, Years 1–8): about 5% of titles
- Paraparaumu College (secondary): about 70% of titles
- Kapiti College (secondary): about 40% 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
83% of Paraparaumu's titles are within 400 m of a stop with a scheduled weekday service, slightly above Kapiti Coast District as a whole (77%).
22% are that close to a frequent stop (60 or more departures that day), well above the council (9%); the highest of 9 in Kapiti Coast District.
29% are within 800 m of a train station or ferry wharf.
The typical title is 232 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
OpenStreetMap maps 7 places of worship inside Paraparaumu (6 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Paraparaumu Baptist Church, under 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
- Paraparaumu Beach: 715 cross-lease titles (17.5%)
- Waikanae: 627 cross-lease titles (12.6%)
- 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
The closest match on the measures on this site is Elderslea in Upper Hutt City, nearest on commuting on foot or by bike, cross-lease share, population change. 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 |
|---|---|---|---|---|---|
| Elderslea | Upper Hutt City | 10.5% | $650 | 41 | commuting on foot or by bike, cross-lease share, population change |
| Paraparaumu Beach | Kapiti Coast District | 17.5% | $600 | 44.1 | slope, land per flat, home ownership |
| Carterton | Carterton District | 2.5% | $520 | 48.2 | schools, elevation, household income |
| Raumati Beach | Kapiti Coast District | 18.3% | $655 | 45.6 | distance to a hospital, land per flat, born overseas |
| Waikanae Beach | Kapiti Coast District | 4.8% | $685 | 52.6 | population change, born overseas, land per flat |
Questions
What is the rent in Paraparaumu?
New tenancies in Paraparaumu Central (the rent area for part of Paraparaumu) had a median rent of $620 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 $590 to $690.
What schools are in Paraparaumu?
LINZ maps 4 school sites inside Paraparaumu, including Kapiti School, Our Lady of Kapiti School and Paraparaumu College. The nearest secondary school to its centre is Kāpiti College (2.8 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.