Living in Raumati Beach: rents, schools, census and property titles
The 2,400 live property titles in Raumati Beach, Kapiti Coast District are mostly freehold (72%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 439 (18.3%), well above the national share of 8.7%.
Raumati Beach cross-lease titles
- Cross-lease titles
- 439
- Share of live titles
- 18.3%
- Live titles in total
- 2,400
- Kapiti Coast District share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Kapiti Coast District
- 1 of 9
- Rank by share in New Zealand
- joint 147 of 644
Raumati Beach at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Raumati Beach is listed under Kapiti Coast District.
- 2,400 live titles are recorded here, including 439 cross-lease titles (18.3%).
- 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 18.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 4.5% 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 Raumati Beach
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,723 | 71.8% |
| Cross lease | 439 | 18.3% |
| Unit title | 107 | 4.5% |
| Leasehold | 110 | 4.6% |
| Other record types | 21 | 0.9% |
| Total | 2,400 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Raumati Beach compares
Nationally, 8.7% of live titles are cross-lease; Raumati Beach is about 2.1 times the national share (8.7%).
Across Kapiti Coast District as a whole, the share is 10.5%; Raumati Beach is about 1.7 times the overall Kapiti Coast District share (10.5%).
Its cross-lease share is the highest of 9 in Kapiti Coast District (among suburbs with an indexed page on this site).
How cross-leases in Raumati Beach are set up
Three-flat schemes are less common here (1%, against 12% nationally).
Fewer schemes have four or more flats on one section (4%, against 11% nationally), up to 14.
More leases include a garage (42% of schemes, against 28% nationally).
| Scheme structure | Raumati Beach | Kapiti Coast District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 220 | 1,446 | 87,651 |
| Two-flat schemes | 95.5% | 92.4% | 76.2% |
| Three-flat schemes | 0.9% | 3.6% | 12.2% |
| Four or more flats | 3.6% | 3.8% | 11.4% |
| Typical section size (from the titles, not a survey) | 836 m² | 852 m² | 908 m² |
| Typical land per flat | 416 m² | 420 m² | 408 m² |
| Schemes with a garage written into a lease | 42.3% | 38.2% | 28.4% |
| Schemes with a carport in a lease | 10.9% | 9.3% | 13.3% |
| Schemes with a separate exclusive-use area | 3.6% | 4.4% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 41.8% | 40.3% | 35.6% |
| Median year of earliest current title | 1988 | 1988 | 1988 |
| Two-flat schemes on 700 m² or more | 209 | 1,274 | 54,978 |
Unit titles and leasehold in Raumati Beach
Unit titles are 4% of Raumati Beach's titles, above Kapiti Coast District (3%) and well below New Zealand (8%). They belong to 10 developments, each run by a body corporate; half have 5 units or fewer.
The unit-title share is 3rd highest of 9 in Kapiti Coast District.
110 titles (4.6%) are leasehold, well above the national share (1.2%).
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 | 6 |
| More than 50 years left | 104 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 0 |
New titles in Raumati Beach since 2020
107 of Raumati 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%).
24% are unit titles, in 1 development; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 71 | 32 |
| Unit title | 26 | 26 |
| Cross-lease | 5 | 5 |
| Leasehold | 1 | 1 |
| Other | 4 | 2 |
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 Raumati Beach
The typical building in Raumati Beach stands on ground sloping 2.3° (read on an 8 m grid, so short steep banks may be understated), 3rd steepest of 9 in Kapiti Coast District.
Much of the land is low-lying: the median elevation is 6 m.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Raumati Beach
17% of Raumati Beach's titles are within 200 m of the sea or harbour edge, 45% within 500 m and 77% within 1 km. The typical title is 580 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 Raumati Beach: 2023 Census
Raumati Beach's titles fall in 4 census areas (Stats NZ statistical areas). The 2 shown below hold 99% of its titles; their figures are shown side by side and are not added together.
More workers walk or cycle to work in Raumati Beach West than across Kapiti Coast District: 6.9% against 4.4%.
Fewer households have no car in Raumati Beach West than across Kapiti Coast District: 3.8% against 5.9%.
Household incomes are higher in Raumati Beach West than across Kapiti Coast District: $105,900 against $85,200.
| Measure | Raumati Beach West 59% of titles | Raumati Beach East 40% of titles | Kapiti Coast District whole council |
|---|---|---|---|
| Usual residents | 2,934 | 2,319 | 55,914 |
| Change since 2018 | +2.4% | −2.4% | +4.2% |
| Change since 2013 | +8.3% | +8.4% | +13.9% |
| Median age | 45.6 | 47.2 | 48.8 |
| Households | 1,176 | 969 | 22,845 |
| Own or part-own their home (including family trusts) | 76.8% | 71.2% | 77.7% |
| Not owned and not in a family trust (mostly renting) | 23.0% | 28.8% | 22.3% |
| Median household income | $105,900 | $67,400 | $85,200 |
| Median weekly rent, renting households | $524 | $480 | $474 |
| Dwellings unoccupied on census night | 11.6% | 7.3% | 11.8% |
| Ages | |||
| Under 15 | 17.9% | 16.4% | 16.2% |
| 15 to 29 | 15.1% | 14.7% | 13.7% |
| 30 to 64 | 45.5% | 41.3% | 43.4% |
| 65 and over | 21.7% | 27.6% | 26.7% |
| Where people came from | |||
| Born overseas | 25.2% | 24.7% | 23.7% |
| Of those born overseas, arrived in the last 5 years | 18.0% | 15.9% | 14.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 36.6% | 41.7% | 40.8% |
| Lived overseas 5 years ago (of all residents) | 4.2% | 3.3% | 3.4% |
| Moved here in the last year (of all residents) | 15.1% | 14.8% | 15.1% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 31.2% | 28.1% | 27.8% |
| Employed full-time | 47.9% | 41.8% | 44.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 2.9% | 2.3% |
| Managers and professionals (of those employed) | 53.4% | 49.2% | 49.0% |
| Median personal income | $45,600 | $35,700 | $39,100 |
| Getting to work (of those employed) | |||
| Work from home | 25.9% | 22.2% | 23.5% |
| Car, truck or van | 57.4% | 62.1% | 62.5% |
| Bus, train or ferry | 9.0% | 8.7% | 8.8% |
| Walk or cycle | 6.9% | 5.9% | 4.4% |
| Households and families | |||
| One-person households | 23.4% | 37.1% | 28.9% |
| Average people per household | 2.5 | 2.3 | 2.3 |
| Households with no motor vehicle | 3.8% | 12.9% | 5.9% |
| Crowded households (need one or more extra bedrooms) | 2.6% | 2.5% | 3.1% |
| Couples with children (of families) | 40.3% | 38.7% | 35.3% |
| Couples without children | 45.5% | 42.2% | 49.9% |
| One-parent families | 14.2% | 18.6% | 14.8% |
| Homes | |||
| Separate (stand-alone) houses | 85.6% | 64.4% | 83.9% |
| Average bedrooms | 3.1 | 2.8 | 3 |
| Heated with a heat pump | 63.0% | 65.2% | 61.2% |
| Damp, always or sometimes | 11.4% | 11.0% | 10.8% |
| Mould over A4 size, always or sometimes | 7.8% | 9.6% | 8.2% |
Rents around Raumati Beach
New tenancies in Raumati Beach West in the April–June 2026 quarter had a median rent of $655 a week (up 10.5% on a year earlier). That is slightly above the typical suburb in Kapiti Coast District ($610), and slightly above the national median ($600); 3rd highest of 8 in Kapiti Coast District.
| April–June 2026 | Raumati Beach West 59% of titles | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $655 | $600 |
| Middle half of rents | $550–$705 | $490–$700 |
| Change in median on a year earlier | +10.5% | +0.2% |
| Bonds lodged in the quarter | 18 | 40,827 |
Schools and hospitals near Raumati Beach
LINZ maps 2 school sites inside Raumati Beach, among them Kāpiti College (Secondary (Year 9-15)) and Raumati Beach School (Full Primary).
- Kāpiti College (Secondary (Year 9-15))
- Raumati Beach School (Full Primary)
- Nearest school: Raumati Beach School (0.6 km)
- Nearest secondary school: Kāpiti College (0.8 km)
- Nearest public general hospital: Kenepuru Hospital (28.6 km)
School enrolment zones in Raumati Beach: a guide
One secondary school has a home zone covering most of Raumati Beach's titles: Kapiti College.
- Our Lady of Kapiti School (primary, Years 1–8): all or nearly all titles
- Raumati Beach School (primary, Years 1–8): all or nearly all titles
- Raumati South School (primary, Years 1–8): about 35% of titles
- Kapiti College (secondary): all or nearly all 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 Raumati Beach
94% of Raumati Beach's titles are within 400 m of a stop with a scheduled weekday service, above Kapiti Coast District as a whole (77%).
16% are that close to a frequent stop (60 or more departures that day), well above the council (9%); 3rd highest of 9 in Kapiti Coast District.
The typical title is 172 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 Raumati Beach
OpenStreetMap maps 4 places of worship inside Raumati Beach (3 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Real Life / Raumati 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%)
- Paraparaumu: 540 cross-lease titles (11.2%)
- 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 Raumati Beach
The closest match on the measures on this site is Paraparaumu 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 |
|---|---|---|---|---|---|
| Paraparaumu Beach | Kapiti Coast District | 17.5% | $600 | 44.1 | schools, distance to the coast, land per flat |
| Raumati South | Kapiti Coast District | 11.8% | $600 | 44.7 | schools, distance to the coast, elevation |
| Red Beach | Auckland | 15.9% | No data | 47.1 | schools, distance to the coast, land per flat |
| Manly | Auckland | 30.4% | $680 | 44.2 | new titles, distance to the coast, population change |
| Heretaunga | Upper Hutt City | 10.1% | $650 | 41.7 | rent, recent movers within NZ, degrees |
Questions
What is the rent in Raumati Beach?
New tenancies in Raumati Beach West (the rent area for part of Raumati Beach) had a median rent of $655 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 $705.
What schools are in Raumati Beach?
LINZ maps 2 school sites inside Raumati Beach: Kāpiti College and Raumati Beach School. The nearest secondary school to its centre is Kāpiti College (0.8 km in a straight line). The secondary-school home zone covering most of its titles is Kapiti College; check the school's own zone map for any address.