Suburbs in Lower Hutt City: rents, census and property titles
LINZ recorded 45,703 live titles in Lower Hutt City on 30 September 2026: 82% freehold, then cross-lease at 10.5%. Its 4,799 cross-lease titles (10.5%) are above the national share of 8.7% (in the highest quarter of 54 in New Zealand, among councils with at least 100 cross-lease titles).
Lower Hutt City cross-lease titles
- Cross-lease titles
- 4,799
- Share of live titles
- 10.5%
- Live titles in total
- 45,703
- New Zealand share
- 8.7%
- Suburbs with 30+ cross-lease titles
- 21
Title mix in Lower Hutt City
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 37,262 | 81.5% |
| Cross lease | 4,799 | 10.5% |
| Unit title | 2,438 | 5.3% |
| Leasehold | 758 | 1.7% |
| Other record types | 446 | 1.0% |
| Total | 45,703 | 100% |
Counts are titles, not homes. Sources and limits
How cross-leases in Lower Hutt City are set up
Fewer leases include a garage (16% of schemes, against 28% nationally).
Carports appear in fewer leases (8% of schemes, against 13% nationally).
Fewer schemes have four or more flats on one section (8%, against 11% nationally), up to 30.
| Scheme structure | Lower Hutt City | New Zealand |
|---|---|---|
| Cross-lease schemes (shared sections) | 2,185 | 87,651 |
| Two-flat schemes | 82.9% | 76.2% |
| Three-flat schemes | 9.4% | 12.2% |
| Four or more flats | 7.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 791 m² | 908 m² |
| Typical land per flat | 364 m² | 408 m² |
| Schemes with a garage written into a lease | 15.7% | 28.4% |
| Schemes with a carport in a lease | 7.6% | 13.3% |
| Schemes with a separate exclusive-use area | 3.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 29.2% | 35.6% |
| Median year of earliest current title | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 1,124 | 54,978 |
Among suburbs with at least 300 live and 30 cross-lease titles, the highest cross-lease shares in Lower Hutt City are in Woburn (23.5%), Waterloo (21.3%), Waiwhetū (20.3%), Hutt Central (15.1%), Fairfield (14.7%).
Suburbs in Lower Hutt City by cross-lease share
| Suburb | Cross-lease titles | Live titles | Share |
|---|---|---|---|
| Woburn | 334 | 1,423 | 23.5% |
| Waterloo | 426 | 1,997 | 21.3% |
| Waiwhetū | 362 | 1,785 | 20.3% |
| Hutt Central | 343 | 2,266 | 15.1% |
| Fairfield | 170 | 1,155 | 14.7% |
| Boulcott | 193 | 1,324 | 14.6% |
| Avalon | 300 | 2,274 | 13.2% |
| Maungaraki | 189 | 1,446 | 13.1% |
| Epuni | 141 | 1,128 | 12.5% |
| Stokes Valley | 492 | 3,941 | 12.5% |
| Moera | 75 | 695 | 10.8% |
| Alicetown | 103 | 997 | 10.3% |
| Naenae | 333 | 3,481 | 9.6% |
| Taitā | 225 | 2,391 | 9.4% |
| Kelson | 95 | 1,215 | 7.8% |
| Petone | 247 | 3,890 | 6.3% |
| Normandale | 49 | 778 | 6.3% |
| Eastbourne | 74 | 1,248 | 5.9% |
| Belmont | 65 | 1,125 | 5.8% |
| Korokoro | 40 | 705 | 5.7% |
| Wainuiomata | 406 | 7,664 | 5.3% |
Suburbs that straddle two councils are counted under the first council LINZ lists, so this page can differ slightly from a strict council-boundary count.
Lower Hutt City at a glance
10% of titles in Lower Hutt City's suburbs were first issued since 2020, slightly below New Zealand (12%). 93% of titles are within 400 m of a public transport stop with a scheduled weekday service, and 43% within 400 m of a frequent one. 13% of titles are within 1 km of the sea or harbour edge. The wider district is a little drier than the national average for homes (900 mm of rain a year, against 1,000 mm) and close to it (12.7°C, against 13.5°C), on NASA POWER's ~50 km grid.
| Suburb | Cross-lease share of titles | Median weekly rent, new tenancies | Titles first issued since 2020 | Median age | Homes with a heat pump | Median slope under buildings | Titles within 400 m of a public transport stop | Typical distance to the coast |
|---|---|---|---|---|---|---|---|---|
| Woburn | 23.5% | $450 | 4.6% | 43.2 | 58.8% | 0.7° | 90.7% | 2.3 km |
| Waterloo | 21.3% | $660 | 11.4% | 40.5 | 64.3% | 0.7° | 97.1% | 3.3 km |
| Waiwhetū | 20.3% | $600 | 11.7% | 36.6 | 68.0% | 0.7° | 96.2% | 2.1 km |
| Hutt Central | 15.1% | $500 | 11.2% | 36.2 | 47.5% | 0.7° | 98.1% | 3.3 km |
| Fairfield | 14.7% | $600 | 14.2% | 36.4 | 66.7% | 0.9° | 90.6% | 4.4 km |
| Boulcott | 14.6% | $635 | 8.4% | 41.1 | 64.1% | 0.7° | 99.2% | 4.6 km |
| Avalon | 13.2% | $693 | 13.3% | 45.9 | 70.3% | 0.7° | 100.0% | 6.4 km |
| Maungaraki | 13.1% | $600 | 1.0% | 38.4 | 65.9% | 8° | 91.8% | 2.4 km |
| Epuni | 12.5% | No data | 10.5% | 38.9 | 69.2% | 0.7° | 99.5% | 4.5 km |
| Stokes Valley | 12.5% | $620 | 8.3% | 36.6 | 66.1% | 4.2° | 92.6% | 9.2 km |
| Moera | 10.8% | No data | 9.5% | 35.8 | 65.3% | 0.7° | 99.7% | 1.2 km |
| Alicetown | 10.3% | $530 | 2.8% | 36.9 | 57.2% | 0.7° | 98.7% | 1.7 km |
| Naenae | 9.6% | $570 | 10.0% | 34.5 | 71.5% | 1.2° | 89.8% | 6.1 km |
| Taitā | 9.4% | $560 | 17.9% | 33.7 | 73.4% | 0.8° | 99.8% | 8.2 km |
| Kelson | 7.8% | $660 | 8.5% | 36.8 | 68.3% | 7.3° | 88.6% | 7.3 km |
| Petone | 6.3% | $575 | 12.7% | 42.3 | 58.9% | 0.7° | 98.8% | 0.5 km |
| Normandale | 6.3% | $570 | 7.8% | 39.6 | 64.0% | 9.7° | 90.2% | 3.1 km |
| Eastbourne | 5.9% | No data | 2.4% | 46.5 | 52.4% | 1.6° | 98.5% | 0.2 km |
| Belmont | 5.8% | No data | 3.6% | 40.3 | 60.7% | 7.4° | 71.3% | 5.3 km |
| Korokoro | 5.7% | No data | 3.0% | 39 | 56.3% | 11.1° | 92.1% | 1.2 km |
| Wainuiomata | 5.3% | $630 | 13.5% | 33.2 | 68.4% | 1.6° | 87.0% | 3.3 km |
New titles by year in Lower Hutt City
2025 brought 515 titles still live, fewer than the 5-year average before it (775), against a peak of 1,100 in 2022.
| Year issued | All new titles | Freehold | Unit titles | Cross-lease | Leasehold | Other |
|---|---|---|---|---|---|---|
| 2020 | 555 | 418 | 112 | 13 | 5 | 7 |
| 2021 | 575 | 554 | 11 | 7 | 1 | 2 |
| 2022 | 1,100 | 950 | 137 | 4 | 4 | 5 |
| 2023 | 983 | 862 | 101 | 6 | 2 | 12 |
| 2024 | 662 | 535 | 89 | 16 | 17 | 5 |
| 2025 | 515 | 437 | 62 | 8 | 3 | 5 |
| 2026 (Jan–Sep) | 273 | 264 | 0 | 5 | 2 | 2 |
Cross-lease titles in Lower Hutt City, by suburb
Unit titles in Lower Hutt City, by suburb
Leasehold titles in Lower Hutt City, by suburb
Lower Hutt City at the 2023 Census
| Measure | Lower Hutt City 2023 Census |
|---|---|
| Usual residents | 107,562 |
| Change since 2018 | +2.9% |
| Change since 2013 | +9.5% |
| Median age | 37.5 |
| Households | 39,027 |
| Own or part-own their home (including family trusts) | 66.8% |
| Not owned and not in a family trust (mostly renting) | 33.2% |
| Median household income | $110,100 |
| Median weekly rent, renting households | $450 |
| Dwellings unoccupied on census night | 5.8% |
| Ages | |
| Under 15 | 19.1% |
| 15 to 29 | 18.5% |
| 30 to 64 | 47.7% |
| 65 and over | 14.7% |
| Where people came from | |
| Born overseas | 27.8% |
| Of those born overseas, arrived in the last 5 years | 18.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 38.6% |
| Lived overseas 5 years ago (of all residents) | 3.6% |
| Moved here in the last year (of all residents) | 16.8% |
| Work and study (people 15 and over) | |
| Bachelor degree or higher | 29.2% |
| Employed full-time | 55.4% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.1% |
| Managers and professionals (of those employed) | 47.6% |
| Median personal income | $47,800 |
| Getting to work (of those employed) | |
| Work from home | 17.5% |
| Car, truck or van | 60.8% |
| Bus, train or ferry | 16.3% |
| Walk or cycle | 4.5% |
| Households and families | |
| One-person households | 23.1% |
| Average people per household | 2.7 |
| Households with no motor vehicle | 8.0% |
| Crowded households (need one or more extra bedrooms) | 7.1% |
| Couples with children (of families) | 44.7% |
| Couples without children | 37.5% |
| One-parent families | 17.8% |
| Homes | |
| Separate (stand-alone) houses | 76.3% |
| Average bedrooms | 3 |
| Heated with a heat pump | 64.4% |
| Damp, always or sometimes | 21.4% |
| Mould over A4 size, always or sometimes | 15.0% |