Living in Avalon, Lower Hutt City: rents, schools, census and property titles
The 2,274 live property titles in Avalon, Lower Hutt City are mostly freehold (69%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 300 (13.2%), well above the national share of 8.7%.
Avalon, Lower Hutt City cross-lease titles
- Cross-lease titles
- 300
- Share of live titles
- 13.2%
- Live titles in total
- 2,274
- Lower Hutt City share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Lower Hutt City
- 7 of 21
- Rank by share in New Zealand
- joint 249 of 644
Avalon at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Avalon is listed under Lower Hutt City.
- 2,274 live titles are recorded here, including 300 cross-lease titles (13.2%).
- 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 13.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 9.8% 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 Avalon
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,575 | 69.3% |
| Cross lease | 300 | 13.2% |
| Unit title | 222 | 9.8% |
| Leasehold | 145 | 6.4% |
| Other record types | 32 | 1.4% |
| Total | 2,274 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Avalon compares
Nationally, 8.7% of live titles are cross-lease; Avalon is about 1.5 times the national share (8.7%).
Across Lower Hutt City as a whole, the share is 10.5%; Avalon is higher than the overall Lower Hutt City share (10.5%).
How cross-leases in Avalon are set up
Fewer leases include a garage (17% of schemes, against 28% nationally).
Carports appear in fewer leases (9% of schemes, against 13% nationally).
| Scheme structure | Avalon | Lower Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 130 | 2,185 | 87,651 |
| Two-flat schemes | 77.7% | 82.9% | 76.2% |
| Three-flat schemes | 10.8% | 9.4% | 12.2% |
| Four or more flats | 11.5% | 7.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 806 m² | 791 m² | 908 m² |
| Typical land per flat | 370 m² | 364 m² | 408 m² |
| Schemes with a garage written into a lease | 16.9% | 15.7% | 28.4% |
| Schemes with a carport in a lease | 9.2% | 7.6% | 13.3% |
| Schemes with a separate exclusive-use area | 6.2% | 3.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 34.6% | 29.2% | 35.6% |
| Median year of earliest current title | 1988 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 67 | 1,124 | 54,978 |
Unit titles and leasehold in Avalon
Unit titles are 10% of Avalon's titles, well above Lower Hutt City (5%) and above New Zealand (8%). They belong to 7 developments, each run by a body corporate; 1 has 50 or more units.
145 titles (6.4%) are leasehold, well above the national share (1.2%).
2 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 | 2 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 140 |
| Term mentions renewal (including perpetually renewable) | 2 |
| Term not stated or not readable | 1 |
New titles in Avalon since 2020
303 of Avalon's current titles (13%) were first issued since 2020, above Lower Hutt City's suburbs with new-title figures taken together (10%) and slightly above New Zealand (12%).
That rate is in the highest quarter of 21 in Lower Hutt City.
21% are unit titles, in 3 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 231 | 123 |
| Unit title | 64 | 20 |
| Cross-lease | 4 | 0 |
| Leasehold | 3 | 3 |
| Other | 1 | 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 Avalon
The typical building in Avalon stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 2,315 measured buildings (100%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Avalon
Avalon is inland: the typical title is 6.4 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 Avalon: 2023 Census
About 62% of Avalon's titles are in the census area Avalon West (a Stats NZ statistical area), so these figures describe that area, not Avalon exactly.
Fewer workers walk or cycle to work in Avalon West than across Lower Hutt City: 2.1% against 4.5%.
More residents are 65 or over in Avalon West than across Lower Hutt City: 27.8% against 14.7%.
Household incomes are lower in Avalon West than across Lower Hutt City: $84,800 against $110,100.
| Measure | Avalon West | Avalon East | Lower Hutt City whole council |
|---|---|---|---|
| Usual residents | 2,778 | 2,469 | 107,562 |
| Change since 2018 | +5.7% | +0.1% | +2.9% |
| Change since 2013 | +12.5% | +5.8% | +9.5% |
| Median age | 45.9 | 36.1 | 37.5 |
| Households | 1,062 | 933 | 39,027 |
| Own or part-own their home (including family trusts) | 72.0% | 52.1% | 66.8% |
| Not owned and not in a family trust (mostly renting) | 28.0% | 47.6% | 33.2% |
| Median household income | $84,800 | $85,100 | $110,100 |
| Median weekly rent, renting households | $545 | $400 | $450 |
| Dwellings unoccupied on census night | 4.9% | 10.8% | 5.8% |
| Ages | |||
| Under 15 | 15.6% | 19.4% | 19.1% |
| 15 to 29 | 14.8% | 19.2% | 18.5% |
| 30 to 64 | 41.9% | 46.1% | 47.7% |
| 65 and over | 27.8% | 15.3% | 14.7% |
| Where people came from | |||
| Born overseas | 32.6% | 34.1% | 27.8% |
| Of those born overseas, arrived in the last 5 years | 14.8% | 20.7% | 18.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 40.9% | 40.5% | 38.6% |
| Lived overseas 5 years ago (of all residents) | 3.2% | 4.2% | 3.6% |
| Moved here in the last year (of all residents) | 16.9% | 17.4% | 16.8% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 25.0% | 28.1% | 29.2% |
| Employed full-time | 45.5% | 51.1% | 55.4% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 3.8% | 3.1% |
| Managers and professionals (of those employed) | 47.1% | 44.2% | 47.6% |
| Median personal income | $38,800 | $41,200 | $47,800 |
| Getting to work (of those employed) | |||
| Work from home | 20.1% | 15.1% | 17.5% |
| Car, truck or van | 60.9% | 59.9% | 60.8% |
| Bus, train or ferry | 16.2% | 19.7% | 16.3% |
| Walk or cycle | 2.1% | 4.6% | 4.5% |
| Households and families | |||
| One-person households | 28.2% | 28.8% | 23.1% |
| Average people per household | 2.5 | 2.6 | 2.7 |
| Households with no motor vehicle | 7.1% | 14.2% | 8.0% |
| Crowded households (need one or more extra bedrooms) | 5.5% | 8.8% | 7.1% |
| Couples with children (of families) | 41.3% | 40.3% | 44.7% |
| Couples without children | 42.9% | 36.8% | 37.5% |
| One-parent families | 15.5% | 23.4% | 17.8% |
| Homes | |||
| Separate (stand-alone) houses | 69.3% | 64.7% | 76.3% |
| Average bedrooms | 2.9 | 2.6 | 3 |
| Heated with a heat pump | 70.3% | 73.3% | 64.4% |
| Damp, always or sometimes | 14.7% | 23.0% | 21.4% |
| Mould over A4 size, always or sometimes | 11.3% | 18.7% | 15.0% |
Rents around Avalon
New tenancies in Avalon West in the April–June 2026 quarter had a median rent of $693 a week (up 3.0% on a year earlier). That is slightly above the typical suburb in Lower Hutt City ($600), and slightly above the national median ($600); the highest of 16 in Lower Hutt City.
| April–June 2026 | Avalon West | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $693 | $600 |
| Middle half of rents | $573–$739 | $490–$700 |
| Change in median on a year earlier | +3.0% | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
Schools and hospitals near Avalon
LINZ maps 5 school sites inside Avalon, among them Avalon Intermediate (Intermediate) and Avalon School (Contributing).
- Avalon Intermediate (Intermediate)
- Avalon School (Contributing)
- Kimi Ora School (Specialist School)
- Naenae College (Secondary (Year 9-15))
- Naenae Intermediate (Intermediate)
- Nearest school: Avalon School (0.4 km)
- Nearest secondary school: Naenae College (0.6 km)
- Nearest public general hospital: Hutt Hospital (2.0 km)
School enrolment zones in Avalon: a guide
Three secondary schools have a home zone covering most of Avalon's titles: Hutt International Boys School, St Oran's College and Naenae College.
- Belmont School (Lower Hutt) (primary, Years 1–6): about 10% of titles
- Avalon Intermediate (intermediate, Years 7–8): about 65% of titles
- Naenae Intermediate (intermediate, Years 7–8): about 50% of titles
- Hutt International Boys School (secondary): all or nearly all titles
- St Oran's College (secondary): all or nearly all titles
- Naenae College (secondary): about 95% 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 Avalon
100% of Avalon's titles are within 400 m of a stop with a scheduled weekday service, slightly above Lower Hutt City as a whole (93%).
54% are that close to a frequent stop (60 or more departures that day), above the council (43%).
72% are within 800 m of a train station or ferry wharf.
The typical title is 156 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 Avalon
OpenStreetMap maps 2 places of worship inside Avalon (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Holy Trinity, under 1 km away
- Hindu: unnamed, 1.0 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 3.8 km away
- Muslim: Lower Hutt Islamic Centre, 1.4 km away
- Sikh: Wellington Gurudwara Sahib, under 1 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Lower Hutt City with many cross-leases
- Stokes Valley: 492 cross-lease titles (12.5%)
- Waterloo: 426 cross-lease titles (21.3%)
- Wainuiomata: 406 cross-lease titles (5.3%)
- Waiwhetū: 362 cross-lease titles (20.3%)
- Hutt Central: 343 cross-lease titles (15.1%)
- Woburn: 334 cross-lease titles (23.5%)
- Naenae: 333 cross-lease titles (9.6%)
- Petone: 247 cross-lease titles (6.3%)
All suburbs in Lower Hutt City
Suburbs like Avalon
The closest match on the measures on this site is Boulcott in Lower Hutt City, nearest on unit-title share, slope, near a stop. 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 |
|---|---|---|---|---|---|
| Boulcott | Lower Hutt City | 14.6% | $635 | 41.1 | unit-title share, slope, near a stop |
| Heretaunga | Upper Hutt City | 10.1% | $650 | 41.7 | slope, commuting by public transport, land per flat |
| Epuni | Lower Hutt City | 12.5% | No data | 38.9 | population change, slope, working from home |
| Waiwhetū | Lower Hutt City | 20.3% | $600 | 36.6 | population change, slope, born overseas |
| Elderslea | Upper Hutt City | 10.5% | $650 | 41 | slope, heat pumps, land per flat |
Questions
What is the rent in Avalon, Lower Hutt City?
New tenancies in Avalon West (the rent area for part of Avalon) had a median rent of $693 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 $573 to $739.
What schools are in Avalon, Lower Hutt City?
LINZ maps 5 school sites inside Avalon, including Avalon Intermediate, Avalon School and Kimi Ora School. The nearest secondary school to its centre is Naenae College (0.6 km in a straight line). Secondary-school home zones covering most of its titles are Hutt International Boys School, St Oran's College and Naenae College; check the school's own zone map for any address.