Living in Epuni: schools, census and property titles
The 1,128 live property titles in Epuni, Lower Hutt City are almost all freehold (81%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 141 (12.5%), above the national share of 8.7%.
- Cross-lease titles
- 141
- Share of live titles
- 12.5%
- Live titles in total
- 1,128
- Lower Hutt City share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Lower Hutt City
- joint 9 of 21
- Rank by share in New Zealand
- joint 264 of 644
Epuni at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Epuni is listed under Lower Hutt City.
- 1,128 live titles are recorded here, including 141 cross-lease titles (12.5%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 12.5% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 3.5% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Epuni
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 919 | 81.5% |
| Cross lease | 141 | 12.5% |
| Unit title | 39 | 3.5% |
| Leasehold | 24 | 2.1% |
| Other record types | 5 | 0.4% |
| Total | 1,128 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Epuni compares
Nationally, 8.7% of live titles are cross-lease; Epuni is higher than the national share (8.7%).
Across Lower Hutt City as a whole, the share is 10.5%; Epuni is slightly higher than the overall Lower Hutt City share (10.5%).
How cross-leases in Epuni are set up
Carports appear in fewer leases (3% of schemes, against 13% nationally).
Fewer schemes have four or more flats on one section (3%, against 11% nationally), up to 8.
Separate exclusive-use areas are less common (3% of schemes, against 5% nationally).
| Scheme structure | Epuni | Lower Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 63 | 2,185 | 87,651 |
| Two-flat schemes | 87.3% | 82.9% | 76.2% |
| Three-flat schemes | 9.5% | 9.4% | 12.2% |
| Four or more flats | 3.2% | 7.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 736 m² | 791 m² | 908 m² |
| Typical land per flat | 350 m² | 364 m² | 408 m² |
| Schemes with a garage written into a lease | 19.0% | 15.7% | 28.4% |
| Schemes with a carport in a lease | 3.2% | 7.6% | 13.3% |
| Schemes with a separate exclusive-use area | 3.2% | 3.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 28.6% | 29.2% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 29 | 1,124 | 54,978 |
Unit titles and leasehold in Epuni
Unit titles are 3% of Epuni's titles, well below Lower Hutt City (5%) and well below New Zealand (8%). They belong to 5 developments, each run by a body corporate; half have 2 units or fewer.
24 titles (2.1%) are leasehold.
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 | 0 |
| More than 50 years left | 23 |
| Term mentions renewal (including perpetually renewable) | 1 |
| Term not stated or not readable | 0 |
New titles in Epuni since 2020
119 of Epuni's current titles (11%) were first issued since 2020, slightly above Lower Hutt City's suburbs with new-title figures taken together (10%) and slightly below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 109 | 34 |
| Unit title | 0 | 0 |
| Cross-lease | 9 | 9 |
| Leasehold | 1 | 1 |
| Other | 0 | 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 Epuni
The typical building in Epuni stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 1,394 measured buildings (100%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Epuni
Epuni is inland: the typical title is 4.5 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 Epuni: 2023 Census
About 79% of Epuni's titles are in the census area Epuni West (a Stats NZ statistical area), so these figures describe that area, not Epuni exactly.
More workers walk or cycle to work in Epuni West than across Lower Hutt City: 9.4% against 4.5%.
More households have no car in Epuni West than across Lower Hutt City: 12.4% against 8.0%.
More residents were born overseas in Epuni West than across Lower Hutt City: 36.7% against 27.8%.
| Measure | Epuni West | Avalon East | Lower Hutt City whole council |
|---|---|---|---|
| Usual residents | 3,267 | 2,469 | 107,562 |
| Change since 2018 | +5.7% | +0.1% | +2.9% |
| Change since 2013 | +8.4% | +5.8% | +9.5% |
| Median age | 38.9 | 36.1 | 37.5 |
| Households | 1,254 | 933 | 39,027 |
| Own or part-own their home (including family trusts) | 57.7% | 52.1% | 66.8% |
| Not owned and not in a family trust (mostly renting) | 42.3% | 47.6% | 33.2% |
| Median household income | $95,700 | $85,100 | $110,100 |
| Median weekly rent, renting households | $450 | $400 | $450 |
| Dwellings unoccupied on census night | 4.7% | 10.8% | 5.8% |
| Ages | |||
| Under 15 | 17.7% | 19.4% | 19.1% |
| 15 to 29 | 16.2% | 19.2% | 18.5% |
| 30 to 64 | 47.8% | 46.1% | 47.7% |
| 65 and over | 18.4% | 15.3% | 14.7% |
| Where people came from | |||
| Born overseas | 36.7% | 34.1% | 27.8% |
| Of those born overseas, arrived in the last 5 years | 26.1% | 20.7% | 18.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 40.3% | 40.5% | 38.6% |
| Lived overseas 5 years ago (of all residents) | 5.8% | 4.2% | 3.6% |
| Moved here in the last year (of all residents) | 20.3% | 17.4% | 16.8% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 34.3% | 28.1% | 29.2% |
| Employed full-time | 51.2% | 51.1% | 55.4% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.5% | 3.8% | 3.1% |
| Managers and professionals (of those employed) | 50.9% | 44.2% | 47.6% |
| Median personal income | $44,000 | $41,200 | $47,800 |
| Getting to work (of those employed) | |||
| Work from home | 20.0% | 15.1% | 17.5% |
| Car, truck or van | 50.0% | 59.9% | 60.8% |
| Bus, train or ferry | 20.2% | 19.7% | 16.3% |
| Walk or cycle | 9.4% | 4.6% | 4.5% |
| Households and families | |||
| One-person households | 27.0% | 28.8% | 23.1% |
| Average people per household | 2.5 | 2.6 | 2.7 |
| Households with no motor vehicle | 12.4% | 14.2% | 8.0% |
| Crowded households (need one or more extra bedrooms) | 6.7% | 8.8% | 7.1% |
| Couples with children (of families) | 44.4% | 40.3% | 44.7% |
| Couples without children | 39.2% | 36.8% | 37.5% |
| One-parent families | 16.4% | 23.4% | 17.8% |
| Homes | |||
| Separate (stand-alone) houses | 63.7% | 64.7% | 76.3% |
| Average bedrooms | 2.7 | 2.6 | 3 |
| Heated with a heat pump | 69.2% | 73.3% | 64.4% |
| Damp, always or sometimes | 19.2% | 23.0% | 21.4% |
| Mould over A4 size, always or sometimes | 13.8% | 18.7% | 15.0% |
Schools and hospitals near Epuni
One school site lies inside Epuni: Dyer Street School (Contributing).
- Dyer Street School (Contributing)
- Nearest school: Te Puni School - Te kura o Te Puni (0.5 km)
- Nearest secondary school: St Oran's College (1.1 km)
- Nearest public general hospital: Hutt Hospital (0.5 km)
School enrolment zones in Epuni: a guide
Three secondary schools have a home zone covering most of Epuni's titles: Hutt International Boys School, St Oran's College and Naenae College.
- Eastern Hutt School (primary, Years 1–6): about 25% of titles
- Boulcott School (primary, Years 1–6): about 25% of titles
- Epuni School (primary, Years 1–6): about 5% of titles
- Hutt Intermediate (intermediate, Years 7–8): about 50% 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 75% of titles
- Hutt Valley High School (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 Epuni
100% of Epuni's titles are within 400 m of a stop with a scheduled weekday service, slightly above Lower Hutt City as a whole (93%).
92% are that close to a frequent stop (60 or more departures that day), well above the council (43%); in the highest quarter of 21 in Lower Hutt City.
91% are within 800 m of a train station or ferry wharf.
The typical title is 164 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 Epuni
OpenStreetMap maps 5 places of worship inside Epuni (5 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Congregational Christian Church in Samoa, under 1 km away
- Hindu: unnamed, 1.0 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 4.8 km away
- Muslim: Lower Hutt Islamic Centre, 3.0 km away
- Sikh: Wellington Gurudwara Sahib, 1.4 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%)
- Avalon: 300 cross-lease titles (13.2%)
All suburbs in Lower Hutt City
Suburbs like Epuni
The closest match on the measures on this site is Waiwhetū in Lower Hutt City, nearest on population change, slope, home ownership. 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 |
|---|---|---|---|---|---|
| Waiwhetū | Lower Hutt City | 20.3% | $600 | 36.6 | population change, slope, home ownership |
| Boulcott | Lower Hutt City | 14.6% | $635 | 41.1 | slope, distance to the coast, distance to a hospital |
| Fairfield, Lower Hutt City | Lower Hutt City | 14.7% | $600 | 36.4 | schools, distance to the coast, population change |
| Waterloo | Lower Hutt City | 21.3% | $660 | 40.5 | slope, schools, elevation |
| Miramar | Wellington City | 8.8% | $720 | 38.9 | median age, near a stop, elevation |
Questions
What schools are in Epuni?
LINZ maps 1 school site inside Epuni: Dyer Street School. The nearest secondary school to its centre is St Oran's College (1.1 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.