Living in Korokoro: schools, census and property titles
The 705 live property titles in Korokoro, Lower Hutt City are almost all freehold (87%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 40 (5.7%), well below the national share of 8.7%.
- Cross-lease titles
- 40
- Share of live titles
- 5.7%
- Live titles in total
- 705
- Lower Hutt City share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Lower Hutt City
- 20 of 21
- Rank by share in New Zealand
- joint 459 of 644
Korokoro at a glance
Where Korokoro differs most from suburbs across New Zealand: median slope under buildings (higher than 97% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Korokoro is listed under Lower Hutt City.
- 705 live titles are recorded here, including 40 cross-lease titles (5.7%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 5.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 5.0% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Korokoro
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 615 | 87.2% |
| Cross lease | 40 | 5.7% |
| Unit title | 35 | 5.0% |
| Leasehold | 0 | 0.0% |
| Other record types | 15 | 2.1% |
| Total | 705 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Korokoro compares
Nationally, 8.7% of live titles are cross-lease; Korokoro is well below the national share (8.7%).
Across Lower Hutt City as a whole, the share is 10.5%; Korokoro is well below the overall Lower Hutt City share (10.5%).
Its cross-lease share is 2nd lowest of 21 in Lower Hutt City (among suburbs with an indexed page on this site).
How cross-leases in Korokoro are set up
Fewer leases include a garage (5% of schemes, against 28% nationally).
Carports appear in fewer leases (5% of schemes, against 13% nationally).
Three-flat schemes are less common here (5%, against 12% nationally).
| Scheme structure | Korokoro | Lower Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 19 | 2,185 | 87,651 |
| Two-flat schemes | 84.2% | 82.9% | 76.2% |
| Three-flat schemes | 5.3% | 9.4% | 12.2% |
| Four or more flats | 10.5% | 7.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,138 m² | 791 m² | 908 m² |
| Typical land per flat | 508 m² | 364 m² | 408 m² |
| Schemes with a garage written into a lease | 5.3% | 15.7% | 28.4% |
| Schemes with a carport in a lease | 5.3% | 7.6% | 13.3% |
| Schemes with a separate exclusive-use area | 5.3% | 3.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 31.6% | 29.2% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 14 | 1,124 | 54,978 |
Unit titles and leasehold in Korokoro
Unit titles are 5% of Korokoro's titles, close to Lower Hutt City (5%) and well below New Zealand (8%). They belong to 6 developments, each run by a body corporate; half have 5 units or fewer.
New titles in Korokoro since 2020
21 of Korokoro's current titles (3%) were first issued since 2020, well below Lower Hutt City's suburbs with new-title figures taken together (10%) and well below New Zealand (12%).
That rate is in the lowest quarter of 21 in Lower Hutt City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 21 | 12 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 0 | 0 |
| 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 Korokoro
The typical building in Korokoro stands on ground sloping 11.1° (read on an 8 m grid, so short steep banks may be understated), the steepest of 21 in Lower Hutt City.
About 32% of its 798 measured buildings stand on ground of 15° or more.
The land rises from about 0 m to 246 m, and 69% of all of it, including reserves and gullies, is 15° or steeper.
Little of the sloping land faces north: 13%, where about a quarter would if slopes faced every way equally.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Korokoro
1% of Korokoro's titles are within 200 m of the sea or harbour edge, 12% within 500 m and 39% within 1 km. The typical title is 1.2 km 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 Korokoro: 2023 Census
About 88% of Korokoro's titles are in the census area Korokoro (a Stats NZ statistical area), so these figures describe that area, not Korokoro exactly.
Fewer households have no car in Korokoro than across Lower Hutt City: 1.7% against 8.0%.
More adults hold a degree in Korokoro than across Lower Hutt City: 42.9% against 29.2%.
More workers work from home in Korokoro than across Lower Hutt City: 24.0% against 17.5%.
| Measure | Korokoro | Petone Central | Lower Hutt City whole council |
|---|---|---|---|
| Usual residents | 1,515 | 1,182 | 107,562 |
| Change since 2018 | +2.2% | +23.9% | +2.9% |
| Change since 2013 | +14.0% | +30.0% | +9.5% |
| Median age | 39 | 33.8 | 37.5 |
| Households | 543 | 510 | 39,027 |
| Own or part-own their home (including family trusts) | 82.3% | 39.8% | 66.8% |
| Not owned and not in a family trust (mostly renting) | 17.1% | 59.6% | 33.2% |
| Median household income | $148,500 | $113,700 | $110,100 |
| Median weekly rent, renting households | $550 | $530 | $450 |
| Dwellings unoccupied on census night | 6.2% | 8.3% | 5.8% |
| Ages | |||
| Under 15 | 21.8% | 13.5% | 19.1% |
| 15 to 29 | 14.3% | 25.9% | 18.5% |
| 30 to 64 | 52.5% | 52.0% | 47.7% |
| 65 and over | 11.5% | 8.4% | 14.7% |
| Where people came from | |||
| Born overseas | 24.7% | 30.2% | 27.8% |
| Of those born overseas, arrived in the last 5 years | 22.6% | 29.7% | 18.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 31.5% | 57.3% | 38.6% |
| Lived overseas 5 years ago (of all residents) | 4.6% | 6.3% | 3.6% |
| Moved here in the last year (of all residents) | 12.9% | 37.4% | 16.8% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 42.9% | 40.7% | 29.2% |
| Employed full-time | 62.3% | 66.5% | 55.4% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.5% | 3.8% | 3.1% |
| Managers and professionals (of those employed) | 59.7% | 54.6% | 47.6% |
| Median personal income | $64,000 | $57,000 | $47,800 |
| Getting to work (of those employed) | |||
| Work from home | 24.0% | 16.5% | 17.5% |
| Car, truck or van | 49.7% | 46.2% | 60.8% |
| Bus, train or ferry | 19.2% | 22.3% | 16.3% |
| Walk or cycle | 5.2% | 13.1% | 4.5% |
| Households and families | |||
| One-person households | 16.9% | 32.1% | 23.1% |
| Average people per household | 2.8 | 2.3 | 2.7 |
| Households with no motor vehicle | 1.7% | 16.8% | 8.0% |
| Crowded households (need one or more extra bedrooms) | 2.8% | 9.2% | 7.1% |
| Couples with children (of families) | 52.4% | 31.5% | 44.7% |
| Couples without children | 36.6% | 52.2% | 37.5% |
| One-parent families | 11.0% | 17.4% | 17.8% |
| Homes | |||
| Separate (stand-alone) houses | 88.4% | 46.2% | 76.3% |
| Average bedrooms | 3.3 | 2.4 | 3 |
| Heated with a heat pump | 56.3% | 53.0% | 64.4% |
| Damp, always or sometimes | 23.3% | 18.4% | 21.4% |
| Mould over A4 size, always or sometimes | 16.7% | 12.1% | 15.0% |
Schools and hospitals near Korokoro
One school site lies inside Korokoro: Korokoro School (Full Primary).
- Korokoro School (Full Primary)
- Nearest school: Korokoro School (0.3 km)
- Nearest secondary school: Te Ara Whanui Kura Kaupapa Māori o ngā Kōhanga Reo o Te Awa Kairangi (1.5 km)
- Nearest public general hospital: Hutt Hospital (4.7 km)
School enrolment zones in Korokoro: a guide
Three secondary schools have a home zone covering most of Korokoro's titles: Hutt International Boys School, Hutt Valley High School and St Oran's College.
- Sacred Heart School (Petone) (primary, Years 1–8): all or nearly all titles
- Korokoro School (primary, Years 1–8): all or nearly all titles
- Hutt International Boys School (secondary): all or nearly all titles
- Hutt Valley High School (secondary): all or nearly all titles
- St Oran's 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 Korokoro
92% of Korokoro's titles are within 400 m of a stop with a scheduled weekday service, close to Lower Hutt City as a whole (93%).
12% are that close to a frequent stop (60 or more departures that day), well below the council (43%).
59% are within 800 m of a train station or ferry wharf.
The typical title is 146 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 Korokoro
OpenStreetMap maps 1 place of worship inside Korokoro (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Arise Church, under 1 km away
- Hindu: Kurinji Kumaran Temple, 4.1 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 10.0 km away
- Muslim: Masjid Al-Ameen, 3.7 km away
- Sikh: Wellington Gurudwara Sahib, 6.6 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 Korokoro
The closest match on the measures on this site is Pinehaven in Upper Hutt City, nearest on schools, born overseas, recent movers within NZ. 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 |
|---|---|---|---|---|---|
| Pinehaven | Upper Hutt City | 4.8% | $590 | 40.2 | schools, born overseas, recent movers within NZ |
| Normandale | Lower Hutt City | 6.3% | $570 | 39.6 | schools, population change, cross-lease share |
| Kelson | Lower Hutt City | 7.8% | $660 | 36.8 | population change, recent movers within NZ, schools |
| Maungaraki | Lower Hutt City | 13.1% | $600 | 38.4 | schools, near a stop, distance to a hospital |
| Papakōwhai | Porirua City | 8.1% | No data | 40 | schools, stand-alone houses, born overseas |
Questions
What schools are in Korokoro?
LINZ maps 1 school site inside Korokoro: Korokoro School. The nearest secondary school to its centre is Te Ara Whanui Kura Kaupapa Māori o ngā Kōhanga Reo o Te Awa Kairangi (1.5 km in a straight line). Secondary-school home zones covering most of its titles are Hutt International Boys School, Hutt Valley High School and St Oran's College; check the school's own zone map for any address.