Living in Normandale: rents, schools, census and property titles
The 778 live property titles in Normandale, Lower Hutt City are almost all freehold (93%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 49 (6.3%), below the national share of 8.7%.
- Cross-lease titles
- 49
- Share of live titles
- 6.3%
- Live titles in total
- 778
- Lower Hutt City share
- 10.5%
- New Zealand share
- 8.7%
- Rank by share in Lower Hutt City
- joint 16 of 21
- Rank by share in New Zealand
- joint 433 of 644
Normandale at a glance
Where Normandale differs most from suburbs across New Zealand: median slope under buildings (higher than 96% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Normandale is listed under Lower Hutt City.
- 778 live titles are recorded here, including 49 cross-lease titles (6.3%).
- 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 6.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.3% 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 Normandale
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 724 | 93.1% |
| Cross lease | 49 | 6.3% |
| Unit title | 2 | 0.3% |
| Leasehold | 1 | 0.1% |
| Other record types | 2 | 0.3% |
| Total | 778 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Normandale compares
Nationally, 8.7% of live titles are cross-lease; Normandale is lower than the national share (8.7%).
Across Lower Hutt City as a whole, the share is 10.5%; Normandale is well below the overall Lower Hutt City share (10.5%).
How cross-leases in Normandale are set up
Fewer leases include a garage (8% of schemes, against 28% nationally).
Separate exclusive-use areas are more common (12% of schemes, against 5% nationally).
Two-flat schemes are more common here (100% of schemes, against 76% nationally).
| Scheme structure | Normandale | Lower Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 26 | 2,185 | 87,651 |
| Two-flat schemes | 100.0% | 82.9% | 76.2% |
| Three-flat schemes | 0.0% | 9.4% | 12.2% |
| Four or more flats | 0.0% | 7.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 829 m² | 791 m² | 908 m² |
| Typical land per flat | 414 m² | 364 m² | 408 m² |
| Schemes with a garage written into a lease | 7.7% | 15.7% | 28.4% |
| Schemes with a carport in a lease | 11.5% | 7.6% | 13.3% |
| Schemes with a separate exclusive-use area | 11.5% | 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 | 1985 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 22 | 1,124 | 54,978 |
New titles in Normandale since 2020
61 of Normandale's current titles (8%) were first issued since 2020, below Lower Hutt City's suburbs with new-title figures taken together (10%) and well below New Zealand (12%).
Most came recently: 50 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 59 | 48 |
| Unit title | 0 | 0 |
| Cross-lease | 2 | 2 |
| 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 Normandale
The typical building in Normandale stands on ground sloping 9.7° (read on an 8 m grid, so short steep banks may be understated), 2nd steepest of 21 in Lower Hutt City.
About 22% of its 1,029 measured buildings stand on ground of 15° or more.
The land rises from about 7 m to 442 m, and 78% of all of it, including reserves and gullies, is 15° or steeper.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Normandale
Normandale is inland: the typical title is 3.1 km from the sea or harbour edge, and none is 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 Normandale: 2023 Census
About 75% of Normandale's titles are in the census area Normandale (a Stats NZ statistical area), so these figures describe that area, not Normandale exactly.
Fewer households have no car in Normandale than across Lower Hutt City: 2.5% against 8.0%.
Fewer people live alone in Normandale than across Lower Hutt City: 14.9% against 23.1%.
More adults hold a degree in Normandale than across Lower Hutt City: 39.2% against 29.2%.
| Measure | Normandale | Maungaraki | Belmont Park | Lower Hutt City whole council |
|---|---|---|---|---|
| Usual residents | 2,082 | 4,005 | 342 | 107,562 |
| Change since 2018 | +3.6% | +0.5% | +2.7% | +2.9% |
| Change since 2013 | +7.4% | +6.0% | +1.8% | +9.5% |
| Median age | 39.6 | 38.4 | 44.4 | 37.5 |
| Households | 741 | 1,389 | 126 | 39,027 |
| Own or part-own their home (including family trusts) | 83.4% | 77.1% | 88.1% | 66.8% |
| Not owned and not in a family trust (mostly renting) | 16.2% | 22.9% | 11.9% | 33.2% |
| Median household income | $142,300 | $141,700 | $166,700 | $110,100 |
| Median weekly rent, renting households | $600 | $570 | $260 | $450 |
| Dwellings unoccupied on census night | 4.6% | 5.7% | 4.3% | 5.8% |
| Ages | ||||
| Under 15 | 20.3% | 19.6% | 21.1% | 19.1% |
| 15 to 29 | 15.4% | 17.4% | 12.3% | 18.5% |
| 30 to 64 | 52.2% | 49.6% | 53.5% | 47.7% |
| 65 and over | 12.0% | 13.5% | 14.0% | 14.7% |
| Where people came from | ||||
| Born overseas | 26.6% | 32.0% | 21.2% | 27.8% |
| Of those born overseas, arrived in the last 5 years | 18.6% | 15.0% | 20.8% | 18.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 33.0% | 32.8% | 28.3% | 38.6% |
| Lived overseas 5 years ago (of all residents) | 3.6% | 3.5% | 3.5% | 3.6% |
| Moved here in the last year (of all residents) | 14.3% | 14.4% | 8.8% | 16.8% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 39.2% | 37.7% | 42.2% | 29.2% |
| Employed full-time | 61.7% | 60.1% | 55.6% | 55.4% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 1.7% | 3.3% | 3.1% |
| Managers and professionals (of those employed) | 57.5% | 54.6% | 61.5% | 47.6% |
| Median personal income | $61,000 | $59,100 | $59,900 | $47,800 |
| Getting to work (of those employed) | ||||
| Work from home | 20.0% | 22.3% | 26.2% | 17.5% |
| Car, truck or van | 62.3% | 58.4% | 60.0% | 60.8% |
| Bus, train or ferry | 13.8% | 15.7% | 10.8% | 16.3% |
| Walk or cycle | 2.6% | 2.7% | 1.5% | 4.5% |
| Households and families | ||||
| One-person households | 14.9% | 15.9% | 15.4% | 23.1% |
| Average people per household | 2.8 | 2.8 | 2.9 | 2.7 |
| Households with no motor vehicle | 2.5% | 2.4% | 2.8% | 8.0% |
| Crowded households (need one or more extra bedrooms) | 2.9% | 3.1% | 5.3% | 7.1% |
| Couples with children (of families) | 51.2% | 49.3% | 48.6% | 44.7% |
| Couples without children | 37.3% | 38.1% | 45.7% | 37.5% |
| One-parent families | 10.9% | 12.3% | 8.6% | 17.8% |
| Homes | ||||
| Separate (stand-alone) houses | 89.9% | 82.8% | 88.4% | 76.3% |
| Average bedrooms | 3.4 | 3.3 | 3.5 | 3 |
| Heated with a heat pump | 64.0% | 65.9% | 61.1% | 64.4% |
| Damp, always or sometimes | 26.1% | 24.7% | 14.3% | 21.4% |
| Mould over A4 size, always or sometimes | 17.9% | 15.4% | 11.1% | 15.0% |
Rents around Normandale
New tenancies in Normandale in the April–June 2026 quarter had a median rent of $570 a week (down 4.2% on a year earlier). That is close to the typical suburb in Lower Hutt City ($600), and close to the national median ($600).
| April–June 2026 | Normandale | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $570 | $600 |
| Middle half of rents | $529–$689 | $490–$700 |
| Change in median on a year earlier | −4.2% | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
Schools and hospitals near Normandale
One school site lies inside Normandale: Normandale School (Contributing).
- Normandale School (Contributing)
- Nearest school: Raphael House Rudolf Steiner Area School (1.1 km)
- Nearest secondary school: Raphael House Rudolf Steiner Area School (1.1 km)
- Nearest public general hospital: Hutt Hospital (3.1 km)
School enrolment zones in Normandale: a guide
Three secondary schools have a home zone covering most of Normandale's titles: Hutt International Boys School, St Oran's College and Hutt Valley High School.
- Normandale School (primary, Years 1–6): all or nearly all titles
- Hutt Central School (primary, Years 1–6): about 10% of titles
- Hutt Intermediate (intermediate, Years 7–8): all or nearly all titles
- Hutt International Boys School (secondary): all or nearly all titles
- St Oran's College (secondary): all or nearly all titles
- Hutt Valley High School (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 Normandale
90% of Normandale's titles are within 400 m of a stop with a scheduled weekday service, close to Lower Hutt City as a whole (93%).
Fewer than 1% are within 400 m of a stop with 60 or more departures that day.
23% are within 800 m of a train station or ferry wharf.
The typical title is 140 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 Normandale
OpenStreetMap maps 1 place of worship inside Normandale (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: St Aidan’s on the Hill, 1.3 km away
- Hindu: unnamed, 4.2 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 7.8 km away
- Muslim: Lower Hutt Islamic Centre, 5.1 km away
- Sikh: Wellington Gurudwara Sahib, 4.5 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 Normandale
The closest match on the measures on this site is Kelson in Lower Hutt City, nearest on schools, near a frequent stop, unit-title share. 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 |
|---|---|---|---|---|---|
| Kelson | Lower Hutt City | 7.8% | $660 | 36.8 | schools, near a frequent stop, unit-title share |
| Maungaraki | Lower Hutt City | 13.1% | $600 | 38.4 | schools, near a frequent stop, commuting on foot or by bike |
| Pinehaven | Upper Hutt City | 4.8% | $590 | 40.2 | children, schools, near a frequent stop |
| Belmont, Lower Hutt City | Lower Hutt City | 5.8% | No data | 40.3 | near a frequent stop, stand-alone houses, commuting on foot or by bike |
| Korokoro | Lower Hutt City | 5.7% | No data | 39 | schools, population change, cross-lease share |
Questions
What is the rent in Normandale?
New tenancies in the Normandale rent area had a median rent of $570 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 $529 to $689.
What schools are in Normandale?
LINZ maps 1 school site inside Normandale: Normandale School. The nearest secondary school to its centre is Raphael House Rudolf Steiner Area School (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 Hutt Valley High School; check the school's own zone map for any address.