Living in Stokes Valley: rents, schools, census and property titles
The 3,941 live property titles in Stokes Valley, Lower Hutt City are almost all freehold (85%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 492 (12.5%), above the national share of 8.7%.
Stokes Valley cross-lease titles
- Cross-lease titles
- 492
- Share of live titles
- 12.5%
- Live titles in total
- 3,941
- 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
Stokes Valley at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Stokes Valley is listed under Lower Hutt City.
- 3,941 live titles are recorded here, including 492 cross-lease titles (12.5%).
- 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 12.5% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.8% 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 Stokes Valley
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,357 | 85.2% |
| Cross lease | 492 | 12.5% |
| Unit title | 33 | 0.8% |
| Leasehold | 36 | 0.9% |
| Other record types | 23 | 0.6% |
| Total | 3,941 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Stokes Valley compares
Nationally, 8.7% of live titles are cross-lease; Stokes Valley is higher than the national share (8.7%).
Across Lower Hutt City as a whole, the share is 10.5%; Stokes Valley is slightly higher than the overall Lower Hutt City share (10.5%).
How cross-leases in Stokes Valley are set up
Fewer leases include a garage (15% of schemes, against 28% nationally).
Three-flat schemes are less common here (7%, against 12% nationally).
Fewer schemes have four or more flats on one section (8%, against 11% nationally), up to 6.
| Scheme structure | Stokes Valley | Lower Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 225 | 2,185 | 87,651 |
| Two-flat schemes | 85.3% | 82.9% | 76.2% |
| Three-flat schemes | 7.1% | 9.4% | 12.2% |
| Four or more flats | 7.6% | 7.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 998 m² | 791 m² | 908 m² |
| Typical land per flat | 448 m² | 364 m² | 408 m² |
| Schemes with a garage written into a lease | 14.7% | 15.7% | 28.4% |
| Schemes with a carport in a lease | 12.4% | 7.6% | 13.3% |
| Schemes with a separate exclusive-use area | 3.6% | 3.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 31.1% | 29.2% | 35.6% |
| Median year of earliest current title | 1989 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 157 | 1,124 | 54,978 |
Unit titles and leasehold in Stokes Valley
Unit titles are 1% of Stokes Valley's titles, well below Lower Hutt City (5%) and well below New Zealand (8%). They belong to 8 developments, each run by a body corporate; half have 2 units or fewer.
The unit-title share is in the lowest quarter of 21 in Lower Hutt City.
36 titles (0.9%) are leasehold.
1 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 | 1 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 32 |
| Term mentions renewal (including perpetually renewable) | 3 |
| Term not stated or not readable | 0 |
New titles in Stokes Valley since 2020
328 of Stokes Valley'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%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 318 | 184 |
| Unit title | 2 | 0 |
| Cross-lease | 4 | 2 |
| 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 Stokes Valley
The typical building in Stokes Valley stands on ground sloping 4.2° (read on an 8 m grid, so short steep banks may be understated).
About 11% of its 5,047 measured buildings stand on ground of 15° or more.
The land rises from about 20 m to 458 m, and 67% 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 Stokes Valley
Stokes Valley is inland: the typical title is 9.2 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 Stokes Valley: 2023 Census
Stokes Valley's titles fall in 6 census areas (Stats NZ statistical areas). The 4 shown below hold 100% of its titles; their figures are shown side by side and are not added together.
Fewer households have no car in Stokes Valley North than across Lower Hutt City: 3.4% against 8.0%.
Fewer workers walk or cycle to work in Stokes Valley North than across Lower Hutt City: 2.1% against 4.5%.
Fewer adults hold a degree in Stokes Valley North than across Lower Hutt City: 22.4% against 29.2%.
| Measure | Stokes Valley North 35% of titles | Delaney 25% of titles | Stokes Valley Central 22% of titles | Manuka 18% of titles | Lower Hutt City whole council |
|---|---|---|---|---|---|
| Usual residents | 3,570 | 2,595 | 2,229 | 1,806 | 107,562 |
| Change since 2018 | +3.9% | −0.3% | +5.5% | +4.7% | +2.9% |
| Change since 2013 | +6.7% | +6.4% | +7.8% | +7.5% | +9.5% |
| Median age | 36.6 | 32.6 | 34.5 | 39.1 | 37.5 |
| Households | 1,251 | 903 | 738 | 633 | 39,027 |
| Own or part-own their home (including family trusts) | 79.1% | 60.5% | 71.1% | 86.3% | 66.8% |
| Not owned and not in a family trust (mostly renting) | 20.6% | 39.5% | 29.3% | 13.7% | 33.2% |
| Median household income | $113,100 | $95,500 | $111,900 | $121,500 | $110,100 |
| Median weekly rent, renting households | $520 | $300 | $500 | $525 | $450 |
| Dwellings unoccupied on census night | 3.2% | 3.6% | 5.0% | 5.7% | 5.8% |
| Ages | |||||
| Under 15 | 19.2% | 22.7% | 22.5% | 17.3% | 19.1% |
| 15 to 29 | 18.8% | 22.4% | 19.2% | 18.9% | 18.5% |
| 30 to 64 | 47.8% | 45.8% | 47.1% | 48.2% | 47.7% |
| 65 and over | 14.1% | 9.0% | 11.0% | 15.6% | 14.7% |
| Where people came from | |||||
| Born overseas | 22.9% | 23.2% | 20.6% | 21.4% | 27.8% |
| Of those born overseas, arrived in the last 5 years | 12.2% | 20.0% | 15.4% | 8.7% | 18.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 39.4% | 39.7% | 38.0% | 35.5% | 38.6% |
| Lived overseas 5 years ago (of all residents) | 2.0% | 3.3% | 2.9% | 2.5% | 3.6% |
| Moved here in the last year (of all residents) | 14.0% | 17.6% | 15.8% | 13.3% | 16.8% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 22.4% | 18.3% | 20.0% | 21.8% | 29.2% |
| Employed full-time | 58.0% | 55.9% | 57.1% | 59.2% | 55.4% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.6% | 4.3% | 4.2% | 2.8% | 3.1% |
| Managers and professionals (of those employed) | 42.3% | 36.8% | 40.8% | 41.5% | 47.6% |
| Median personal income | $50,300 | $42,200 | $45,700 | $51,100 | $47,800 |
| Getting to work (of those employed) | |||||
| Work from home | 13.8% | 13.7% | 16.1% | 17.3% | 17.5% |
| Car, truck or van | 70.4% | 72.6% | 68.1% | 70.5% | 60.8% |
| Bus, train or ferry | 12.9% | 11.6% | 12.9% | 10.3% | 16.3% |
| Walk or cycle | 2.1% | 1.6% | 1.7% | 1.4% | 4.5% |
| Households and families | |||||
| One-person households | 17.9% | 23.7% | 16.9% | 18.9% | 23.1% |
| Average people per household | 2.8 | 2.9 | 3 | 2.8 | 2.7 |
| Households with no motor vehicle | 3.4% | 9.1% | 4.9% | 2.5% | 8.0% |
| Crowded households (need one or more extra bedrooms) | 5.2% | 11.8% | 8.9% | 4.4% | 7.1% |
| Couples with children (of families) | 42.4% | 43.0% | 46.0% | 46.5% | 44.7% |
| Couples without children | 39.4% | 30.4% | 34.3% | 39.4% | 37.5% |
| One-parent families | 18.2% | 26.6% | 19.7% | 13.5% | 17.8% |
| Homes | |||||
| Separate (stand-alone) houses | 86.6% | 76.7% | 89.4% | 92.9% | 76.3% |
| Average bedrooms | 3.2 | 2.9 | 3.2 | 3.3 | 3 |
| Heated with a heat pump | 66.1% | 66.8% | 65.5% | 59.6% | 64.4% |
| Damp, always or sometimes | 23.5% | 31.6% | 28.8% | 22.7% | 21.4% |
| Mould over A4 size, always or sometimes | 16.1% | 21.8% | 21.5% | 13.8% | 15.0% |
Rents around Stokes Valley
New tenancies in Stokes Valley North in the April–June 2026 quarter had a median rent of $620 a week (down 4.6% 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 | Stokes Valley North 35% of titles | Delaney 25% of titles | Stokes Valley Central 22% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $620 | $555 | $595 | $600 |
| Middle half of rents | $545–$670 | $491–$620 | $550–$650 | $490–$700 |
| Change in median on a year earlier | −4.6% | −9.0% | −7.0% | +0.2% |
| Bonds lodged in the quarter | 15 | 18 | 15 | 40,827 |
Schools and hospitals near Stokes Valley
LINZ maps 3 school sites inside Stokes Valley, among them Koraunui School (Contributing) and Tawhai School (Contributing).
- Koraunui School (Contributing)
- Tawhai School (Contributing)
- Tui Glen School (Full Primary)
- Nearest school: Tawhai School (0.5 km)
- Nearest secondary school: Taita College (1.8 km)
- Nearest public general hospital: Hutt Hospital (6.2 km)
School enrolment zones in Stokes Valley: a guide
Two secondary schools have a home zone covering most of Stokes Valley's titles: Hutt International Boys School and St Oran's College.
- Avalon 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
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 Stokes Valley
93% of Stokes Valley's titles are within 400 m of a stop with a scheduled weekday service, close to Lower Hutt City as a whole (93%).
34% are that close to a frequent stop (60 or more departures that day), below the council (43%).
15% are within 800 m of a train station or ferry wharf.
The typical title is 123 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 Stokes Valley
OpenStreetMap maps 8 places of worship inside Stokes Valley (7 Christian, 1 Buddhist).
Nearest mapped place of each tradition within 10 km:
- Christian: Risk Church, under 1 km away
- Hindu: BAPS Shri Swaminarayan Mandir, 2.4 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 2.0 km away
- Muslim: Haleema Kindergarten - Haleema Kindergarten Trust, 3.0 km away
- Sikh: Wellington Gurudwara Sahib, 4.4 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
- 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%)
- Petone: 247 cross-lease titles (6.3%)
All suburbs in Lower Hutt City
Suburbs like Stokes Valley
The closest match on the measures on this site is Brown Owl in Upper Hutt City, nearest on cross-lease share, older residents, 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 |
|---|---|---|---|---|---|
| Brown Owl | Upper Hutt City | 12.4% | $600 | 38.4 | cross-lease share, older residents, recent movers within NZ |
| Kelson | Lower Hutt City | 7.8% | $660 | 36.8 | commuting by public transport, new titles, median age |
| Birchville | Upper Hutt City | 16.8% | $600 | 38.4 | near a stop, older residents, recent movers within NZ |
| Heretaunga | Upper Hutt City | 10.1% | $650 | 41.7 | near a stop, household income, distance to the coast |
| Elderslea | Upper Hutt City | 10.5% | $650 | 41 | new titles, unit-title share, born overseas |
Questions
What is the rent in Stokes Valley?
New tenancies in Stokes Valley North (the rent area for part of Stokes Valley) had a median rent of $620 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 $545 to $670.
What schools are in Stokes Valley?
LINZ maps 3 school sites inside Stokes Valley: Koraunui School, Tawhai School and Tui Glen School. The nearest secondary school to its centre is Taita College (1.8 km in a straight line). Secondary-school home zones covering most of its titles are Hutt International Boys School and St Oran's College; check the school's own zone map for any address.