Living in Ahuriri: schools, census and property titles
The 990 live property titles in Ahuriri, Napier City are mostly freehold (58%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 40 (4.0%), well below the national share of 8.7%.
- Cross-lease titles
- 40
- Share of live titles
- 4.0%
- Live titles in total
- 990
- Napier City share
- 7.0%
- New Zealand share
- 8.7%
- Rank by share in Napier City
- 9 of 12
- Rank by share in New Zealand
- joint 538 of 644
Ahuriri at a glance
Where Ahuriri differs most from suburbs across New Zealand: median age (higher than 99% of NZ suburbs); typical distance to the coast (lower than 98% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Ahuriri is listed under Napier City.
- 990 live titles are recorded here, including 40 cross-lease titles (4.0%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 4.0% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 30.0% of recorded titles, so title structure can vary within the suburb.
- 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.
- Mapped public-transport context is not available for this suburb.
Title mix in Ahuriri
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 578 | 58.4% |
| Cross lease | 40 | 4.0% |
| Unit title | 297 | 30.0% |
| Leasehold | 49 | 4.9% |
| Other record types | 26 | 2.6% |
| Total | 990 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Ahuriri compares
Nationally, 8.7% of live titles are cross-lease; Ahuriri is well below the national share (8.7%).
Across Napier City as a whole, the share is 7.0%; Ahuriri is well below the overall Napier City share (7.0%).
How cross-leases in Ahuriri are set up
Separate exclusive-use areas are more common (15% of schemes, against 5% nationally).
More schemes have four or more flats on one section (31%, against 11% nationally), up to 6.
Fewer leases include a garage (15% of schemes, against 28% nationally).
| Scheme structure | Ahuriri | Napier City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 13 | 899 | 87,651 |
| Two-flat schemes | 53.8% | 69.3% | 76.2% |
| Three-flat schemes | 15.4% | 18.9% | 12.2% |
| Four or more flats | 30.8% | 11.3% | 11.4% |
| Typical section size (from the titles, not a survey) | 818 m² | 888 m² | 908 m² |
| Typical land per flat | 292 m² | 402 m² | 408 m² |
| Schemes with a garage written into a lease | 15.4% | 34.0% | 28.4% |
| Schemes with a carport in a lease | 0.0% | 5.3% | 13.3% |
| Schemes with a separate exclusive-use area | 15.4% | 6.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 46.2% | 37.4% | 35.6% |
| Median year of earliest current title | 1996 | 1994 | 1988 |
| Two-flat schemes on 700 m² or more | 2 | 526 | 54,978 |
Unit titles and leasehold in Ahuriri
Unit titles are 30% of Ahuriri's titles, well above Napier City (4%) and well above New Zealand (8%). They belong to 17 developments, each run by a body corporate; 2 have 50 or more units.
The unit-title share is the highest of 12 in Napier City.
49 titles (4.9%) are leasehold, 1 of them units in a unit-title development, well above the national share (1.2%).
7 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 | 7 |
| Under 10 years left | 0 |
| 10 to 50 years left | 1 |
| More than 50 years left | 13 |
| Term mentions renewal (including perpetually renewable) | 26 |
| Term not stated or not readable | 2 |
New titles in Ahuriri since 2020
106 of Ahuriri's current titles (11%) were first issued since 2020, well above Napier City's suburbs with new-title figures taken together (7%) and slightly below New Zealand (12%).
That rate is joint highest of 12 in Napier City.
36% are unit titles, in 5 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 56 | 29 |
| Unit title | 38 | 27 |
| Cross-lease | 7 | 5 |
| Leasehold | 1 | 1 |
| Other | 4 | 4 |
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 Ahuriri
The typical building in Ahuriri stands on ground sloping 1.0° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 675 measured buildings (91%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 3 m, and parts are below sea level.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Ahuriri
60% of Ahuriri's titles are within 200 m of the sea or harbour edge, 99% within 500 m and 100% within 1 km. The typical title is 140 m 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 Ahuriri: 2023 Census
About 89% of Ahuriri's titles are in the census area Ahuriri (a Stats NZ statistical area), so these figures describe that area, not Ahuriri exactly.
More residents are 65 or over in Ahuriri than across Napier City: 46.2% against 21.1%.
Fewer residents are children under 15 in Ahuriri than across Napier City: 9.4% against 18.4%.
Fewer homes are stand-alone houses in Ahuriri than across Napier City: 42.2% against 79.1%.
| Measure | Ahuriri | Napier City whole council |
|---|---|---|
| Usual residents | 1,155 | 64,695 |
| Change since 2018 | −0.5% | +3.9% |
| Change since 2013 | +6.1% | +13.0% |
| Median age | 62.8 | 42 |
| Households | 510 | 24,591 |
| Own or part-own their home (including family trusts) | 70.6% | 69.3% |
| Not owned and not in a family trust (mostly renting) | 28.8% | 30.7% |
| Median household income | $72,200 | $83,400 |
| Median weekly rent, renting households | $500 | $400 |
| Dwellings unoccupied on census night | 18.8% | 7.0% |
| Ages | ||
| Under 15 | 9.4% | 18.4% |
| 15 to 29 | 12.2% | 17.2% |
| 30 to 64 | 32.2% | 43.3% |
| 65 and over | 46.2% | 21.1% |
| Where people came from | ||
| Born overseas | 18.8% | 18.1% |
| Of those born overseas, arrived in the last 5 years | 21.1% | 22.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 54.9% | 42.9% |
| Lived overseas 5 years ago (of all residents) | 3.7% | 3.4% |
| Moved here in the last year (of all residents) | 26.3% | 17.2% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 20.6% | 20.6% |
| Employed full-time | 34.3% | 48.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.6% | 2.8% |
| Managers and professionals (of those employed) | 50.0% | 40.5% |
| Median personal income | $36,300 | $39,200 |
| Getting to work (of those employed) | ||
| Work from home | 19.0% | 12.8% |
| Car, truck or van | 71.5% | 80.3% |
| Bus, train or ferry | 0.0% | 0.9% |
| Walk or cycle | 8.9% | 5.1% |
| Households and families | ||
| One-person households | 40.3% | 26.9% |
| Average people per household | 1.9 | 2.5 |
| Households with no motor vehicle | 6.1% | 6.0% |
| Crowded households (need one or more extra bedrooms) | 3.8% | 6.1% |
| Couples with children (of families) | 19.4% | 36.3% |
| Couples without children | 66.7% | 44.6% |
| One-parent families | 12.9% | 19.1% |
| Homes | ||
| Separate (stand-alone) houses | 42.2% | 79.1% |
| Average bedrooms | 2.4 | 2.9 |
| Heated with a heat pump | 80.3% | 76.0% |
| Damp, always or sometimes | 6.7% | 15.9% |
| Mould over A4 size, always or sometimes | 6.0% | 11.3% |
Schools and hospitals near Ahuriri
One school site lies inside Ahuriri: Port Ahuriri School (Contributing).
- Port Ahuriri School (Contributing)
- Nearest school: Port Ahuriri School (0.2 km)
- Nearest secondary school: Sacred Heart College (Napier) (1.2 km)
- Nearest public general hospital: Hawke's Bay Hospital (17.2 km)
School enrolment zones in Ahuriri: a guide
Seven secondary schools have a home zone covering most of Ahuriri's titles, among them Iona College, Lindisfarne College and Napier Boys' High School.
- Port Ahuriri School (primary, Years 1–6): all or nearly all titles
- Napier Central School (primary, Years 1–6): about 15% of titles
- Napier Intermediate (intermediate, Years 7–8): all or nearly all titles
- Hastings Christian School (composite): all or nearly all titles
- Taikura Rudolf Steiner School (composite): all or nearly all titles
- Iona College (secondary): all or nearly all titles
- Lindisfarne College (secondary): all or nearly all titles
- Napier Boys' High School (secondary): all or nearly all titles
- Napier Girls' High School (secondary): all or nearly all titles
- St John's College (Hastings) (secondary): all or nearly all titles
- St Joseph's Maori Girls' College (secondary): all or nearly all titles
- Woodford House (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
Places of worship near Ahuriri
OpenStreetMap maps 1 place of worship inside Ahuriri (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Knox Church, under 1 km away
- Buddhist: Phuntsok Choeling Buddhist Centre, 1.9 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Napier City with many cross-leases
- Taradale: 553 cross-lease titles (9.7%)
- Marewa: 348 cross-lease titles (14.6%)
- Greenmeadows: 282 cross-lease titles (10.5%)
- Onekawa: 222 cross-lease titles (7.4%)
- Napier South: 156 cross-lease titles (5.1%)
- Tamatea: 138 cross-lease titles (6.1%)
- Pirimai: 117 cross-lease titles (7.3%)
- Westshore: 75 cross-lease titles (10.6%)
Suburbs like Ahuriri
The closest match on the measures on this site is Penrose in Auckland, nearest on distance to the coast, heat pumps, 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 |
|---|---|---|---|---|---|
| Penrose | Auckland | 7.7% | No data | 55.9 | distance to the coast, heat pumps, home ownership |
| Orewa | Auckland | 14.4% | $775 | 53.1 | distance to the coast, slope, damp homes |
| Tauranga | Tauranga City | 14.3% | $650 | 50.8 | unit-title share, schools, distance to the coast |
| Westshore | Napier City | 10.6% | No data | 52.7 | schools, distance to the coast, elevation |
| Whangamatā | Thames-Coromandel District | 15.3% | $640 | 59.9 | slope, distance to the coast, commuting by public transport |
Questions
What schools are in Ahuriri?
LINZ maps 1 school site inside Ahuriri: Port Ahuriri School. The nearest secondary school to its centre is Sacred Heart College (Napier) (1.2 km in a straight line). Secondary-school home zones covering most of its titles include Iona College, Lindisfarne College and Napier Boys' High School; check the school's own zone map for any address.