Living in Greenmeadows: schools, census and property titles
The 2,675 live property titles in Greenmeadows, Napier City are almost all freehold (80%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 282 (10.5%), above the national share of 8.7%.
Greenmeadows cross-lease titles
- Cross-lease titles
- 282
- Share of live titles
- 10.5%
- Live titles in total
- 2,675
- Napier City share
- 7.0%
- New Zealand share
- 8.7%
- Rank by share in Napier City
- 3 of 12
- Rank by share in New Zealand
- joint 316 of 644
Greenmeadows at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Greenmeadows is listed under Napier City.
- 2,675 live titles are recorded here, including 282 cross-lease titles (10.5%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 10.5% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.6% 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 Greenmeadows
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,143 | 80.1% |
| Cross lease | 282 | 10.5% |
| Unit title | 15 | 0.6% |
| Leasehold | 226 | 8.4% |
| Other record types | 9 | 0.3% |
| Total | 2,675 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Greenmeadows compares
Nationally, 8.7% of live titles are cross-lease; Greenmeadows is higher than the national share (8.7%).
Across Napier City as a whole, the share is 7.0%; Greenmeadows is about 1.5 times the overall Napier City share (7.0%).
Its cross-lease share is 3rd highest of 12 in Napier City (among suburbs with an indexed page on this site).
How cross-leases in Greenmeadows are set up
Carports appear in fewer leases (4% of schemes, against 13% nationally).
More schemes refer to more than one flats plan (56%, against 36% nationally), usually because a plan was redrawn.
Separate exclusive-use areas are more common (7% of schemes, against 5% nationally).
| Scheme structure | Greenmeadows | Napier City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 128 | 899 | 87,651 |
| Two-flat schemes | 77.3% | 69.3% | 76.2% |
| Three-flat schemes | 10.9% | 18.9% | 12.2% |
| Four or more flats | 11.7% | 11.3% | 11.4% |
| Typical section size (from the titles, not a survey) | 870 m² | 888 m² | 908 m² |
| Typical land per flat | 404 m² | 402 m² | 408 m² |
| Schemes with a garage written into a lease | 26.6% | 34.0% | 28.4% |
| Schemes with a carport in a lease | 3.9% | 5.3% | 13.3% |
| Schemes with a separate exclusive-use area | 7.0% | 6.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 55.5% | 37.4% | 35.6% |
| Median year of earliest current title | 1992 | 1994 | 1988 |
| Two-flat schemes on 700 m² or more | 76 | 526 | 54,978 |
Unit titles and leasehold in Greenmeadows
Unit titles are 1% of Greenmeadows's titles, well below Napier City (4%) and well below New Zealand (8%). They belong to 3 developments, each run by a body corporate; half have 4 units or fewer.
226 titles (8.4%) are leasehold, well above the national share (1.2%).
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 | 0 |
| Under 10 years left | 1 |
| 10 to 50 years left | 0 |
| More than 50 years left | 220 |
| Term mentions renewal (including perpetually renewable) | 5 |
| Term not stated or not readable | 0 |
New titles in Greenmeadows since 2020
84 of Greenmeadows's current titles (3%) were first issued since 2020, well below Napier City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 78 | 46 |
| Unit title | 0 | 0 |
| Cross-lease | 6 | 3 |
| 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 Greenmeadows
The typical building in Greenmeadows stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 3,281 measured buildings (100%) 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 Greenmeadows
Greenmeadows is inland: the typical title is 4.1 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 Greenmeadows: 2023 Census
Greenmeadows's titles fall in 6 census areas (Stats NZ statistical areas). The 3 shown below hold 95% of its titles; their figures are shown side by side and are not added together.
Fewer adults hold a degree in Greenmeadows South than across Napier City: 16.9% against 20.6%.
| Measure | Greenmeadows South 36% of titles | Greenmeadows West 30% of titles | Greenmeadows Central 28% of titles | Napier City whole council |
|---|---|---|---|---|
| Usual residents | 2,175 | 2,022 | 1,458 | 64,695 |
| Change since 2018 | +5.4% | −0.1% | −1.0% | +3.9% |
| Change since 2013 | +8.7% | +4.5% | +0.2% | +13.0% |
| Median age | 41.1 | 60.4 | 49.7 | 42 |
| Households | 858 | 885 | 621 | 24,591 |
| Own or part-own their home (including family trusts) | 65.4% | 90.5% | 76.8% | 69.3% |
| Not owned and not in a family trust (mostly renting) | 34.6% | 10.2% | 23.7% | 30.7% |
| Median household income | $75,500 | $68,700 | $80,500 | $83,400 |
| Median weekly rent, renting households | $370 | $550 | $416 | $400 |
| Dwellings unoccupied on census night | 3.3% | 7.2% | 6.3% | 7.0% |
| Ages | ||||
| Under 15 | 19.7% | 10.5% | 14.6% | 18.4% |
| 15 to 29 | 15.6% | 10.5% | 14.6% | 17.2% |
| 30 to 64 | 44.0% | 36.9% | 42.2% | 43.3% |
| 65 and over | 20.7% | 42.0% | 28.2% | 21.1% |
| Where people came from | ||||
| Born overseas | 16.4% | 19.1% | 19.1% | 18.1% |
| Of those born overseas, arrived in the last 5 years | 26.7% | 10.9% | 20.9% | 22.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 41.0% | 38.1% | 38.5% | 42.9% |
| Lived overseas 5 years ago (of all residents) | 3.2% | 2.9% | 3.8% | 3.4% |
| Moved here in the last year (of all residents) | 15.2% | 15.1% | 15.1% | 17.2% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 16.9% | 20.7% | 23.4% | 20.6% |
| Employed full-time | 49.5% | 36.8% | 46.0% | 48.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.7% | 0.8% | 2.4% | 2.8% |
| Managers and professionals (of those employed) | 35.0% | 45.8% | 46.4% | 40.5% |
| Median personal income | $39,300 | $33,600 | $40,100 | $39,200 |
| Getting to work (of those employed) | ||||
| Work from home | 11.3% | 17.7% | 15.7% | 12.8% |
| Car, truck or van | 81.8% | 79.3% | 79.0% | 80.3% |
| Bus, train or ferry | 1.7% | 0.3% | 1.2% | 0.9% |
| Walk or cycle | 5.0% | 2.3% | 3.2% | 5.1% |
| Households and families | ||||
| One-person households | 32.1% | 28.9% | 31.0% | 26.9% |
| Average people per household | 2.4 | 2.2 | 2.3 | 2.5 |
| Households with no motor vehicle | 6.4% | 6.3% | 3.6% | 6.0% |
| Crowded households (need one or more extra bedrooms) | 4.4% | 1.4% | 2.9% | 6.1% |
| Couples with children (of families) | 39.6% | 28.3% | 37.0% | 36.3% |
| Couples without children | 40.1% | 64.4% | 51.4% | 44.6% |
| One-parent families | 20.3% | 7.3% | 11.6% | 19.1% |
| Homes | ||||
| Separate (stand-alone) houses | 76.9% | 78.7% | 79.4% | 79.1% |
| Average bedrooms | 2.8 | 3.1 | 3 | 2.9 |
| Heated with a heat pump | 77.9% | 84.3% | 78.9% | 76.0% |
| Damp, always or sometimes | 13.8% | 3.3% | 10.4% | 15.9% |
| Mould over A4 size, always or sometimes | 11.8% | 3.0% | 6.2% | 11.3% |
Schools and hospitals near Greenmeadows
LINZ maps 3 school sites inside Greenmeadows, among them Greenmeadows School (Contributing) and Parkside Christian Seventh Day Adventist School (Full Primary).
- Greenmeadows School (Contributing)
- Parkside Christian Seventh Day Adventist School (Full Primary)
- St Joseph's Māori Girls' College (Secondary (Year 7-15))
- Nearest school: Porritt School (0.6 km)
- Nearest secondary school: Tamatea High School (0.9 km)
- Nearest public general hospital: Hawke's Bay Hospital (12.4 km)
School enrolment zones in Greenmeadows: a guide
Six secondary schools have a home zone covering most of Greenmeadows's titles, among them Iona College, Lindisfarne College and St John's College (Hastings).
- Greenmeadows School (primary, Years 1–6): about 95% of titles
- Porritt School (primary, Years 1–6): about 75% of titles
- Taradale Intermediate (intermediate, Years 7–8): all or nearly all titles
- Tamatea Intermediate (intermediate, Years 7–8): about 75% of 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
- 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
- Taradale High School (secondary): about 70% of 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 Greenmeadows
OpenStreetMap maps 4 places of worship inside Greenmeadows (4 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Napier Seventh-Day Adventist Church, under 1 km away
- Buddhist: Phuntsok Choeling Buddhist Centre, 6.0 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%)
- 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%)
- Ahuriri: 40 cross-lease titles (4.0%)
Suburbs like Greenmeadows
The closest match on the measures on this site is Tamatea in Napier City, nearest on unit-title share, household income, elevation. 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 |
|---|---|---|---|---|---|
| Tamatea | Napier City | 6.1% | $595 | 37.4 | unit-title share, household income, elevation |
| Taradale | Napier City | 9.7% | $638 | 42.2 | slope, unit-title share, commuting on foot or by bike |
| Parklands | Christchurch City | 14.8% | $580 | 39.7 | degrees, slope, elevation |
| Mahora | Hastings District | 7.7% | $590 | 35.9 | slope, unit-title share, heat pumps |
| Napier South | Napier City | 5.1% | $600 | 40.9 | slope, elevation, working from home |
Questions
What schools are in Greenmeadows?
LINZ maps 3 school sites inside Greenmeadows: Greenmeadows School, Parkside Christian Seventh Day Adventist School and St Joseph's Māori Girls' College. The nearest secondary school to its centre is Tamatea High School (0.9 km in a straight line). Secondary-school home zones covering most of its titles include Iona College, Lindisfarne College and St John's College (Hastings); check the school's own zone map for any address.