Living in Pirimai: schools, census and property titles
The 1,604 live property titles in Pirimai, Napier City are mostly freehold (78%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 117 (7.3%), slightly below the national share of 8.7%.
- Cross-lease titles
- 117
- Share of live titles
- 7.3%
- Live titles in total
- 1,604
- Napier City share
- 7.0%
- New Zealand share
- 8.7%
- Rank by share in Napier City
- 6 of 12
- Rank by share in New Zealand
- joint 400 of 644
Pirimai at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Pirimai is listed under Napier City.
- 1,604 live titles are recorded here, including 117 cross-lease titles (7.3%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 7.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 3.9% 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 Pirimai
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,257 | 78.4% |
| Cross lease | 117 | 7.3% |
| Unit title | 62 | 3.9% |
| Leasehold | 164 | 10.2% |
| Other record types | 4 | 0.2% |
| Total | 1,604 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Pirimai compares
Nationally, 8.7% of live titles are cross-lease; Pirimai is slightly lower than the national share (8.7%).
Across Napier City as a whole, the share is 7.0%; Pirimai is close to the overall Napier City share (7.0%).
How cross-leases in Pirimai are set up
Three-flat schemes are more common here (27%, against 12% nationally).
Fewer schemes have four or more flats on one section (6%, against 11% nationally).
The schemes are newer than the national median: half have their earliest current title from 1999 or before (New Zealand: 1988).
| Scheme structure | Pirimai | Napier City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 49 | 899 | 87,651 |
| Two-flat schemes | 67.3% | 69.3% | 76.2% |
| Three-flat schemes | 26.5% | 18.9% | 12.2% |
| Four or more flats | 6.1% | 11.3% | 11.4% |
| Typical section size (from the titles, not a survey) | 809 m² | 888 m² | 908 m² |
| Typical land per flat | 358 m² | 402 m² | 408 m² |
| Schemes with a garage written into a lease | 32.7% | 34.0% | 28.4% |
| Schemes with a carport in a lease | 14.3% | 5.3% | 13.3% |
| Schemes with a separate exclusive-use area | 6.1% | 6.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 28.6% | 37.4% | 35.6% |
| Median year of earliest current title | 1999 | 1994 | 1988 |
| Two-flat schemes on 700 m² or more | 28 | 526 | 54,978 |
Unit titles and leasehold in Pirimai
Unit titles are 4% of Pirimai's titles, close to Napier City (4%) and well below New Zealand (8%). They belong to 4 developments, each run by a body corporate; half have 15 units or fewer.
The unit-title share is 3rd highest of 12 in Napier City.
164 titles (10.2%) are leasehold, well above the national share (1.2%).
32 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 | 28 |
| Under 10 years left | 4 |
| 10 to 50 years left | 1 |
| More than 50 years left | 93 |
| Term mentions renewal (including perpetually renewable) | 23 |
| Term not stated or not readable | 15 |
New titles in Pirimai since 2020
79 of Pirimai's current titles (5%) were first issued since 2020, 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 | 75 | 45 |
| Unit title | 0 | 0 |
| Cross-lease | 4 | 1 |
| 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 Pirimai
The typical building in Pirimai stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 2,231 measured buildings (100%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 1 m, and parts are below sea level.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Pirimai
Pirimai is inland: the typical title is 2.9 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 Pirimai: 2023 Census
Pirimai's titles fall in 6 census areas (Stats NZ statistical areas). The 2 shown below hold 98% of its titles; their figures are shown side by side and are not added together.
Fewer residents are 65 or over in Pirimai East than across Napier City: 12.8% against 21.1%.
Fewer adults hold a degree in Pirimai East than across Napier City: 15.2% against 20.6%.
Fewer workers work from home in Pirimai East than across Napier City: 9.9% against 12.8%.
| Measure | Pirimai East 53% of titles | Pirimai West 45% of titles | Napier City whole council |
|---|---|---|---|
| Usual residents | 2,316 | 1,704 | 64,695 |
| Change since 2018 | +3.3% | +5.8% | +3.9% |
| Change since 2013 | +9.2% | +15.4% | +13.0% |
| Median age | 34 | 35.6 | 42 |
| Households | 795 | 648 | 24,591 |
| Own or part-own their home (including family trusts) | 69.4% | 64.8% | 69.3% |
| Not owned and not in a family trust (mostly renting) | 30.6% | 35.2% | 30.7% |
| Median household income | $88,100 | $83,800 | $83,400 |
| Median weekly rent, renting households | $415 | $400 | $400 |
| Dwellings unoccupied on census night | 3.6% | 4.8% | 7.0% |
| Ages | |||
| Under 15 | 22.9% | 20.6% | 18.4% |
| 15 to 29 | 19.4% | 19.0% | 17.2% |
| 30 to 64 | 44.7% | 43.7% | 43.3% |
| 65 and over | 12.8% | 16.5% | 21.1% |
| Where people came from | |||
| Born overseas | 14.5% | 18.0% | 18.1% |
| Of those born overseas, arrived in the last 5 years | 27.3% | 29.0% | 22.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 40.5% | 40.5% | 42.9% |
| Lived overseas 5 years ago (of all residents) | 2.5% | 4.3% | 3.4% |
| Moved here in the last year (of all residents) | 15.9% | 16.8% | 17.2% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 15.2% | 17.6% | 20.6% |
| Employed full-time | 56.3% | 56.9% | 48.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.9% | 1.6% | 2.8% |
| Managers and professionals (of those employed) | 31.4% | 36.1% | 40.5% |
| Median personal income | $42,700 | $44,600 | $39,200 |
| Getting to work (of those employed) | |||
| Work from home | 9.9% | 10.5% | 12.8% |
| Car, truck or van | 84.2% | 83.9% | 80.3% |
| Bus, train or ferry | 1.0% | 0.7% | 0.9% |
| Walk or cycle | 4.5% | 3.3% | 5.1% |
| Households and families | |||
| One-person households | 23.6% | 29.3% | 26.9% |
| Average people per household | 2.8 | 2.5 | 2.5 |
| Households with no motor vehicle | 4.9% | 6.2% | 6.0% |
| Crowded households (need one or more extra bedrooms) | 5.4% | 6.2% | 6.1% |
| Couples with children (of families) | 41.5% | 41.1% | 36.3% |
| Couples without children | 34.5% | 38.4% | 44.6% |
| One-parent families | 24.0% | 20.5% | 19.1% |
| Homes | |||
| Separate (stand-alone) houses | 82.0% | 76.9% | 79.1% |
| Average bedrooms | 3 | 2.8 | 2.9 |
| Heated with a heat pump | 75.3% | 74.2% | 76.0% |
| Damp, always or sometimes | 21.2% | 17.8% | 15.9% |
| Mould over A4 size, always or sometimes | 15.4% | 13.0% | 11.3% |
Schools and hospitals near Pirimai
No school site lies inside Pirimai's boundary; the nearest is Tamatea Intermediate, 0.6 km away in a straight line.
- Nearest school: Tamatea Intermediate (0.6 km)
- Nearest secondary school: Tamatea High School (0.8 km)
- Nearest public general hospital: Hawke's Bay Hospital (13.5 km)
School enrolment zones in Pirimai: a guide
Five secondary schools have a home zone covering most of Pirimai's titles, among them Iona College, Lindisfarne College and St John's College (Hastings).
- Porritt School (primary, Years 1–6): all or nearly all titles
- Tamatea School (primary, Years 1–6): about 50% of titles
- Onekawa School (primary, Years 1–6): about 35% of titles
- Meeanee School (primary, Years 1–8): about 5% of titles
- Tamatea 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
- 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 Pirimai
OpenStreetMap maps 1 place of worship inside Pirimai (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Engage Church, under 1 km away
- Buddhist: Phuntsok Choeling Buddhist Centre, 4.4 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%)
- Westshore: 75 cross-lease titles (10.6%)
- Ahuriri: 40 cross-lease titles (4.0%)
Suburbs like Pirimai
The closest match on the measures on this site is Raureka in Hastings District, nearest on slope, median age, degrees. 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 |
|---|---|---|---|---|---|
| Raureka | Hastings District | 8.1% | $635 | 34.1 | slope, median age, degrees |
| Tamatea | Napier City | 6.1% | $595 | 37.4 | degrees, distance to the coast, elevation |
| Avondale, Christchurch City | Christchurch City | 13.6% | No data | 36.7 | new titles, slope, population change |
| Marewa | Napier City | 14.6% | $600 | 33.2 | children, slope, elevation |
| Mayfair | Hastings District | 8.9% | $460 | 32.8 | slope, commuting on foot or by bike, commuting by public transport |
Questions
What schools are in Pirimai?
No school site lies inside Pirimai's boundary. The nearest school is Tamatea Intermediate (0.6 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.