Living in Bishopdale, Nelson City: rents, schools, census and property titles
The 457 live property titles in Bishopdale, Nelson City are almost all freehold (86%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 59 (12.9%), above the national share of 8.7%.
Bishopdale, Nelson City cross-lease titles
- Cross-lease titles
- 59
- Share of live titles
- 12.9%
- Live titles in total
- 457
- Nelson City share
- 5.3%
- New Zealand share
- 8.7%
- Rank by share in Nelson City
- 1 of 15
- Rank by share in New Zealand
- joint 256 of 644
Bishopdale at a glance
Where Bishopdale differs most from suburbs across New Zealand: median weekly rent, new tenancies (lower than 99% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Bishopdale is listed under Nelson City.
- 457 live titles are recorded here, including 59 cross-lease titles (12.9%).
- 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 12.9% of the recorded title mix. That describes the suburb, not any particular home.
- 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
- Mapped public-transport context is not available for this suburb.
Title mix in Bishopdale
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 394 | 86.2% |
| Cross lease | 59 | 12.9% |
| Unit title | 0 | 0.0% |
| Leasehold | 3 | 0.7% |
| Other record types | 1 | 0.2% |
| Total | 457 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Bishopdale compares
Nationally, 8.7% of live titles are cross-lease; Bishopdale is higher than the national share (8.7%).
Across Nelson City as a whole, the share is 5.3%; Bishopdale is about 2.4 times the overall Nelson City share (5.3%).
Its cross-lease share is the highest of 15 in Nelson City (among suburbs with an indexed page on this site).
How cross-leases in Bishopdale are set up
Fewer schemes refer to more than one flats plan (7%, against 36% nationally), usually because a plan was redrawn.
Three-flat schemes are less common here (4%, against 12% nationally).
Fewer leases include a garage (11% of schemes, against 28% nationally).
| Scheme structure | Bishopdale | Nelson City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 27 | 795 | 87,651 |
| Two-flat schemes | 88.9% | 69.4% | 76.2% |
| Three-flat schemes | 3.7% | 15.3% | 12.2% |
| Four or more flats | 7.4% | 14.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 713 m² | 840 m² | 908 m² |
| Typical land per flat | 336 m² | 381 m² | 408 m² |
| Schemes with a garage written into a lease | 11.1% | 27.0% | 28.4% |
| Schemes with a carport in a lease | 7.4% | 8.9% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 1.9% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 7.4% | 24.4% | 35.6% |
| Median year of earliest current title | 1991 | 1991 | 1988 |
| Two-flat schemes on 700 m² or more | 12 | 379 | 54,978 |
New titles in Bishopdale since 2020
77 of Bishopdale's current titles (17%) were first issued since 2020, well above Nelson City's suburbs with new-title figures taken together (8%) and above New Zealand (12%).
That rate is the highest of 13 in Nelson City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 76 | 37 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 1 | 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 Bishopdale
The typical building in Bishopdale stands on ground sloping 5.8° (read on an 8 m grid, so short steep banks may be understated).
About 11% of its 406 measured buildings stand on ground of 15° or more.
The land rises from about 43 m to 311 m, and 65% 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 Bishopdale
Bishopdale is inland: the typical title is 2.5 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 Bishopdale: 2023 Census
About 90% of Bishopdale's titles are in the census area Grampians (a Stats NZ statistical area), so these figures describe that area, not Bishopdale exactly.
Fewer residents are 65 or over in Grampians than across Nelson City: 15.2% against 21.6%.
| Measure | Grampians | Nelson City whole council |
|---|---|---|
| Usual residents | 2,538 | 52,584 |
| Change since 2018 | +5.2% | +3.3% |
| Change since 2013 | +13.6% | +13.2% |
| Median age | 39.7 | 44 |
| Households | 894 | 20,577 |
| Own or part-own their home (including family trusts) | 59.4% | 71.2% |
| Not owned and not in a family trust (mostly renting) | 40.6% | 28.8% |
| Median household income | $81,600 | $81,800 |
| Median weekly rent, renting households | $400 | $430 |
| Dwellings unoccupied on census night | 6.2% | 7.4% |
| Ages | ||
| Under 15 | 17.5% | 16.6% |
| 15 to 29 | 16.7% | 15.6% |
| 30 to 64 | 50.5% | 46.2% |
| 65 and over | 15.2% | 21.6% |
| Where people came from | ||
| Born overseas | 29.3% | 26.5% |
| Of those born overseas, arrived in the last 5 years | 27.6% | 22.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.1% | 43.0% |
| Lived overseas 5 years ago (of all residents) | 6.9% | 5.0% |
| Moved here in the last year (of all residents) | 21.4% | 18.2% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 27.3% | 26.8% |
| Employed full-time | 49.1% | 47.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.6% | 2.2% |
| Managers and professionals (of those employed) | 42.6% | 42.2% |
| Median personal income | $37,700 | $38,800 |
| Getting to work (of those employed) | ||
| Work from home | 12.8% | 14.8% |
| Car, truck or van | 66.4% | 67.5% |
| Bus, train or ferry | 1.8% | 1.1% |
| Walk or cycle | 16.7% | 14.6% |
| Households and families | ||
| One-person households | 28.4% | 27.1% |
| Average people per household | 2.4 | 2.4 |
| Households with no motor vehicle | 7.4% | 5.6% |
| Crowded households (need one or more extra bedrooms) | 5.5% | 4.1% |
| Couples with children (of families) | 39.2% | 36.4% |
| Couples without children | 42.7% | 48.1% |
| One-parent families | 18.1% | 15.5% |
| Homes | ||
| Separate (stand-alone) houses | 78.3% | 78.4% |
| Average bedrooms | 2.8 | 2.9 |
| Heated with a heat pump | 75.4% | 74.4% |
| Damp, always or sometimes | 14.9% | 14.0% |
| Mould over A4 size, always or sometimes | 13.3% | 9.6% |
Rents around Bishopdale
New tenancies in Grampians in the April–June 2026 quarter had a median rent of $340 a week (up 3.0% on a year earlier). That is well below the typical suburb in Nelson City ($555), and well below the national median ($600); the lowest of 12 in Nelson City.
| April–June 2026 | Grampians | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $340 | $600 |
| Middle half of rents | $240–$480 | $490–$700 |
| Change in median on a year earlier | +3.0% | +0.2% |
| Bonds lodged in the quarter | 51 | 40,827 |
Schools and hospitals near Bishopdale
No school site lies inside Bishopdale's boundary; the nearest is Nelson Intermediate, 1.5 km away in a straight line.
- Nearest school: Nelson Intermediate (1.5 km)
- Nearest secondary school: Nelson College (1.8 km)
- Nearest public general hospital: Nelson Hospital (1.6 km)
School enrolment zones in Bishopdale: a guide
The largest secondary-school zone share of Bishopdale's titles is in Nayland College's home zone (about 10%).
- Hampden Street School (primary, Years 1–6): about 90% of titles
- Enner Glynn School (primary, Years 1–6): about 75% of titles
- Broadgreen Intermediate (intermediate, Years 7–8): about 10% of titles
- Nayland College (secondary): about 10% 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 Bishopdale
No place of worship is mapped in OpenStreetMap inside Bishopdale's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Reformed Church of Nelson, 1.3 km away
- Muslim: Nelson Islamic Cultural Society (NICS), 3.2 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Nelson City with many cross-leases
- Stoke: 474 cross-lease titles (6.3%)
- Tāhunanui: 257 cross-lease titles (12.4%)
- Nelson South: 204 cross-lease titles (8.4%)
- The Wood: 134 cross-lease titles (7.9%)
- Toi Toi: 117 cross-lease titles (11.6%)
- Washington Valley: 100 cross-lease titles (11.9%)
- Richmond: 94 cross-lease titles (1.1%)
- Annesbrook: 76 cross-lease titles (11.4%)
Suburbs like Bishopdale
The closest match on the measures on this site is Mayfield, Marlborough District in Marlborough District, nearest on stand-alone houses, damp homes, children. 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 |
|---|---|---|---|---|---|
| Mayfield, Marlborough District | Marlborough District | 11.8% | No data | 39.3 | stand-alone houses, damp homes, children |
| Toi Toi | Nelson City | 11.6% | No data | 36.2 | unit-title share, schools, commuting by public transport |
| Enner Glynn | Nelson City | 4.7% | $590 | 42.1 | distance to the coast, unit-title share, degrees |
| Dallington | Christchurch City | 17.0% | $520 | 37 | schools, stand-alone houses, population change |
| The Brook | Nelson City | 4.2% | $500 | 39.7 | unit-title share, median age, born overseas |
Questions
What is the rent in Bishopdale, Nelson City?
New tenancies in Grampians (the rent area for part of Bishopdale) had a median rent of $340 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 $240 to $480.
What schools are in Bishopdale, Nelson City?
No school site lies inside Bishopdale's boundary. The nearest school is Nelson Intermediate (1.5 km in a straight line). Being near a school does not mean being in its zone.