Living in Stoke: rents, schools, census and property titles
The 7,537 live property titles in Stoke, Nelson City are almost all freehold (80%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 474 (6.3%), below the national share of 8.7%.
- Cross-lease titles
- 474
- Share of live titles
- 6.3%
- Live titles in total
- 7,537
- Nelson City share
- 5.3%
- New Zealand share
- 8.7%
- Rank by share in Nelson City
- 10 of 15
- Rank by share in New Zealand
- joint 433 of 644
Stoke at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Stoke is listed under Nelson City.
- 7,537 live titles are recorded here, including 474 cross-lease titles (6.3%).
- 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 6.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 4.2% 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
- Mapped public-transport context is not available for this suburb.
Title mix in Stoke
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 6,015 | 79.8% |
| Cross lease | 474 | 6.3% |
| Unit title | 313 | 4.2% |
| Leasehold | 686 | 9.1% |
| Other record types | 49 | 0.7% |
| Total | 7,537 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Stoke compares
Nationally, 8.7% of live titles are cross-lease; Stoke is lower than the national share (8.7%).
Across Nelson City as a whole, the share is 5.3%; Stoke is slightly higher than the overall Nelson City share (5.3%).
How cross-leases in Stoke are set up
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
Carports appear in fewer leases (9% of schemes, against 13% nationally).
Fewer schemes refer to more than one flats plan (27%, against 36% nationally), usually because a plan was redrawn.
| Scheme structure | Stoke | Nelson City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 219 | 795 | 87,651 |
| Two-flat schemes | 76.3% | 69.4% | 76.2% |
| Three-flat schemes | 14.2% | 15.3% | 12.2% |
| Four or more flats | 9.1% | 14.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 811 m² | 840 m² | 908 m² |
| Typical land per flat | 404 m² | 381 m² | 408 m² |
| Schemes with a garage written into a lease | 35.6% | 27.0% | 28.4% |
| Schemes with a carport in a lease | 9.1% | 8.9% | 13.3% |
| Schemes with a separate exclusive-use area | 2.3% | 1.9% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 26.9% | 24.4% | 35.6% |
| Median year of earliest current title | 1991 | 1991 | 1988 |
| Two-flat schemes on 700 m² or more | 122 | 379 | 54,978 |
Unit titles and leasehold in Stoke
Unit titles are 4% of Stoke's titles, above Nelson City (3%) and well below New Zealand (8%). They belong to 11 developments, each run by a body corporate; 1 has 50 or more units.
686 titles (9.1%) 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 | 1 |
| More than 50 years left | 673 |
| Term mentions renewal (including perpetually renewable) | 9 |
| Term not stated or not readable | 2 |
New titles in Stoke since 2020
614 of Stoke's current titles (8%) were first issued since 2020, close to Nelson City's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
16% are unit titles, in 3 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 508 | 252 |
| Unit title | 98 | 66 |
| Cross-lease | 1 | 1 |
| Leasehold | 4 | 2 |
| Other | 3 | 3 |
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 Stoke
The typical building in Stoke stands on ground sloping 1.4° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 7,937 measured buildings (90%) stand on ground under 5°.
The land rises from about 1 m to 775 m, and 38% 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 Stoke
3% of Stoke's titles are within 200 m of the sea or harbour edge, 13% within 500 m and 40% within 1 km. The typical title is 1.2 km 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 Stoke: 2023 Census
Stoke's titles fall in 9 census areas (Stats NZ statistical areas). The 4 shown below hold 70% of its titles; their figures are shown side by side and are not added together.
Fewer workers walk or cycle to work in Omaio than across Nelson City: 8.4% against 14.6%.
| Measure | Omaio 25% of titles | Suffolk 17% of titles | Aldinga 15% of titles | Maitlands 13% of titles | Nelson City whole council |
|---|---|---|---|---|---|
| Usual residents | 3,912 | 2,658 | 3,174 | 2,157 | 52,584 |
| Change since 2018 | +15.5% | −2.3% | +0.2% | +0.4% | +3.3% |
| Change since 2013 | +43.9% | +1.3% | +23.0% | +6.7% | +13.2% |
| Median age | 43 | 54.2 | 50.7 | 41 | 44 |
| Households | 1,515 | 1,029 | 1,260 | 840 | 20,577 |
| Own or part-own their home (including family trusts) | 72.7% | 80.5% | 81.2% | 71.1% | 71.2% |
| Not owned and not in a family trust (mostly renting) | 27.1% | 19.5% | 18.8% | 28.9% | 28.8% |
| Median household income | $83,700 | $70,600 | $67,000 | $83,200 | $81,800 |
| Median weekly rent, renting households | $395 | $506 | $468 | $455 | $430 |
| Dwellings unoccupied on census night | 5.0% | 4.9% | 5.9% | 7.2% | 7.4% |
| Ages | |||||
| Under 15 | 17.8% | 13.0% | 15.2% | 18.4% | 16.6% |
| 15 to 29 | 15.2% | 14.3% | 13.4% | 15.2% | 15.6% |
| 30 to 64 | 46.2% | 36.6% | 39.4% | 47.4% | 46.2% |
| 65 and over | 20.8% | 36.0% | 32.0% | 18.9% | 21.6% |
| Where people came from | |||||
| Born overseas | 22.4% | 19.3% | 19.7% | 22.2% | 26.5% |
| Of those born overseas, arrived in the last 5 years | 17.2% | 17.2% | 21.7% | 24.1% | 22.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.0% | 45.7% | 41.4% | 41.7% | 43.0% |
| Lived overseas 5 years ago (of all residents) | 4.4% | 2.1% | 3.3% | 5.5% | 5.0% |
| Moved here in the last year (of all residents) | 16.3% | 17.3% | 16.1% | 16.6% | 18.2% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 22.5% | 17.2% | 17.7% | 24.9% | 26.8% |
| Employed full-time | 49.3% | 38.4% | 42.1% | 52.3% | 47.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.6% | 1.3% | 1.7% | 2.2% | 2.2% |
| Managers and professionals (of those employed) | 41.3% | 35.5% | 33.9% | 39.9% | 42.2% |
| Median personal income | $39,100 | $32,200 | $34,100 | $41,800 | $38,800 |
| Getting to work (of those employed) | |||||
| Work from home | 13.6% | 11.8% | 11.0% | 10.9% | 14.8% |
| Car, truck or van | 74.7% | 76.8% | 76.3% | 71.7% | 67.5% |
| Bus, train or ferry | 1.9% | 1.2% | 1.2% | 2.0% | 1.1% |
| Walk or cycle | 8.4% | 8.9% | 9.5% | 13.4% | 14.6% |
| Households and families | |||||
| One-person households | 25.2% | 27.4% | 32.5% | 25.8% | 27.1% |
| Average people per household | 2.5 | 2.3 | 2.4 | 2.5 | 2.4 |
| Households with no motor vehicle | 7.2% | 5.9% | 6.6% | 4.5% | 5.6% |
| Crowded households (need one or more extra bedrooms) | 4.0% | 2.4% | 3.1% | 3.6% | 4.1% |
| Couples with children (of families) | 38.2% | 31.4% | 36.9% | 37.4% | 36.4% |
| Couples without children | 47.9% | 54.8% | 48.6% | 44.9% | 48.1% |
| One-parent families | 14.2% | 14.2% | 14.5% | 17.2% | 15.5% |
| Homes | |||||
| Separate (stand-alone) houses | 79.9% | 79.4% | 76.4% | 82.9% | 78.4% |
| Average bedrooms | 2.9 | 3 | 3 | 2.9 | 2.9 |
| Heated with a heat pump | 82.7% | 83.2% | 83.8% | 74.8% | 74.4% |
| Damp, always or sometimes | 11.8% | 7.5% | 7.8% | 14.7% | 14.0% |
| Mould over A4 size, always or sometimes | 7.9% | 6.3% | 5.1% | 9.0% | 9.6% |
Rents around Stoke
New tenancies in Omaio in the April–June 2026 quarter had a median rent of $650 a week (up 8.7% on a year earlier). That is slightly above the typical suburb in Nelson City ($555), and slightly above the national median ($600); the highest of 12 in Nelson City.
| April–June 2026 | Omaio 25% of titles | Aldinga 15% of titles | Maitlands 13% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $650 | $630 | $585 | $600 |
| Middle half of rents | $570–$735 | $618–$715 | $525–$611 | $490–$700 |
| Change in median on a year earlier | +8.7% | +0.0% | — | +0.2% |
| Bonds lodged in the quarter | 21 | 15 | 18 | 40,827 |
Schools and hospitals near Stoke
LINZ maps 6 school sites inside Stoke, among them Birchwood School (Contributing) and Broadgreen Intermediate (Intermediate).
- Birchwood School (Contributing)
- Broadgreen Intermediate (Intermediate)
- Nayland College (Secondary (Year 9-15))
- Nayland Primary School (Contributing)
- Nelson Christian Academy (Full Primary)
- Stoke School (Contributing)
- Nearest school: Nelson Christian Academy (0.8 km)
- Nearest secondary school: Nayland College (2.2 km)
- Nearest public general hospital: Alexandra Hospital (3.9 km)
School enrolment zones in Stoke: a guide
One secondary school has a home zone covering most of Stoke's titles: Nayland College.
- Stoke School (primary, Years 1–6): about 50% of titles
- Nayland Primary School (primary, Years 1–6): about 40% of titles
- Birchwood School (primary, Years 1–6): about 30% of titles
- Enner Glynn School (primary, Years 1–6): about 15% of titles
- Broadgreen Intermediate (intermediate, Years 7–8): all or nearly all titles
- Nayland 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
Places of worship near Stoke
OpenStreetMap maps 8 places of worship inside Stoke (8 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Saint Andrew's, under 1 km away
- Muslim: Nelson Islamic Cultural Society (NICS), 6.4 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
- 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%)
- Bishopdale: 59 cross-lease titles (12.9%)
Suburbs like Stoke
The closest match on the measures on this site is Richmond, Nelson City in Nelson City, nearest on distance to the coast, damp homes, 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 |
|---|---|---|---|---|---|
| Richmond, Nelson City | Nelson City | 1.1% | No data | 42.1 | distance to the coast, damp homes, home ownership |
| Taradale | Napier City | 9.7% | $638 | 42.2 | household income, heat pumps, stand-alone houses |
| Bishopdale, Christchurch City | Christchurch City | 19.1% | $598 | 38.4 | stand-alone houses, home ownership, children |
| Springlands | Marlborough District | 6.5% | No data | 48.8 | land per flat, cross-lease share, distance to a hospital |
| Blenheim | Marlborough District | 18.2% | $565 | 43.5 | damp homes, median age, unit-title share |
Questions
What is the rent in Stoke?
New tenancies in Omaio (the rent area for part of Stoke) had a median rent of $650 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 $570 to $735.
What schools are in Stoke?
LINZ maps 6 school sites inside Stoke, including Birchwood School, Broadgreen Intermediate and Nayland College. The nearest secondary school to its centre is Nayland College (2.2 km in a straight line). The secondary-school home zone covering most of its titles is Nayland College; check the school's own zone map for any address.