Living in Toi Toi: schools, census and property titles
The 1,006 live property titles in Toi Toi, Nelson City are almost all freehold (81%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 117 (11.6%), above the national share of 8.7%.
- Cross-lease titles
- 117
- Share of live titles
- 11.6%
- Live titles in total
- 1,006
- Nelson City share
- 5.3%
- New Zealand share
- 8.7%
- Rank by share in Nelson City
- 4 of 15
- Rank by share in New Zealand
- joint 285 of 644
Toi Toi at a glance
Where Toi Toi differs most from suburbs across New Zealand: median slope under buildings (higher than 96% of NZ suburbs); titles first issued since 2020 (lower than 90% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Toi Toi is listed under Nelson City.
- 1,006 live titles are recorded here, including 117 cross-lease titles (11.6%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 11.6% 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
- 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 Toi Toi
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 814 | 80.9% |
| Cross lease | 117 | 11.6% |
| Unit title | 0 | 0.0% |
| Leasehold | 75 | 7.5% |
| Other record types | 0 | 0.0% |
| Total | 1,006 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Toi Toi compares
Nationally, 8.7% of live titles are cross-lease; Toi Toi is higher than the national share (8.7%).
Across Nelson City as a whole, the share is 5.3%; Toi Toi is about 2.2 times the overall Nelson City share (5.3%).
How cross-leases in Toi Toi are set up
Carports appear in fewer leases (6% of schemes, against 13% nationally).
Fewer leases include a garage (14% of schemes, against 28% nationally).
Fewer schemes refer to more than one flats plan (18%, against 36% nationally), usually because a plan was redrawn.
| Scheme structure | Toi Toi | Nelson City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 50 | 795 | 87,651 |
| Two-flat schemes | 74.0% | 69.4% | 76.2% |
| Three-flat schemes | 8.0% | 15.3% | 12.2% |
| Four or more flats | 16.0% | 14.6% | 11.4% |
| Typical section size (from the titles, not a survey) | 736 m² | 840 m² | 908 m² |
| Typical land per flat | 344 m² | 381 m² | 408 m² |
| Schemes with a garage written into a lease | 14.0% | 27.0% | 28.4% |
| Schemes with a carport in a lease | 6.0% | 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) | 18.0% | 24.4% | 35.6% |
| Median year of earliest current title | 1990 | 1991 | 1988 |
| Two-flat schemes on 700 m² or more | 16 | 379 | 54,978 |
Unit titles and leasehold in Toi Toi
75 titles (7.5%) 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 | 1 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 72 |
| Term mentions renewal (including perpetually renewable) | 2 |
| Term not stated or not readable | 0 |
New titles in Toi Toi since 2020
28 of Toi Toi's current titles (3%) were first issued since 2020, well below Nelson City's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
Most came recently: 25 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 27 | 25 |
| 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 Toi Toi
The typical building in Toi Toi stands on ground sloping 9.7° (read on an 8 m grid, so short steep banks may be understated), 2nd steepest of 15 in Nelson City.
About 24% of its 1,168 measured buildings stand on ground of 15° or more.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Toi Toi
0% of Toi Toi's titles are within 200 m of the sea or harbour edge, 1% within 500 m and 20% within 1 km. The typical title is 1.1 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 Toi Toi: 2023 Census
About 67% of Toi Toi's titles are in the census area Toi Toi (a Stats NZ statistical area), so these figures describe that area, not Toi Toi exactly.
Fewer residents are 65 or over in Toi Toi than across Nelson City: 9.6% against 21.6%.
Fewer workers work from home in Toi Toi than across Nelson City: 10.0% against 14.8%.
More residents are children under 15 in Toi Toi than across Nelson City: 23.5% against 16.6%.
| Measure | Toi Toi | Washington | Nelson City whole council |
|---|---|---|---|
| Usual residents | 1,686 | 2,826 | 52,584 |
| Change since 2018 | +1.6% | −0.7% | +3.3% |
| Change since 2013 | +8.9% | +14.5% | +13.2% |
| Median age | 36.2 | 35.2 | 44 |
| Households | 609 | 1,020 | 20,577 |
| Own or part-own their home (including family trusts) | 68.5% | 64.1% | 71.2% |
| Not owned and not in a family trust (mostly renting) | 31.0% | 35.9% | 28.8% |
| Median household income | $75,200 | $88,200 | $81,800 |
| Median weekly rent, renting households | $380 | $420 | $430 |
| Dwellings unoccupied on census night | 5.6% | 7.5% | 7.4% |
| Ages | |||
| Under 15 | 23.5% | 19.4% | 16.6% |
| 15 to 29 | 16.4% | 21.3% | 15.6% |
| 30 to 64 | 50.5% | 47.2% | 46.2% |
| 65 and over | 9.6% | 12.1% | 21.6% |
| Where people came from | |||
| Born overseas | 31.0% | 32.5% | 26.5% |
| Of those born overseas, arrived in the last 5 years | 22.2% | 26.7% | 22.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 42.3% | 46.1% | 43.0% |
| Lived overseas 5 years ago (of all residents) | 6.0% | 5.4% | 5.0% |
| Moved here in the last year (of all residents) | 16.5% | 20.6% | 18.2% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 23.5% | 27.2% | 26.8% |
| Employed full-time | 51.5% | 50.2% | 47.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.6% | 2.9% | 2.2% |
| Managers and professionals (of those employed) | 37.9% | 36.8% | 42.2% |
| Median personal income | $38,300 | $39,800 | $38,800 |
| Getting to work (of those employed) | |||
| Work from home | 10.0% | 13.8% | 14.8% |
| Car, truck or van | 68.6% | 71.3% | 67.5% |
| Bus, train or ferry | 1.7% | 0.6% | 1.1% |
| Walk or cycle | 17.2% | 12.1% | 14.6% |
| Households and families | |||
| One-person households | 26.9% | 21.9% | 27.1% |
| Average people per household | 2.7 | 2.7 | 2.4 |
| Households with no motor vehicle | 6.9% | 5.1% | 5.6% |
| Crowded households (need one or more extra bedrooms) | 8.1% | 7.6% | 4.1% |
| Couples with children (of families) | 48.6% | 38.0% | 36.4% |
| Couples without children | 31.9% | 39.2% | 48.1% |
| One-parent families | 19.6% | 22.4% | 15.5% |
| Homes | |||
| Separate (stand-alone) houses | 83.3% | 85.1% | 78.4% |
| Average bedrooms | 2.7 | 3 | 2.9 |
| Heated with a heat pump | 64.7% | 69.7% | 74.4% |
| Damp, always or sometimes | 26.3% | 25.9% | 14.0% |
| Mould over A4 size, always or sometimes | 19.7% | 15.2% | 9.6% |
Schools and hospitals near Toi Toi
No school site lies inside Toi Toi's boundary; the nearest is Victory Primary School, 0.5 km away in a straight line.
- Nearest school: Victory Primary School (0.5 km)
- Nearest secondary school: Nelson College (1.3 km)
- Nearest public general hospital: Nelson Hospital (0.9 km)
Being near a school does not mean being in its zone: check its enrolment scheme. Sources and limits
Places of worship near Toi Toi
No place of worship is mapped in OpenStreetMap inside Toi Toi's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Victory Church, under 1 km away
- Muslim: Nelson Islamic Cultural Society (NICS), 2.0 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%)
- 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 Toi Toi
The closest match on the measures on this site is Washington Valley in Nelson City, nearest on unit-title share, schools, distance to the coast. 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 |
|---|---|---|---|---|---|
| Washington Valley | Nelson City | 11.9% | $560 | 35.2 | unit-title share, schools, distance to the coast |
| Bishopdale, Nelson City | Nelson City | 12.9% | $340 | 39.7 | unit-title share, schools, commuting by public transport |
| The Brook | Nelson City | 4.2% | $500 | 39.7 | unit-title share, schools, new titles |
| Enner Glynn | Nelson City | 4.7% | $590 | 42.1 | population change, unit-title share, distance to the coast |
| Rānui, Porirua City | Porirua City | 10.5% | No data | 32.5 | stand-alone houses, distance to the coast, population change |
Questions
What schools are in Toi Toi?
No school site lies inside Toi Toi's boundary. The nearest school is Victory Primary School (0.5 km in a straight line). Being near a school does not mean being in its zone.