Living in Ōpōtiki: rents, schools, census and property titles
The 1,992 live property titles in Ōpōtiki, Ōpōtiki District are almost all freehold (85%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 285 (14.3%), well above the national share of 8.7%.
- Cross-lease titles
- 285
- Share of live titles
- 14.3%
- Live titles in total
- 1,992
- Ōpōtiki District share
- 5.1%
- New Zealand share
- 8.7%
- Rank by share in Ōpōtiki District
- 1 of 1
- Rank by share in New Zealand
- joint 224 of 644
Ōpōtiki at a glance
Where Ōpōtiki differs most from suburbs across New Zealand: median age (lower than 91% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Ōpōtiki is listed under Ōpōtiki District.
- 1,992 live titles are recorded here, including 285 cross-lease titles (14.3%).
- 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 14.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.4% 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 Ōpōtiki
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,686 | 84.6% |
| Cross lease | 285 | 14.3% |
| Unit title | 7 | 0.4% |
| Leasehold | 7 | 0.4% |
| Other record types | 7 | 0.4% |
| Total | 1,992 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Ōpōtiki compares
Nationally, 8.7% of live titles are cross-lease; Ōpōtiki is about 1.6 times the national share (8.7%).
Across Ōpōtiki District as a whole, the share is 5.1%; Ōpōtiki is about 2.8 times the overall Ōpōtiki District share (5.1%).
How cross-leases in Ōpōtiki are set up
Carports appear in fewer leases (2% of schemes, against 13% nationally).
Separate exclusive-use areas are less common (1% of schemes, against 5% nationally).
Fewer leases include a garage (17% of schemes, against 28% nationally).
| Scheme structure | Ōpōtiki | Ōpōtiki District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 123 | 139 | 87,651 |
| Two-flat schemes | 74.0% | 73.4% | 76.2% |
| Three-flat schemes | 13.0% | 13.7% | 12.2% |
| Four or more flats | 13.0% | 12.9% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,016 m² | 1,063 m² | 908 m² |
| Typical land per flat | 506 m² | 507 m² | 408 m² |
| Schemes with a garage written into a lease | 17.1% | 18.7% | 28.4% |
| Schemes with a carport in a lease | 1.6% | 1.4% | 13.3% |
| Schemes with a separate exclusive-use area | 0.8% | 1.4% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 24.4% | 23.0% | 35.6% |
| Median year of earliest current title | 1987 | 1988 | 1988 |
| Two-flat schemes on 700 m² or more | 84 | 95 | 54,978 |
Unit titles and leasehold in Ōpōtiki
Unit titles are 0.4% of Ōpōtiki's titles, well below New Zealand (7.5%). They belong to 3 developments, each run by a body corporate; half have 2 units or fewer.
New titles in Ōpōtiki since 2020
125 of Ōpōtiki's current titles (6%) were first issued since 2020, below Ōpōtiki District's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
Most came recently: 93 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 120 | 90 |
| Unit title | 0 | 0 |
| Cross-lease | 2 | 2 |
| Leasehold | 1 | 1 |
| Other | 2 | 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 Ōpōtiki
The typical building in Ōpōtiki stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 3,207 measured buildings (94%) 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 Ōpōtiki
0% of Ōpōtiki's titles are within 200 m of the sea or harbour edge, 0% within 500 m and 2% within 1 km. The typical title is 2.3 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 Ōpōtiki: 2023 Census
About 76% of Ōpōtiki's titles are in the census area Ōpōtiki (a Stats NZ statistical area), so these figures describe that area, not Ōpōtiki exactly.
Fewer workers work from home in Ōpōtiki than across Ōpōtiki District: 10.1% against 19.7%.
More households have no car in Ōpōtiki than across Ōpōtiki District: 9.9% against 5.1%.
Fewer residents are 65 or over in Ōpōtiki than across Ōpōtiki District: 13.6% against 19.9%.
| Measure | Ōpōtiki | Woodlands | Ōpōtiki District whole council |
|---|---|---|---|
| Usual residents | 3,786 | 1,053 | 10,089 |
| Change since 2018 | +0.7% | +2.0% | +8.8% |
| Change since 2013 | +20.2% | +14.3% | +19.6% |
| Median age | 31.8 | 47.5 | 40.1 |
| Households | 1,179 | 405 | 3,600 |
| Own or part-own their home (including family trusts) | 52.9% | 80.0% | 69.1% |
| Not owned and not in a family trust (mostly renting) | 47.3% | 19.3% | 30.8% |
| Median household income | $59,900 | $74,800 | $66,900 |
| Median weekly rent, renting households | $300 | $350 | $298 |
| Dwellings unoccupied on census night | 9.3% | 6.3% | 23.3% |
| Ages | |||
| Under 15 | 25.7% | 18.2% | 21.4% |
| 15 to 29 | 21.5% | 13.7% | 17.7% |
| 30 to 64 | 39.1% | 39.9% | 41.0% |
| 65 and over | 13.6% | 28.2% | 19.9% |
| Where people came from | |||
| Born overseas | 8.2% | 12.3% | 8.8% |
| Of those born overseas, arrived in the last 5 years | 23.7% | 11.6% | 22.5% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 49.5% | 38.0% | 53.5% |
| Lived overseas 5 years ago (of all residents) | 2.6% | 2.6% | 3.5% |
| Moved here in the last year (of all residents) | 20.0% | 12.6% | 18.8% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 10.6% | 12.7% | 13.0% |
| Employed full-time | 44.7% | 46.3% | 43.0% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 7.7% | 2.4% | 6.2% |
| Managers and professionals (of those employed) | 31.7% | 40.0% | 38.9% |
| Median personal income | $29,900 | $35,500 | $30,500 |
| Getting to work (of those employed) | |||
| Work from home | 10.1% | 16.9% | 19.7% |
| Car, truck or van | 83.1% | 81.3% | 75.5% |
| Bus, train or ferry | 0.6% | 0.0% | 0.3% |
| Walk or cycle | 5.4% | 1.9% | 3.6% |
| Households and families | |||
| One-person households | 29.0% | 24.2% | 26.0% |
| Average people per household | 2.9 | 2.6 | 2.7 |
| Households with no motor vehicle | 9.9% | 2.6% | 5.1% |
| Crowded households (need one or more extra bedrooms) | 15.7% | 5.5% | 11.7% |
| Couples with children (of families) | 33.7% | 34.7% | 32.2% |
| Couples without children | 31.8% | 50.5% | 41.9% |
| One-parent families | 34.9% | 15.8% | 25.9% |
| Homes | |||
| Separate (stand-alone) houses | 84.6% | 95.6% | 89.7% |
| Average bedrooms | 2.8 | 3.2 | 3 |
| Heated with a heat pump | 55.0% | 53.9% | 46.6% |
| Damp, always or sometimes | 36.1% | 15.8% | 29.7% |
| Mould over A4 size, always or sometimes | 31.4% | 14.4% | 25.7% |
Rents around Ōpōtiki
New tenancies in Opotiki in the April–June 2026 quarter had a median rent of $520 a week (down 1.9% on a year earlier). That is slightly below the national median ($600).
| April–June 2026 | Opotiki | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $520 | $600 |
| Middle half of rents | $440–$550 | $490–$700 |
| Change in median on a year earlier | −1.9% | +0.2% |
| Bonds lodged in the quarter | 21 | 40,827 |
Schools and hospitals near Ōpōtiki
LINZ maps 4 school sites inside Ōpōtiki, among them Ashbrook School (Full Primary) and Opotiki College (Secondary (Year 9-15)).
- Ashbrook School (Full Primary)
- Opotiki College (Secondary (Year 9-15))
- Opotiki School (Full Primary)
- St Joseph's Catholic School (Opotiki) (Full Primary)
- Nearest school: Opotiki School (0.5 km)
- Nearest secondary school: Opotiki College (0.5 km)
- Nearest public general hospital: Whakatane Hospital (27.5 km)
School enrolment zones in Ōpōtiki: a guide
The largest primary-school zone share of Ōpōtiki's titles is in Woodlands School's home zone (about 25%).
- Woodlands School (primary): about 25% of titles
About 75% of Ōpōtiki's titles are outside every mapped home zone.
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 Ōpōtiki
OpenStreetMap maps 5 places of worship inside Ōpōtiki (5 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Opotiki Baptist Church, under 1 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Suburbs like Ōpōtiki
The closest match on the measures on this site is Marewa in Napier City, nearest on slope, elevation, cross-lease share. 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 |
|---|---|---|---|---|---|
| Marewa | Napier City | 14.6% | $600 | 33.2 | slope, elevation, cross-lease share |
| Maraenui, Napier City | Napier City | 3.4% | $580 | 28.7 | slope, elevation, unit-title share |
| Huntly | Waikato District | 3.7% | No data | 35.9 | unit-title share, distance to a hospital, commuting by public transport |
| Waitara | New Plymouth District | 5.5% | $500 | 37.4 | household income, unit-title share, distance to the coast |
| Kaiti | Gisborne District | 4.3% | $650 | 32.1 | heat pumps, unit-title share, median age |
Questions
What is the rent in Ōpōtiki?
New tenancies in Opotiki (the rent area for part of Ōpōtiki) had a median rent of $520 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 $440 to $550.
What schools are in Ōpōtiki?
LINZ maps 4 school sites inside Ōpōtiki, including Ashbrook School, Opotiki College and Opotiki School. The nearest secondary school to its centre is Opotiki College (0.5 km in a straight line). Being near a school does not mean being in its zone.