Living in Cloverlea: rents, schools, census and property titles
The 869 live property titles in Cloverlea, Palmerston North City are almost all freehold (85%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 120 (13.8%), well above the national share of 8.7%.
- Cross-lease titles
- 120
- Share of live titles
- 13.8%
- Live titles in total
- 869
- Palmerston North City share
- 5.7%
- New Zealand share
- 8.7%
- Rank by share in Palmerston North City
- 1 of 11
- Rank by share in New Zealand
- joint 239 of 644
Cloverlea at a glance
Where Cloverlea differs most from suburbs across New Zealand: titles first issued since 2020 (lower than 94% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Cloverlea is listed under Palmerston North City.
- 869 live titles are recorded here, including 120 cross-lease titles (13.8%).
- 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 13.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.7% 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 Cloverlea
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 740 | 85.2% |
| Cross lease | 120 | 13.8% |
| Unit title | 6 | 0.7% |
| Leasehold | 0 | 0.0% |
| Other record types | 3 | 0.3% |
| Total | 869 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Cloverlea compares
Nationally, 8.7% of live titles are cross-lease; Cloverlea is about 1.6 times the national share (8.7%).
Across Palmerston North City as a whole, the share is 5.7%; Cloverlea is about 2.4 times the overall Palmerston North City share (5.7%).
Its cross-lease share is the highest of 11 in Palmerston North City (among suburbs with an indexed page on this site).
How cross-leases in Cloverlea are set up
Three-flat schemes are less common here (3%, against 12% nationally).
Fewer schemes have four or more flats on one section (3%, against 11% nationally).
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
| Scheme structure | Cloverlea | Palmerston North City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 58 | 734 | 87,651 |
| Two-flat schemes | 93.1% | 65.7% | 76.2% |
| Three-flat schemes | 3.4% | 13.8% | 12.2% |
| Four or more flats | 3.4% | 20.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 720 m² | 809 m² | 908 m² |
| Typical land per flat | 354 m² | 348 m² | 408 m² |
| Schemes with a garage written into a lease | 12.1% | 16.8% | 28.4% |
| Schemes with a carport in a lease | 15.5% | 12.8% | 13.3% |
| Schemes with a separate exclusive-use area | 1.7% | 1.2% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 37.9% | 23.7% | 35.6% |
| Median year of earliest current title | 1986 | 1985 | 1988 |
| Two-flat schemes on 700 m² or more | 28 | 292 | 54,978 |
New titles in Cloverlea since 2020
21 of Cloverlea's current titles (2%) were first issued since 2020, well below Palmerston North City's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
That rate is the lowest of 11 in Palmerston North City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 20 | 10 |
| Unit title | 0 | 0 |
| Cross-lease | 1 | 0 |
| 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 Cloverlea
The typical building in Cloverlea stands on ground sloping 0.8° (read on an 8 m grid, so short steep banks may be understated), joint steepest of 11 in Palmerston North City.
Nearly all of its 1,441 measured buildings (99%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Cloverlea
Cloverlea is inland: the typical title is 30 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 Cloverlea: 2023 Census
About 88% of Cloverlea's titles are in the census area Cloverlea (Palmerston North City) (a Stats NZ statistical area), so these figures describe that area, not Cloverlea exactly.
Fewer workers walk or cycle to work in Cloverlea (Palmerston North City) than across Palmerston North City: 3.9% against 7.7%.
Fewer households have no car in Cloverlea (Palmerston North City) than across Palmerston North City: 3.5% against 6.8%.
Fewer residents were born overseas in Cloverlea (Palmerston North City) than across Palmerston North City: 12.2% against 22.0%.
| Measure | Cloverlea (Palmerston North City) | Tremaine | Palmerston North City whole council |
|---|---|---|---|
| Usual residents | 1,905 | 429 | 87,090 |
| Change since 2018 | +0.6% | −5.9% | +2.9% |
| Change since 2013 | +2.1% | +11.7% | +8.8% |
| Median age | 35.7 | 28.8 | 35.7 |
| Households | 744 | 129 | 31,497 |
| Own or part-own their home (including family trusts) | 69.0% | 44.2% | 64.1% |
| Not owned and not in a family trust (mostly renting) | 30.6% | 58.1% | 35.9% |
| Median household income | $86,800 | $73,600 | $90,600 |
| Median weekly rent, renting households | $450 | $348 | $400 |
| Dwellings unoccupied on census night | 3.1% | 11.8% | 6.6% |
| Ages | |||
| Under 15 | 19.8% | 19.6% | 19.4% |
| 15 to 29 | 21.4% | 32.2% | 22.3% |
| 30 to 64 | 42.2% | 39.2% | 42.6% |
| 65 and over | 16.5% | 9.1% | 15.7% |
| Where people came from | |||
| Born overseas | 12.2% | 11.3% | 22.0% |
| Of those born overseas, arrived in the last 5 years | 6.6% | — | 23.8% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 39.9% | 56.1% | 45.7% |
| Lived overseas 5 years ago (of all residents) | 2.4% | 0.7% | 3.7% |
| Moved here in the last year (of all residents) | 13.7% | 22.0% | 20.2% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 16.7% | 7.5% | 25.8% |
| Employed full-time | 53.0% | 47.0% | 51.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.1% | 7.0% | 3.1% |
| Managers and professionals (of those employed) | 33.1% | 22.9% | 41.2% |
| Median personal income | $42,700 | $31,300 | $40,800 |
| Getting to work (of those employed) | |||
| Work from home | 10.2% | 12.9% | 12.6% |
| Car, truck or van | 84.3% | 71.4% | 76.9% |
| Bus, train or ferry | 1.5% | 0.0% | 1.4% |
| Walk or cycle | 3.9% | 11.4% | 7.7% |
| Households and families | |||
| One-person households | 26.4% | 31.0% | 24.3% |
| Average people per household | 2.5 | 2.6 | 2.6 |
| Households with no motor vehicle | 3.5% | 11.1% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 4.6% | 7.1% | 4.9% |
| Couples with children (of families) | 37.4% | 48.1% | 41.5% |
| Couples without children | 39.2% | 22.2% | 40.3% |
| One-parent families | 22.8% | 29.6% | 18.2% |
| Homes | |||
| Separate (stand-alone) houses | 87.9% | 74.4% | 82.6% |
| Average bedrooms | 3.1 | 2.9 | 3.1 |
| Heated with a heat pump | 66.1% | 73.0% | 64.9% |
| Damp, always or sometimes | 19.4% | 22.2% | 17.6% |
| Mould over A4 size, always or sometimes | 15.6% | 13.9% | 13.4% |
Rents around Cloverlea
New tenancies in Cloverlea (Palmerston North City) in the April–June 2026 quarter had a median rent of $565 a week (down 2.6% on a year earlier). That is close to the typical suburb in Palmerston North City ($568), and close to the national median ($600).
| April–June 2026 | Cloverlea (Palmerston North City) | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $565 | $600 |
| Middle half of rents | $515–$623 | $490–$700 |
| Change in median on a year earlier | −2.6% | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
Schools and hospitals near Cloverlea
One school site lies inside Cloverlea: Cloverlea School (Contributing).
- Cloverlea School (Contributing)
- Nearest school: Cloverlea School (0.8 km)
- Nearest secondary school: Queen Elizabeth College (1.2 km)
- Nearest public general hospital: Palmerston North Hospital (2.4 km)
School enrolment zones in Cloverlea: a guide
One secondary school has a home zone covering most of Cloverlea's titles: Palmerston North Boys' High School.
- Cloverlea School (primary, Years 1–6): all or nearly all titles
- Kairanga School (primary, Years 1–8): about 15% of titles
- Cornerstone Christian School (composite): all or nearly all titles
- Palmerston North Boys' High School (secondary): about 85% 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 Cloverlea
OpenStreetMap maps 1 place of worship inside Cloverlea (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Salt.Central, under 1 km away
- Muslim: Al Qadiri Islamic Centre Manawatu, 1.7 km away
- Sikh: Gurudwara Sri Guru Harkishan Sahib Ji, 2.2 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Palmerston North City with many cross-leases
- Palmerston North: 448 cross-lease titles (10.0%)
- Roslyn: 194 cross-lease titles (7.1%)
- West End: 194 cross-lease titles (9.4%)
- Hokowhitu: 184 cross-lease titles (4.6%)
- Kelvin Grove: 167 cross-lease titles (4.7%)
- Milson: 167 cross-lease titles (6.1%)
- Awapuni: 134 cross-lease titles (4.1%)
- Terrace End: 131 cross-lease titles (6.7%)
All suburbs in Palmerston North City
Suburbs like Cloverlea
The closest match on the measures on this site is Terrace End in Palmerston North City, nearest on schools, commuting by public transport, median age. 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 |
|---|---|---|---|---|---|
| Terrace End | Palmerston North City | 6.7% | $600 | 35.5 | schools, commuting by public transport, median age |
| Milson | Palmerston North City | 6.1% | $588 | 33.4 | home ownership, working from home, commuting on foot or by bike |
| Awapuni, Palmerston North City | Palmerston North City | 4.1% | $600 | 37.4 | commuting by public transport, distance to the coast, population change |
| Islington, Marlborough District | Marlborough District | 9.9% | $520 | 39.7 | stand-alone houses, population change, slope |
| Riversdale, Marlborough District | Marlborough District | 8.0% | $520 | 39.7 | stand-alone houses, population change, slope |
Questions
What is the rent in Cloverlea?
New tenancies in Cloverlea (Palmerston North City) (the rent area for part of Cloverlea) had a median rent of $565 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 $515 to $623.
What schools are in Cloverlea?
LINZ maps 1 school site inside Cloverlea: Cloverlea School. The nearest secondary school to its centre is Queen Elizabeth College (1.2 km in a straight line). The secondary-school home zone covering most of its titles is Palmerston North Boys' High School; check the school's own zone map for any address.