Suburbs in Rotorua District: rents, census and property titles
LINZ recorded 33,307 live titles in Rotorua District on 30 September 2026: 79% freehold, then cross-lease at 12.8%. Its 4,276 cross-lease titles (12.8%) are above the national share of 8.7% (in the highest quarter of 54 in New Zealand, among councils with at least 100 cross-lease titles).
Rotorua District cross-lease titles
- Cross-lease titles
- 4,276
- Share of live titles
- 12.8%
- Live titles in total
- 33,307
- New Zealand share
- 8.7%
- Suburbs with 30+ cross-lease titles
- 20
Title mix in Rotorua District
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 26,462 | 79.4% |
| Cross lease | 4,276 | 12.8% |
| Unit title | 1,021 | 3.1% |
| Leasehold | 1,018 | 3.1% |
| Other record types | 530 | 1.6% |
| Total | 33,307 | 100% |
Counts are titles, not homes. Sources and limits
How cross-leases in Rotorua District are set up
Carports appear in fewer leases (6% of schemes, against 13% nationally).
Fewer schemes have four or more flats on one section (8%, against 11% nationally), up to 10.
Three-flat schemes are less common here (9%, against 12% nationally).
| Scheme structure | Rotorua District | New Zealand |
|---|---|---|
| Cross-lease schemes (shared sections) | 1,958 | 87,651 |
| Two-flat schemes | 82.2% | 76.2% |
| Three-flat schemes | 9.2% | 12.2% |
| Four or more flats | 8.3% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,022 m² | 908 m² |
| Typical land per flat | 506 m² | 408 m² |
| Schemes with a garage written into a lease | 23.4% | 28.4% |
| Schemes with a carport in a lease | 5.5% | 13.3% |
| Schemes with a separate exclusive-use area | 4.0% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 27.5% | 35.6% |
| Median year of earliest current title | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 1,565 | 54,978 |
Among suburbs with at least 300 live and 30 cross-lease titles, the highest cross-lease shares in Rotorua District are in Victoria (34.2%), Glenholme (29.6%), Koutu (27.8%), Western Heights (25.4%), Kawaha Point (18.2%).
Suburbs in Rotorua District by cross-lease share
| Suburb | Cross-lease titles | Live titles | Share |
|---|---|---|---|
| Victoria | 355 | 1,038 | 34.2% |
| Glenholme | 569 | 1,921 | 29.6% |
| Koutu | 277 | 997 | 27.8% |
| Western Heights | 320 | 1,260 | 25.4% |
| Kawaha Point | 140 | 770 | 18.2% |
| Utuhina | 114 | 643 | 17.7% |
| Fairy Spring | 151 | 901 | 16.8% |
| Mangakakahi | 283 | 1,755 | 16.1% |
| Springfield | 211 | 1,426 | 14.8% |
| Fenton Park | 101 | 683 | 14.8% |
| Selwyn Heights | 58 | 415 | 14.0% |
| Pukehangi | 243 | 1,799 | 13.5% |
| Sunnybrook | 107 | 838 | 12.8% |
| Ōwhata | 365 | 2,894 | 12.6% |
| Ngongotahā | 263 | 2,129 | 12.4% |
| Lynmore | 164 | 1,361 | 12.0% |
| Pomare | 75 | 684 | 11.0% |
| Hillcrest | 64 | 611 | 10.5% |
| Fordlands | 44 | 501 | 8.8% |
| Rotorua | 87 | 1,217 | 7.1% |
Broadlands straddles another council; LINZ lists Rotorua District first, so its titles are counted here.
Rotorua District at a glance
8% of titles in Rotorua District's suburbs were first issued since 2020, well below New Zealand (12%). The wider district is about as wet as the national average for homes (1,060 mm of rain a year, against 1,000 mm) and close to it (13.3°C, against 13.5°C), on NASA POWER's ~50 km grid.
| Suburb | Cross-lease share of titles | Median weekly rent, new tenancies | Titles first issued since 2020 | Median age | Homes with a heat pump | Median slope under buildings | Typical distance to the coast |
|---|---|---|---|---|---|---|---|
| Victoria | 34.2% | $478 | 8.5% | 34.1 | 70.0% | 0.7° | 45.2 km |
| Glenholme | 29.6% | $520 | 2.2% | 36.8 | 55.8% | 1° | 45.8 km |
| Koutu | 27.8% | $645 | 21.7% | 31.9 | 59.8% | 1° | 43.2 km |
| Western Heights | 25.4% | $540 | 11.3% | 30.3 | 62.6% | 3.1° | 44.2 km |
| Kawaha Point | 18.2% | $665 | 3.6% | 39.6 | 66.0% | 1.7° | 42 km |
| Utuhina | 17.7% | $620 | 3.3% | 36.2 | 68.4% | 0.7° | 45.6 km |
| Fairy Spring | 16.8% | No data | 9.7% | 33.8 | 69.3% | 0.8° | 43 km |
| Mangakakahi | 16.1% | $575 | 5.2% | 31.6 | 68.0% | 1.4° | 44.8 km |
| Springfield | 14.8% | $600 | 2.5% | 43.6 | 60.2% | 3.6° | 47.6 km |
| Fenton Park | 14.8% | $500 | 1.5% | 39.8 | 62.3% | 0.8° | 45.9 km |
| Selwyn Heights | 14.0% | $625 | 3.4% | 32.2 | 59.3% | 2.6° | 43.3 km |
| Pukehangi | 13.5% | No data | 6.8% | 30 | 61.6% | 2.6° | 45.3 km |
| Sunnybrook | 12.8% | No data | 2.9% | 35.5 | 65.5% | 2.9° | 46.5 km |
| Ōwhata | 12.6% | $590 | 17.6% | 32.5 | 60.9% | 1.6° | 42.8 km |
| Ngongotahā | 12.4% | No data | 4.7% | 41.7 | 57.4% | 1° | 38.9 km |
| Lynmore | 12.0% | $685 | 10.0% | 43.4 | 63.2% | 2.3° | 44.5 km |
| Pomare | 11.0% | No data | 2.3% | 41.3 | 64.4% | 2.9° | 47.1 km |
| Hillcrest | 10.5% | $640 | 4.1% | 33.1 | 63.4% | 2.1° | 46.3 km |
| Fordlands | 8.8% | $560 | 4.8% | 29.7 | 65.1% | 1.6° | 46 km |
| Rotorua | 7.1% | $495 | 6.1% | 41.2 | 25.0% | 0.7° | 44.4 km |
New titles by year in Rotorua District
2025 was the busiest full year, with 548 titles still live, more than the 5-year average before it (346).
| Year issued | All new titles | Freehold | Unit titles | Cross-lease | Leasehold | Other |
|---|---|---|---|---|---|---|
| 2020 | 299 | 262 | 0 | 8 | 24 | 5 |
| 2021 | 414 | 372 | 14 | 6 | 20 | 2 |
| 2022 | 294 | 239 | 15 | 9 | 30 | 1 |
| 2023 | 376 | 355 | 2 | 7 | 9 | 3 |
| 2024 | 347 | 250 | 38 | 16 | 40 | 3 |
| 2025 | 548 | 457 | 18 | 6 | 62 | 5 |
| 2026 (Jan–Sep) | 316 | 232 | 65 | 4 | 11 | 4 |
Cross-lease titles in Rotorua District, by suburb
Unit titles in Rotorua District, by suburb
Leasehold titles in Rotorua District, by suburb
Rotorua District at the 2023 Census
| Measure | Rotorua District 2023 Census |
|---|---|
| Usual residents | 74,058 |
| Change since 2018 | +3.0% |
| Change since 2013 | +13.4% |
| Median age | 36.6 |
| Households | 25,413 |
| Own or part-own their home (including family trusts) | 64.5% |
| Not owned and not in a family trust (mostly renting) | 35.5% |
| Median household income | $87,700 |
| Median weekly rent, renting households | $400 |
| Dwellings unoccupied on census night | 12.8% |
| Ages | |
| Under 15 | 21.7% |
| 15 to 29 | 19.0% |
| 30 to 64 | 43.7% |
| 65 and over | 15.6% |
| Where people came from | |
| Born overseas | 18.1% |
| Of those born overseas, arrived in the last 5 years | 22.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 44.8% |
| Lived overseas 5 years ago (of all residents) | 3.6% |
| Moved here in the last year (of all residents) | 18.9% |
| Work and study (people 15 and over) | |
| Bachelor degree or higher | 20.3% |
| Employed full-time | 50.3% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 4.4% |
| Managers and professionals (of those employed) | 41.0% |
| Median personal income | $39,000 |
| Getting to work (of those employed) | |
| Work from home | 14.2% |
| Car, truck or van | 79.6% |
| Bus, train or ferry | 0.9% |
| Walk or cycle | 4.1% |
| Households and families | |
| One-person households | 23.5% |
| Average people per household | 2.7 |
| Households with no motor vehicle | 6.1% |
| Crowded households (need one or more extra bedrooms) | 8.8% |
| Couples with children (of families) | 38.7% |
| Couples without children | 38.1% |
| One-parent families | 23.2% |
| Homes | |
| Separate (stand-alone) houses | 81.6% |
| Average bedrooms | 3.1 |
| Heated with a heat pump | 59.6% |
| Damp, always or sometimes | 23.6% |
| Mould over A4 size, always or sometimes | 18.7% |