Living in Mangakakahi: rents, schools, census and property titles
The 1,755 live property titles in Mangakakahi, Rotorua District are almost all freehold (81%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 283 (16.1%), well above the national share of 8.7%.
Mangakakahi cross-lease titles
- Cross-lease titles
- 283
- Share of live titles
- 16.1%
- Live titles in total
- 1,755
- Rotorua District share
- 12.8%
- New Zealand share
- 8.7%
- Rank by share in Rotorua District
- 8 of 20
- Rank by share in New Zealand
- joint 191 of 644
Mangakakahi at a glance
Where Mangakakahi differs most from suburbs across New Zealand: typical distance to the coast (higher than 94% of NZ suburbs); 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
- Mangakakahi is listed under Rotorua District.
- 1,755 live titles are recorded here, including 283 cross-lease titles (16.1%).
- 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 16.1% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.3% 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 Mangakakahi
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,426 | 81.3% |
| Cross lease | 283 | 16.1% |
| Unit title | 6 | 0.3% |
| Leasehold | 35 | 2.0% |
| Other record types | 5 | 0.3% |
| Total | 1,755 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Mangakakahi compares
Nationally, 8.7% of live titles are cross-lease; Mangakakahi is about 1.9 times the national share (8.7%).
Across Rotorua District as a whole, the share is 12.8%; Mangakakahi is higher than the overall Rotorua District share (12.8%).
How cross-leases in Mangakakahi are set up
Carports appear in fewer leases (5% of schemes, against 13% nationally).
Fewer schemes have four or more flats on one section (5%, against 11% nationally), up to 10.
Three-flat schemes are less common here (7%, against 12% nationally).
| Scheme structure | Mangakakahi | Rotorua District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 132 | 1,958 | 87,651 |
| Two-flat schemes | 87.1% | 82.2% | 76.2% |
| Three-flat schemes | 6.8% | 9.2% | 12.2% |
| Four or more flats | 4.5% | 8.3% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,060 m² | 1,022 m² | 908 m² |
| Typical land per flat | 530 m² | 506 m² | 408 m² |
| Schemes with a garage written into a lease | 32.6% | 23.4% | 28.4% |
| Schemes with a carport in a lease | 4.5% | 5.5% | 13.3% |
| Schemes with a separate exclusive-use area | 5.3% | 4.0% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 39.4% | 27.5% | 35.6% |
| Median year of earliest current title | 1988 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 115 | 1,565 | 54,978 |
Unit titles and leasehold in Mangakakahi
35 titles (2.0%) are leasehold.
Most stated terms have more than 50 years to run.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 0 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 35 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 0 |
New titles in Mangakakahi since 2020
91 of Mangakakahi's current titles (5%) were first issued since 2020, well below Rotorua District's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
Most came recently: 68 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 85 | 62 |
| Unit title | 0 | 0 |
| Cross-lease | 6 | 6 |
| 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 Mangakakahi
The typical building in Mangakakahi stands on ground sloping 1.4° (read on an 8 m grid, so short steep banks may be understated).
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Mangakakahi
Mangakakahi is inland: the typical title is 45 km from the sea or harbour edge, and fewer than 1 in 2,000 titles are 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 Mangakakahi: 2023 Census
Mangakakahi's titles fall in 7 census areas (Stats NZ statistical areas). The 3 shown below hold 88% of its titles; their figures are shown side by side and are not added together.
Fewer workers work from home in Mangakakahi West than across Rotorua District: 6.5% against 14.2%.
Fewer residents are 65 or over in Mangakakahi West than across Rotorua District: 8.9% against 15.6%.
Fewer adults hold a degree in Mangakakahi West than across Rotorua District: 11.7% against 20.3%.
| Measure | Mangakakahi West 42% of titles | Mangakakahi Central 33% of titles | Fordlands 14% of titles | Rotorua District whole council |
|---|---|---|---|---|
| Usual residents | 2,163 | 60 | 2,667 | 74,058 |
| Change since 2018 | +1.1% | −42.9% | +8.4% | +3.0% |
| Change since 2013 | +9.7% | −28.6% | +25.9% | +13.4% |
| Median age | 31.6 | 51.2 | 29.7 | 36.6 |
| Households | 651 | 30 | 747 | 25,413 |
| Own or part-own their home (including family trusts) | 57.1% | — | 43.0% | 64.5% |
| Not owned and not in a family trust (mostly renting) | 42.4% | — | 56.2% | 35.5% |
| Median household income | $82,300 | $39,900 | $74,300 | $87,700 |
| Median weekly rent, renting households | $450 | $375 | $340 | $400 |
| Dwellings unoccupied on census night | 10.2% | 15.4% | 5.6% | 12.8% |
| Ages | ||||
| Under 15 | 25.5% | 15.0% | 26.7% | 21.7% |
| 15 to 29 | 21.9% | 10.0% | 24.0% | 19.0% |
| 30 to 64 | 43.8% | 55.0% | 39.8% | 43.7% |
| 65 and over | 8.9% | 20.0% | 9.6% | 15.6% |
| Where people came from | ||||
| Born overseas | 15.1% | 15.8% | 11.2% | 18.1% |
| Of those born overseas, arrived in the last 5 years | 21.5% | — | 19.8% | 22.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.0% | 63.2% | 47.3% | 44.8% |
| Lived overseas 5 years ago (of all residents) | 2.9% | 0.0% | 2.6% | 3.6% |
| Moved here in the last year (of all residents) | 19.3% | 15.8% | 18.8% | 18.9% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 11.7% | — | 9.2% | 20.3% |
| Employed full-time | 52.3% | 58.8% | 40.6% | 50.3% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 6.5% | 5.9% | 9.3% | 4.4% |
| Managers and professionals (of those employed) | 30.2% | — | 29.1% | 41.0% |
| Median personal income | $38,300 | $39,300 | $30,100 | $39,000 |
| Getting to work (of those employed) | ||||
| Work from home | 6.5% | — | 7.0% | 14.2% |
| Car, truck or van | 89.3% | — | 87.6% | 79.6% |
| Bus, train or ferry | 1.4% | — | 0.9% | 0.9% |
| Walk or cycle | 2.3% | — | 3.3% | 4.1% |
| Households and families | ||||
| One-person households | 21.4% | — | 19.1% | 23.5% |
| Average people per household | 3 | 1.7 | 3.4 | 2.7 |
| Households with no motor vehicle | 4.5% | — | 13.2% | 6.1% |
| Crowded households (need one or more extra bedrooms) | 12.7% | — | 21.2% | 8.8% |
| Couples with children (of families) | 38.0% | — | 33.3% | 38.7% |
| Couples without children | 27.2% | — | 22.2% | 38.1% |
| One-parent families | 34.2% | — | 45.0% | 23.2% |
| Homes | ||||
| Separate (stand-alone) houses | 85.7% | — | 87.6% | 81.6% |
| Average bedrooms | 3 | 2 | 3 | 3.1 |
| Heated with a heat pump | 68.0% | — | 65.1% | 59.6% |
| Damp, always or sometimes | 34.1% | — | 36.6% | 23.6% |
| Mould over A4 size, always or sometimes | 25.3% | — | 33.0% | 18.7% |
Rents around Mangakakahi
New tenancies in Mangakakahi West in the April–June 2026 quarter had a median rent of $575 a week (up 0.0% on a year earlier). That is close to the typical suburb in Rotorua District ($590), and close to the national median ($600).
| April–June 2026 | Mangakakahi West 42% of titles | Fordlands 14% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $575 | $560 | $600 |
| Middle half of rents | $508–$624 | $485–$600 | $490–$700 |
| Change in median on a year earlier | +0.0% | +2.8% | +0.2% |
| Bonds lodged in the quarter | 24 | 36 | 40,827 |
Schools and hospitals near Mangakakahi
LINZ maps 5 school sites inside Mangakakahi, among them St Michael's Catholic School (Rotorua) (Contributing) and Sunset Primary School (Contributing).
- St Michael's Catholic School (Rotorua) (Contributing)
- Sunset Primary School (Contributing)
- Te Kura Kaupapa Māori o Hurungaterangi (Composite)
- Te Rangihakahaka Centre for Science and Technology (Composite (Year 1-10))
- Western Heights Primary School (Rotorua) (Contributing)
- Nearest school: St Michael's Catholic School (Rotorua) (0.5 km)
- Nearest secondary school: Te Kura Kaupapa Māori o Hurungaterangi (0.7 km)
- Nearest public general hospital: Rotorua Hospital (2.0 km)
School enrolment zones in Mangakakahi: a guide
Four secondary schools have a home zone covering most of Mangakakahi's titles, among them John Paul College, Rotorua Boys' High School and Rotorua Girls' High School.
- Western Heights Primary School (Rotorua) (primary, Years 1–6): about 40% of titles
- Rotorua School (primary, Years 1–8): about 5% of titles
- John Paul College (secondary): all or nearly all titles
- Rotorua Boys' High School (secondary): all or nearly all titles
- Rotorua Girls' High School (secondary): all or nearly all titles
- Western Heights High School (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 Mangakakahi
OpenStreetMap maps 5 places of worship inside Mangakakahi (5 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Galilee Korean Church, under 1 km away
- Hindu: Hindu Heritage Centre Rotorua, 1.6 km away
- Muslim: Rotorua Islamic Association, 2.4 km away
- Sikh: Gurdwara Sri Guru Amardas Sahib Ji, 3.7 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Rotorua District with many cross-leases
- Glenholme: 569 cross-lease titles (29.6%)
- Ōwhata: 365 cross-lease titles (12.6%)
- Victoria: 355 cross-lease titles (34.2%)
- Western Heights: 320 cross-lease titles (25.4%)
- Koutu: 277 cross-lease titles (27.8%)
- Ngongotahā: 263 cross-lease titles (12.4%)
- Pukehangi: 243 cross-lease titles (13.5%)
- Springfield: 211 cross-lease titles (14.8%)
All suburbs in Rotorua District
Suburbs like Mangakakahi
The closest match on the measures on this site is Selwyn Heights in Rotorua District, nearest on degrees, unit-title share, 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 |
|---|---|---|---|---|---|
| Selwyn Heights | Rotorua District | 14.0% | $625 | 32.2 | degrees, unit-title share, distance to the coast |
| Pukehangi | Rotorua District | 13.5% | No data | 30 | older residents, distance to the coast, unit-title share |
| Fordlands | Rotorua District | 8.8% | $560 | 29.7 | elevation, unit-title share, distance to a hospital |
| Fairy Spring | Rotorua District | 16.8% | No data | 33.8 | household income, elevation, population change |
| Utuhina | Rotorua District | 17.7% | $620 | 36.2 | commuting on foot or by bike, stand-alone houses, elevation |
Questions
What is the rent in Mangakakahi?
New tenancies in Mangakakahi West (the rent area for part of Mangakakahi) had a median rent of $575 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 $508 to $624.
What schools are in Mangakakahi?
LINZ maps 5 school sites inside Mangakakahi, including St Michael's Catholic School (Rotorua), Sunset Primary School and Te Kura Kaupapa Māori o Hurungaterangi. The nearest secondary school to its centre is Te Kura Kaupapa Māori o Hurungaterangi (0.7 km in a straight line). Secondary-school home zones covering most of its titles include John Paul College, Rotorua Boys' High School and Rotorua Girls' High School; check the school's own zone map for any address.