Living in Pukehangi: schools, census and property titles
The 1,799 live property titles in Pukehangi, Rotorua District are almost all freehold (86%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 243 (13.5%), well above the national share of 8.7%.
- Cross-lease titles
- 243
- Share of live titles
- 13.5%
- Live titles in total
- 1,799
- Rotorua District share
- 12.8%
- New Zealand share
- 8.7%
- Rank by share in Rotorua District
- 12 of 20
- Rank by share in New Zealand
- joint 245 of 644
Pukehangi at a glance
Where Pukehangi differs most from suburbs across New Zealand: typical distance to the coast (higher than 95% of NZ suburbs); median age (lower than 95% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Pukehangi is listed under Rotorua District.
- 1,799 live titles are recorded here, including 243 cross-lease titles (13.5%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 13.5% 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 Pukehangi
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,546 | 85.9% |
| Cross lease | 243 | 13.5% |
| Unit title | 0 | 0.0% |
| Leasehold | 9 | 0.5% |
| Other record types | 1 | 0.1% |
| Total | 1,799 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Pukehangi compares
Nationally, 8.7% of live titles are cross-lease; Pukehangi is about 1.6 times the national share (8.7%).
Across Rotorua District as a whole, the share is 12.8%; Pukehangi is close to the overall Rotorua District share (12.8%).
How cross-leases in Pukehangi are set up
Fewer schemes have four or more flats on one section (3%, against 11% nationally), up to 8.
Carports appear in fewer leases (5% of schemes, against 13% nationally).
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
| Scheme structure | Pukehangi | Rotorua District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 113 | 1,958 | 87,651 |
| Two-flat schemes | 85.0% | 82.2% | 76.2% |
| Three-flat schemes | 12.4% | 9.2% | 12.2% |
| Four or more flats | 2.7% | 8.3% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,051 m² | 1,022 m² | 908 m² |
| Typical land per flat | 507 m² | 506 m² | 408 m² |
| Schemes with a garage written into a lease | 13.3% | 23.4% | 28.4% |
| Schemes with a carport in a lease | 5.3% | 5.5% | 13.3% |
| Schemes with a separate exclusive-use area | 1.8% | 4.0% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 29.2% | 27.5% | 35.6% |
| Median year of earliest current title | 1986 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 90 | 1,565 | 54,978 |
New titles in Pukehangi since 2020
122 of Pukehangi's current titles (7%) were first issued since 2020, slightly below Rotorua District's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 120 | 60 |
| Unit title | 0 | 0 |
| Cross-lease | 1 | 1 |
| Leasehold | 0 | 0 |
| Other | 1 | 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 Pukehangi
The typical building in Pukehangi stands on ground sloping 2.6° (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 Pukehangi
Pukehangi 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 Pukehangi: 2023 Census
Pukehangi's titles fall in 4 census areas (Stats NZ statistical areas). The 2 shown below hold 95% of its titles; their figures are shown side by side and are not added together.
Fewer workers walk or cycle to work in Pukehangi North than across Rotorua District: 1.2% against 4.1%.
Fewer residents are 65 or over in Pukehangi North than across Rotorua District: 8.9% against 15.6%.
Fewer adults hold a degree in Pukehangi North than across Rotorua District: 13.1% against 20.3%.
| Measure | Pukehangi North 50% of titles | Pukehangi South 45% of titles | Rotorua District whole council |
|---|---|---|---|
| Usual residents | 2,658 | 2,520 | 74,058 |
| Change since 2018 | −1.8% | −2.0% | +3.0% |
| Change since 2013 | +5.9% | +6.1% | +13.4% |
| Median age | 30 | 41.3 | 36.6 |
| Households | 765 | 900 | 25,413 |
| Own or part-own their home (including family trusts) | 54.1% | 78.3% | 64.5% |
| Not owned and not in a family trust (mostly renting) | 45.9% | 21.3% | 35.5% |
| Median household income | $80,200 | $93,000 | $87,700 |
| Median weekly rent, renting households | $430 | $500 | $400 |
| Dwellings unoccupied on census night | 11.0% | 10.4% | 12.8% |
| Ages | |||
| Under 15 | 27.7% | 19.5% | 21.7% |
| 15 to 29 | 22.5% | 16.3% | 19.0% |
| 30 to 64 | 41.2% | 44.3% | 43.7% |
| 65 and over | 8.9% | 19.9% | 15.6% |
| Where people came from | |||
| Born overseas | 11.8% | 20.5% | 18.1% |
| Of those born overseas, arrived in the last 5 years | 20.0% | 15.4% | 22.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 44.5% | 38.5% | 44.8% |
| Lived overseas 5 years ago (of all residents) | 3.1% | 3.1% | 3.6% |
| Moved here in the last year (of all residents) | 19.0% | 14.6% | 18.9% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 13.1% | 21.3% | 20.3% |
| Employed full-time | 50.8% | 53.3% | 50.3% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 7.6% | 1.8% | 4.4% |
| Managers and professionals (of those employed) | 33.1% | 40.4% | 41.0% |
| Median personal income | $35,400 | $42,800 | $39,000 |
| Getting to work (of those employed) | |||
| Work from home | 10.1% | 10.1% | 14.2% |
| Car, truck or van | 86.7% | 86.3% | 79.6% |
| Bus, train or ferry | 1.0% | 1.1% | 0.9% |
| Walk or cycle | 1.2% | 1.6% | 4.1% |
| Households and families | |||
| One-person households | 20.3% | 22.9% | 23.5% |
| Average people per household | 3.1 | 2.6 | 2.7 |
| Households with no motor vehicle | 7.1% | 4.3% | 6.1% |
| Crowded households (need one or more extra bedrooms) | 15.6% | 2.7% | 8.8% |
| Couples with children (of families) | 37.9% | 42.4% | 38.7% |
| Couples without children | 26.2% | 43.3% | 38.1% |
| One-parent families | 35.9% | 14.7% | 23.2% |
| Homes | |||
| Separate (stand-alone) houses | 89.4% | 89.7% | 81.6% |
| Average bedrooms | 3 | 3.2 | 3.1 |
| Heated with a heat pump | 61.6% | 67.3% | 59.6% |
| Damp, always or sometimes | 29.9% | 14.6% | 23.6% |
| Mould over A4 size, always or sometimes | 24.8% | 10.3% | 18.7% |
Schools and hospitals near Pukehangi
One school site lies inside Pukehangi: Aorangi School (Rotorua) (Contributing).
- Aorangi School (Rotorua) (Contributing)
- Nearest school: Aorangi School (Rotorua) (0.6 km)
- Nearest secondary school: Te Kura Kaupapa Māori o Hurungaterangi (1.8 km)
- Nearest public general hospital: Rotorua Hospital (3.8 km)
School enrolment zones in Pukehangi: a guide
Four secondary schools have a home zone covering most of Pukehangi's titles, among them John Paul College, Rotorua Boys' High School and Rotorua Girls' High School.
- Westbrook School (primary, Years 1–6): about 15% of titles
- Western Heights Primary School (Rotorua) (primary, Years 1–6): 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 Pukehangi
OpenStreetMap maps 1 place of worship inside Pukehangi (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Rotorua Bible Baptist Church, under 1 km away
- Hindu: Hindu Heritage Centre Rotorua, 2.4 km away
- Muslim: Rotorua Islamic Association, 3.3 km away
- Sikh: Gurdwara Sri Guru Amardas Sahib Ji, 4.8 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%)
- Mangakakahi: 283 cross-lease titles (16.1%)
- Koutu: 277 cross-lease titles (27.8%)
- Ngongotahā: 263 cross-lease titles (12.4%)
- Springfield: 211 cross-lease titles (14.8%)
All suburbs in Rotorua District
Suburbs like Pukehangi
The closest match on the measures on this site is Selwyn Heights in Rotorua District, nearest on unit-title share, slope, population change. 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 | unit-title share, slope, population change |
| Fordlands | Rotorua District | 8.8% | $560 | 29.7 | unit-title share, commuting by public transport, distance to the coast |
| Hillcrest, Rotorua District | Rotorua District | 10.5% | $640 | 33.1 | unit-title share, schools, commuting by public transport |
| Fairy Spring | Rotorua District | 16.8% | No data | 33.8 | schools, land per flat, recent movers within NZ |
| Mangakakahi | Rotorua District | 16.1% | $575 | 31.6 | older residents, distance to the coast, unit-title share |
Questions
What schools are in Pukehangi?
LINZ maps 1 school site inside Pukehangi: Aorangi School (Rotorua). The nearest secondary school to its centre is Te Kura Kaupapa Māori o Hurungaterangi (1.8 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.