Living in Acacia Bay: rents, census and property titles
The 1,463 live property titles in Acacia Bay, Taupo District are almost all freehold (86%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 78 (5.3%), well below the national share of 8.7%.
- Cross-lease titles
- 78
- Share of live titles
- 5.3%
- Live titles in total
- 1,463
- Taupo District share
- 11.8%
- New Zealand share
- 8.7%
- Rank by share in Taupo District
- 9 of 11
- Rank by share in New Zealand
- joint 479 of 644
Acacia Bay at a glance
Where Acacia Bay differs most from suburbs across New Zealand: typical distance to the coast (higher than 99% of NZ suburbs); median age (higher 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
- Acacia Bay is listed under Taupo District.
- 1,463 live titles are recorded here, including 78 cross-lease titles (5.3%).
- 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 5.3% 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 Acacia Bay
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,253 | 85.6% |
| Cross lease | 78 | 5.3% |
| Unit title | 4 | 0.3% |
| Leasehold | 124 | 8.5% |
| Other record types | 4 | 0.3% |
| Total | 1,463 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Acacia Bay compares
Nationally, 8.7% of live titles are cross-lease; Acacia Bay is well below the national share (8.7%).
Across Taupo District as a whole, the share is 11.8%; Acacia Bay is well below the overall Taupo District share (11.8%).
Its cross-lease share is 3rd lowest of 11 in Taupo District (among suburbs with an indexed page on this site).
How cross-leases in Acacia Bay 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).
Carports appear in fewer leases (5% of schemes, against 13% nationally).
| Scheme structure | Acacia Bay | Taupo District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 39 | 1,564 | 87,651 |
| Two-flat schemes | 94.9% | 87.9% | 76.2% |
| Three-flat schemes | 2.6% | 7.0% | 12.2% |
| Four or more flats | 2.6% | 4.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 938 m² | 1,012 m² | 908 m² |
| Typical land per flat | 462 m² | 506 m² | 408 m² |
| Schemes with a garage written into a lease | 17.9% | 24.6% | 28.4% |
| Schemes with a carport in a lease | 5.1% | 5.9% | 13.3% |
| Schemes with a separate exclusive-use area | 5.1% | 9.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 43.6% | 56.0% | 35.6% |
| Median year of earliest current title | 1986 | 1991 | 1988 |
| Two-flat schemes on 700 m² or more | 33 | 1,346 | 54,978 |
Unit titles and leasehold in Acacia Bay
124 titles (8.5%) are leasehold, well above the national share (1.2%).
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 | 16 |
| Term mentions renewal (including perpetually renewable) | 105 |
| Term not stated or not readable | 3 |
New titles in Acacia Bay since 2020
183 of Acacia Bay's current titles (13%) were first issued since 2020, slightly above Taupo District's suburbs with new-title figures taken together (12%) and slightly above New Zealand (12%).
That rate is 3rd highest of 11 in Taupo District.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 165 | 82 |
| Unit title | 0 | 0 |
| Cross-lease | 1 | 1 |
| Leasehold | 17 | 1 |
| 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 Acacia Bay
The typical building in Acacia Bay stands on ground sloping 3.9° (read on an 8 m grid, so short steep banks may be understated), the steepest of 11 in Taupo District.
The land rises from about 356 m to 660 m, and 33% of all of it, including reserves and gullies, is 15° or steeper.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Acacia Bay
Acacia Bay is inland: the typical title is 104 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 Acacia Bay: 2023 Census
About 90% of Acacia Bay's titles are in the census area Acacia Bay (a Stats NZ statistical area), so these figures describe that area, not Acacia Bay exactly.
Fewer households have no car in Acacia Bay than across Taupo District: 1.0% against 3.8%.
Fewer workers walk or cycle to work in Acacia Bay than across Taupo District: 1.8% against 4.5%.
More adults hold a degree in Acacia Bay than across Taupo District: 24.5% against 17.9%.
| Measure | Acacia Bay | Taupo District whole council |
|---|---|---|
| Usual residents | 1,770 | 40,296 |
| Change since 2018 | +7.1% | +8.3% |
| Change since 2013 | +24.2% | +22.5% |
| Median age | 52.5 | 42.3 |
| Households | 669 | 14,799 |
| Own or part-own their home (including family trusts) | 86.5% | 70.4% |
| Not owned and not in a family trust (mostly renting) | 13.5% | 29.6% |
| Median household income | $108,800 | $86,700 |
| Median weekly rent, renting households | $460 | $385 |
| Dwellings unoccupied on census night | 33.5% | 30.6% |
| Ages | ||
| Under 15 | 14.2% | 18.7% |
| 15 to 29 | 11.7% | 15.9% |
| 30 to 64 | 47.8% | 44.8% |
| 65 and over | 26.3% | 20.6% |
| Where people came from | ||
| Born overseas | 18.7% | 18.0% |
| Of those born overseas, arrived in the last 5 years | 13.1% | 20.3% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 46.7% | 48.7% |
| Lived overseas 5 years ago (of all residents) | 4.2% | 3.7% |
| Moved here in the last year (of all residents) | 17.3% | 18.8% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 24.5% | 17.9% |
| Employed full-time | 49.1% | 49.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.0% | 2.4% |
| Managers and professionals (of those employed) | 47.0% | 39.2% |
| Median personal income | $49,600 | $39,800 |
| Getting to work (of those employed) | ||
| Work from home | 23.8% | 19.2% |
| Car, truck or van | 73.5% | 74.4% |
| Bus, train or ferry | 0.0% | 0.1% |
| Walk or cycle | 1.8% | 4.5% |
| Households and families | ||
| One-person households | 19.2% | 25.1% |
| Average people per household | 2.4 | 2.5 |
| Households with no motor vehicle | 1.0% | 3.8% |
| Crowded households (need one or more extra bedrooms) | 0.9% | 5.0% |
| Couples with children (of families) | 34.1% | 35.8% |
| Couples without children | 59.5% | 48.6% |
| One-parent families | 6.9% | 15.5% |
| Homes | ||
| Separate (stand-alone) houses | 89.2% | 87.5% |
| Average bedrooms | 3.5 | 3.1 |
| Heated with a heat pump | 67.7% | 59.5% |
| Damp, always or sometimes | 7.4% | 14.6% |
| Mould over A4 size, always or sometimes | 4.7% | 10.5% |
Rents around Acacia Bay
New tenancies in Acacia Bay in the April–June 2026 quarter had a median rent of $725 a week (up 13.3% on a year earlier). That is slightly above the typical suburb in Taupo District ($650), and above the national median ($600); 2nd highest of 10 in Taupo District.
| April–June 2026 | Acacia Bay | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $725 | $600 |
| Middle half of rents | $583–$838 | $490–$700 |
| Change in median on a year earlier | +13.3% | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
School enrolment zones in Acacia Bay: a guide
One secondary school has a home zone covering most of Acacia Bay's titles: Taupo-nui-a-Tia College.
- Taupo School (primary, Years 1–6): all or nearly all titles
- Taupo Intermediate (intermediate, Years 7–8): all or nearly all titles
- Taupo-nui-a-Tia College (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 Acacia Bay
OpenStreetMap maps 1 place of worship inside Acacia Bay (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Taupo Bible Church, 3.2 km away
- Muslim: Taupo Islamic Centre, 7.7 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Taupo District with many cross-leases
- Taupō: 1,504 cross-lease titles (27.7%)
- Nukuhau: 410 cross-lease titles (20.2%)
- Hilltop: 370 cross-lease titles (24.8%)
- Tauhara: 299 cross-lease titles (24.0%)
- Waipahihi: 153 cross-lease titles (17.4%)
- Tūrangi: 124 cross-lease titles (3.9%)
- Richmond Heights: 75 cross-lease titles (6.9%)
- Two Mile Bay: 73 cross-lease titles (17.2%)
Suburbs like Acacia Bay
The closest match on the measures on this site is Waipahihi in Taupo District, nearest on population change, stand-alone houses, commuting by public transport. 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 |
|---|---|---|---|---|---|
| Waipahihi | Taupo District | 17.4% | $660 | 47.2 | population change, stand-alone houses, commuting by public transport |
| Nukuhau | Taupo District | 20.2% | $710 | 50.1 | commuting on foot or by bike, distance to the coast, commuting by public transport |
| Hilltop | Taupo District | 24.8% | $650 | 46 | commuting by public transport, older residents, new titles |
| Richmond Heights | Taupo District | 6.9% | $650 | 37.7 | recent movers within NZ, commuting by public transport, stand-alone houses |
| Taupō | Taupo District | 27.7% | $650 | 45.5 | commuting by public transport, degrees, distance to the coast |
Questions
What is the rent in Acacia Bay?
New tenancies in the Acacia Bay rent area had a median rent of $725 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 $583 to $838.