Living in Bellevue: rents, schools, census and property titles
The 1,539 live property titles in Bellevue, Tauranga City are mostly freehold (73%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 363 (23.6%), well above the national share of 8.7%.
- Cross-lease titles
- 363
- Share of live titles
- 23.6%
- Live titles in total
- 1,539
- Tauranga City share
- 13.5%
- New Zealand share
- 8.7%
- Rank by share in Tauranga City
- 4 of 18
- Rank by share in New Zealand
- joint 87 of 644
Bellevue at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Bellevue is listed under Tauranga City.
- 1,539 live titles are recorded here, including 363 cross-lease titles (23.6%).
- 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 23.6% 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
- Mapped public-transport context is not available for this suburb.
Title mix in Bellevue
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,120 | 72.8% |
| Cross lease | 363 | 23.6% |
| Unit title | 0 | 0.0% |
| Leasehold | 56 | 3.6% |
| Other record types | 0 | 0.0% |
| Total | 1,539 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Bellevue compares
Nationally, 8.7% of live titles are cross-lease; Bellevue is about 2.7 times the national share (8.7%).
Across Tauranga City as a whole, the share is 13.5%; Bellevue is about 1.7 times the overall Tauranga City share (13.5%).
Its cross-lease share is in the highest quarter of 18 in Tauranga City (among suburbs with an indexed page on this site).
How cross-leases in Bellevue are set up
Fewer schemes have four or more flats on one section (2%, against 11% nationally), up to 6.
Three-flat schemes are less common here (3%, against 12% nationally).
Separate exclusive-use areas are more common (9% of schemes, against 5% nationally).
| Scheme structure | Bellevue | Tauranga City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 176 | 4,119 | 87,651 |
| Two-flat schemes | 94.3% | 82.8% | 76.2% |
| Three-flat schemes | 3.4% | 11.1% | 12.2% |
| Four or more flats | 2.3% | 6.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 842 m² | 850 m² | 908 m² |
| Typical land per flat | 420 m² | 410 m² | 408 m² |
| Schemes with a garage written into a lease | 19.3% | 19.0% | 28.4% |
| Schemes with a carport in a lease | 11.9% | 7.9% | 13.3% |
| Schemes with a separate exclusive-use area | 9.1% | 4.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 47.2% | 48.8% | 35.6% |
| Median year of earliest current title | 1986 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 153 | 3,062 | 54,978 |
Unit titles and leasehold in Bellevue
56 titles (3.6%) are leasehold, well above the national share (1.2%).
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 | 56 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 0 |
New titles in Bellevue since 2020
59 of Bellevue's current titles (4%) were first issued since 2020, well below Tauranga City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
13 are cross-lease titles, often re-issued when a flats plan is updated.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 46 | 24 |
| Unit title | 0 | 0 |
| Cross-lease | 13 | 7 |
| 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 Bellevue
The typical building in Bellevue stands on ground sloping 5.0° (read on an 8 m grid, so short steep banks may be understated), the steepest of 18 in Tauranga City.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Bellevue
10% of Bellevue's titles are within 200 m of the sea or harbour edge, 44% within 500 m and 100% within 1 km. The typical title is 540 m away.
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 Bellevue: 2023 Census
About 92% of Bellevue's titles are in the census area Bellevue (a Stats NZ statistical area), so these figures describe that area, not Bellevue exactly.
Fewer residents are 65 or over in Bellevue than across Tauranga City: 10.7% against 19.7%.
Fewer people live alone in Bellevue than across Tauranga City: 17.5% against 22.6%.
Fewer workers work from home in Bellevue than across Tauranga City: 13.6% against 16.5%.
| Measure | Bellevue | Tauranga City whole council |
|---|---|---|
| Usual residents | 3,852 | 152,844 |
| Change since 2018 | +1.2% | +11.5% |
| Change since 2013 | +8.9% | +32.7% |
| Median age | 34.4 | 39.4 |
| Households | 1,296 | 55,359 |
| Own or part-own their home (including family trusts) | 69.4% | 69.4% |
| Not owned and not in a family trust (mostly renting) | 30.3% | 30.6% |
| Median household income | $103,300 | $95,400 |
| Median weekly rent, renting households | $520 | $550 |
| Dwellings unoccupied on census night | 4.4% | 8.8% |
| Ages | ||
| Under 15 | 22.0% | 19.4% |
| 15 to 29 | 20.6% | 17.2% |
| 30 to 64 | 46.6% | 43.7% |
| 65 and over | 10.7% | 19.7% |
| Where people came from | ||
| Born overseas | 24.1% | 25.4% |
| Of those born overseas, arrived in the last 5 years | 26.1% | 25.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 39.8% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 4.8% | 4.8% |
| Moved here in the last year (of all residents) | 16.8% | 19.3% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 25.0% | 24.9% |
| Employed full-time | 55.4% | 49.7% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 2.6% |
| Managers and professionals (of those employed) | 42.5% | 44.2% |
| Median personal income | $45,900 | $42,100 |
| Getting to work (of those employed) | ||
| Work from home | 13.6% | 16.5% |
| Car, truck or van | 78.8% | 75.7% |
| Bus, train or ferry | 2.1% | 1.7% |
| Walk or cycle | 4.0% | 4.9% |
| Households and families | ||
| One-person households | 17.5% | 22.6% |
| Average people per household | 2.9 | 2.6 |
| Households with no motor vehicle | 3.0% | 4.3% |
| Crowded households (need one or more extra bedrooms) | 5.2% | 4.8% |
| Couples with children (of families) | 46.0% | 40.3% |
| Couples without children | 32.6% | 43.5% |
| One-parent families | 21.4% | 16.2% |
| Homes | ||
| Separate (stand-alone) houses | 89.1% | 80.1% |
| Average bedrooms | 3.2 | 3.1 |
| Heated with a heat pump | 68.6% | 75.1% |
| Damp, always or sometimes | 21.5% | 13.2% |
| Mould over A4 size, always or sometimes | 16.5% | 10.7% |
Rents around Bellevue
New tenancies in Bellevue in the April–June 2026 quarter had a median rent of $730 a week (up 10.6% on a year earlier). That is slightly above the typical suburb in Tauranga City ($650), and above the national median ($600); 3rd highest of 14 in Tauranga City.
| April–June 2026 | Bellevue | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $730 | $600 |
| Middle half of rents | $655–$765 | $490–$700 |
| Change in median on a year earlier | +10.6% | +0.2% |
| Bonds lodged in the quarter | 27 | 40,827 |
Schools and hospitals near Bellevue
LINZ maps 3 school sites inside Bellevue, among them Bellevue School (Tauranga) (Contributing) and Ōtūmoetai College (Secondary (Year 9-15)).
- Bellevue School (Tauranga) (Contributing)
- Ōtūmoetai College (Secondary (Year 9-15))
- Ōtūmoetai Intermediate (Intermediate)
- Nearest school: Ōtūmoetai College (0.2 km)
- Nearest secondary school: Ōtūmoetai College (0.2 km)
- Nearest public general hospital: Tauranga Hospital (3.7 km)
School enrolment zones in Bellevue: a guide
One secondary school has a home zone covering most of Bellevue's titles: Otumoetai College.
- Bellevue School (Tauranga) (primary, Years 1–6): all or nearly all titles
- Otumoetai School (primary, Years 1–6): about 40% of titles
- Otumoetai Intermediate (intermediate, Years 7–8): all or nearly all titles
- Otumoetai 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 Bellevue
No place of worship is mapped in OpenStreetMap inside Bellevue's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: City Church Tauranga, under 1 km away
- Muslim: Tauranga Masjid, 4.1 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Tauranga City with many cross-leases
- Mount Maunganui: 2,452 cross-lease titles (17.4%)
- Otūmoetai: 910 cross-lease titles (24.0%)
- Papamoa Beach: 896 cross-lease titles (7.1%)
- Tauranga South: 685 cross-lease titles (25.7%)
- Gate Pa: 586 cross-lease titles (22.9%)
- Greerton: 449 cross-lease titles (27.1%)
- Matua: 425 cross-lease titles (19.0%)
- Welcome Bay: 396 cross-lease titles (9.8%)
Suburbs like Bellevue
The closest match on the measures on this site is Brookfield in Tauranga City, nearest on median age, commuting by public transport, born overseas. 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 |
|---|---|---|---|---|---|
| Brookfield | Tauranga City | 17.9% | $650 | 34.4 | median age, commuting by public transport, born overseas |
| Gate Pa | Tauranga City | 22.9% | $580 | 32.4 | elevation, born overseas, distance to the coast |
| Otūmoetai | Tauranga City | 24.0% | No data | 42.2 | distance to the coast, recent movers within NZ, distance to a hospital |
| Glendene | Auckland | 13.9% | $650 | 35.3 | distance to the coast, distance to a hospital, elevation |
| Maungatapu | Tauranga City | 16.2% | $645 | 41.5 | commuting on foot or by bike, distance to the coast, elevation |
Questions
What is the rent in Bellevue?
New tenancies in the Bellevue rent area had a median rent of $730 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 $655 to $765.
What schools are in Bellevue?
LINZ maps 3 school sites inside Bellevue: Bellevue School (Tauranga), Ōtūmoetai College and Ōtūmoetai Intermediate. The nearest secondary school to its centre is Ōtūmoetai College (0.2 km in a straight line). The secondary-school home zone covering most of its titles is Otumoetai College; check the school's own zone map for any address.