Living in Maungatapu: rents, schools, census and property titles
The 1,179 live property titles in Maungatapu, Tauranga City are mostly freehold (78%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 191 (16.2%), well above the national share of 8.7%.
- Cross-lease titles
- 191
- Share of live titles
- 16.2%
- Live titles in total
- 1,179
- Tauranga City share
- 13.5%
- New Zealand share
- 8.7%
- Rank by share in Tauranga City
- 12 of 18
- Rank by share in New Zealand
- 190 of 644
Maungatapu at a glance
Where Maungatapu differs most from suburbs across New Zealand: typical distance to the coast (lower than 95% of NZ suburbs); titles first issued since 2020 (lower than 93% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Maungatapu is listed under Tauranga City.
- 1,179 live titles are recorded here, including 191 cross-lease titles (16.2%).
- 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 16.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 1.0% 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 Maungatapu
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 924 | 78.4% |
| Cross lease | 191 | 16.2% |
| Unit title | 12 | 1.0% |
| Leasehold | 50 | 4.2% |
| Other record types | 2 | 0.2% |
| Total | 1,179 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Maungatapu compares
Nationally, 8.7% of live titles are cross-lease; Maungatapu is about 1.9 times the national share (8.7%).
Across Tauranga City as a whole, the share is 13.5%; Maungatapu is higher than the overall Tauranga City share (13.5%).
How cross-leases in Maungatapu are set up
Carports appear in fewer leases (3% of schemes, against 13% nationally).
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).
| Scheme structure | Maungatapu | Tauranga City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 94 | 4,119 | 87,651 |
| Two-flat schemes | 93.6% | 82.8% | 76.2% |
| Three-flat schemes | 3.2% | 11.1% | 12.2% |
| Four or more flats | 3.2% | 6.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 910 m² | 850 m² | 908 m² |
| Typical land per flat | 451 m² | 410 m² | 408 m² |
| Schemes with a garage written into a lease | 14.9% | 19.0% | 28.4% |
| Schemes with a carport in a lease | 3.2% | 7.9% | 13.3% |
| Schemes with a separate exclusive-use area | 7.4% | 4.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 47.9% | 48.8% | 35.6% |
| Median year of earliest current title | 1986 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 87 | 3,062 | 54,978 |
Unit titles and leasehold in Maungatapu
50 titles (4.2%) 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 | 50 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 0 |
New titles in Maungatapu since 2020
29 of Maungatapu's current titles (2%) were first issued since 2020, well below Tauranga City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
That rate is the lowest of 18 in Tauranga City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 26 | 11 |
| Unit title | 0 | 0 |
| Cross-lease | 3 | 2 |
| 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 Maungatapu
The typical building in Maungatapu stands on ground sloping 1.6° (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 Maungatapu
64% of Maungatapu's titles are within 200 m of the sea or harbour edge, 100% within 500 m and 100% within 1 km. The typical title is 170 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 Maungatapu: 2023 Census
About 100% of Maungatapu's titles are in the census area Maungatapu (a Stats NZ statistical area), so these figures describe that area, not Maungatapu exactly.
Fewer residents were born overseas in Maungatapu than across Tauranga City: 19.6% against 25.4%.
| Measure | Maungatapu | Tauranga City whole council |
|---|---|---|
| Usual residents | 2,883 | 152,844 |
| Change since 2018 | −0.3% | +11.5% |
| Change since 2013 | +7.7% | +32.7% |
| Median age | 41.5 | 39.4 |
| Households | 1,038 | 55,359 |
| Own or part-own their home (including family trusts) | 74.0% | 69.4% |
| Not owned and not in a family trust (mostly renting) | 26.0% | 30.6% |
| Median household income | $100,400 | $95,400 |
| Median weekly rent, renting households | $500 | $550 |
| Dwellings unoccupied on census night | 8.8% | 8.8% |
| Ages | ||
| Under 15 | 17.2% | 19.4% |
| 15 to 29 | 17.6% | 17.2% |
| 30 to 64 | 45.1% | 43.7% |
| 65 and over | 20.2% | 19.7% |
| Where people came from | ||
| Born overseas | 19.6% | 25.4% |
| Of those born overseas, arrived in the last 5 years | 22.2% | 25.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 41.2% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 3.6% | 4.8% |
| Moved here in the last year (of all residents) | 16.9% | 19.3% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 22.2% | 24.9% |
| Employed full-time | 51.7% | 49.7% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.9% | 2.6% |
| Managers and professionals (of those employed) | 44.0% | 44.2% |
| Median personal income | $44,100 | $42,100 |
| Getting to work (of those employed) | ||
| Work from home | 15.4% | 16.5% |
| Car, truck or van | 77.8% | 75.7% |
| Bus, train or ferry | 1.9% | 1.7% |
| Walk or cycle | 3.9% | 4.9% |
| Households and families | ||
| One-person households | 22.4% | 22.6% |
| Average people per household | 2.6 | 2.6 |
| Households with no motor vehicle | 3.2% | 4.3% |
| Crowded households (need one or more extra bedrooms) | 5.0% | 4.8% |
| Couples with children (of families) | 38.5% | 40.3% |
| Couples without children | 44.8% | 43.5% |
| One-parent families | 16.3% | 16.2% |
| Homes | ||
| Separate (stand-alone) houses | 85.9% | 80.1% |
| Average bedrooms | 3.2 | 3.1 |
| Heated with a heat pump | 71.3% | 75.1% |
| Damp, always or sometimes | 18.4% | 13.2% |
| Mould over A4 size, always or sometimes | 14.4% | 10.7% |
Rents around Maungatapu
New tenancies in Maungatapu in the April–June 2026 quarter had a median rent of $645 a week (down 0.8% on a year earlier). That is close to the typical suburb in Tauranga City ($650), and slightly above the national median ($600).
| April–June 2026 | Maungatapu | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $645 | $600 |
| Middle half of rents | $510–$685 | $490–$700 |
| Change in median on a year earlier | −0.8% | +0.2% |
| Bonds lodged in the quarter | 15 | 40,827 |
Schools and hospitals near Maungatapu
One school site lies inside Maungatapu: Maungatapu School (Contributing).
- Maungatapu School (Contributing)
- Nearest school: Maungatapu School (1.2 km)
- Nearest secondary school: Tauranga Boys' College (2.8 km)
- Nearest public general hospital: Tauranga Hospital (3.3 km)
School enrolment zones in Maungatapu: a guide
Two secondary schools have a home zone covering most of Maungatapu's titles: Tauranga Boys' College and Tauranga Girls' College.
- Maungatapu School (primary, Years 1–6): all or nearly all titles
- Tauranga Intermediate (intermediate, Years 7–8): all or nearly all titles
- Tauranga Boys' College (secondary): all or nearly all titles
- Tauranga Girls' 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 Maungatapu
OpenStreetMap maps 1 place of worship inside Maungatapu (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: All Saints Anglican Church, under 1 km away
- Muslim: Tauranga Masjid, 2.9 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 Maungatapu
The closest match on the measures on this site is Hairini in Tauranga City, nearest on distance to the coast, damp homes, 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 |
|---|---|---|---|---|---|
| Hairini | Tauranga City | 20.6% | $685 | 40 | distance to the coast, damp homes, born overseas |
| Otūmoetai | Tauranga City | 24.0% | No data | 42.2 | distance to the coast, older residents, distance to a hospital |
| Whataupoko | Gisborne District | 5.3% | $650 | 43.7 | schools, stand-alone houses, distance to a hospital |
| Matua | Tauranga City | 19.0% | No data | 45 | schools, distance to the coast, commuting by public transport |
| Brookfield | Tauranga City | 17.9% | $650 | 34.4 | schools, distance to the coast, damp homes |
Questions
What is the rent in Maungatapu?
New tenancies in the Maungatapu rent area had a median rent of $645 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 $510 to $685.
What schools are in Maungatapu?
LINZ maps 1 school site inside Maungatapu: Maungatapu School. The nearest secondary school to its centre is Tauranga Boys' College (2.8 km in a straight line). Secondary-school home zones covering most of its titles are Tauranga Boys' College and Tauranga Girls' College; check the school's own zone map for any address.