Living in Parkvale, Tauranga City: rents, schools, census and property titles
The 1,050 live property titles in Parkvale, Tauranga City are mostly freehold (74%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 210 (20.0%), well above the national share of 8.7%.
Parkvale, Tauranga City cross-lease titles
- Cross-lease titles
- 210
- Share of live titles
- 20.0%
- Live titles in total
- 1,050
- Tauranga City share
- 13.5%
- New Zealand share
- 8.7%
- Rank by share in Tauranga City
- 8 of 18
- Rank by share in New Zealand
- 124 of 644
Parkvale at a glance
Where Parkvale differs most from suburbs across New Zealand: median age (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
- Parkvale is listed under Tauranga City.
- 1,050 live titles are recorded here, including 210 cross-lease titles (20.0%).
- 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 20.0% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 3.2% 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 Parkvale
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 773 | 73.6% |
| Cross lease | 210 | 20.0% |
| Unit title | 34 | 3.2% |
| Leasehold | 19 | 1.8% |
| Other record types | 14 | 1.3% |
| Total | 1,050 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Parkvale compares
Nationally, 8.7% of live titles are cross-lease; Parkvale is about 2.3 times the national share (8.7%).
Across Tauranga City as a whole, the share is 13.5%; Parkvale is higher than the overall Tauranga City share (13.5%).
How cross-leases in Parkvale are set up
Separate exclusive-use areas are less common (1% of schemes, against 5% nationally).
Fewer schemes have four or more flats on one section (3%, against 11% nationally), up to 9.
Carports appear in fewer leases (7% of schemes, against 13% nationally).
| Scheme structure | Parkvale | Tauranga City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 99 | 4,119 | 87,651 |
| Two-flat schemes | 89.9% | 82.8% | 76.2% |
| Three-flat schemes | 7.1% | 11.1% | 12.2% |
| Four or more flats | 3.0% | 6.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 865 m² | 850 m² | 908 m² |
| Typical land per flat | 422 m² | 410 m² | 408 m² |
| Schemes with a garage written into a lease | 21.2% | 19.0% | 28.4% |
| Schemes with a carport in a lease | 7.1% | 7.9% | 13.3% |
| Schemes with a separate exclusive-use area | 1.0% | 4.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 60.6% | 48.8% | 35.6% |
| Median year of earliest current title | 1988 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 85 | 3,062 | 54,978 |
Unit titles and leasehold in Parkvale
Unit titles are 3% of Parkvale's titles, well below Tauranga City (7%) and well below New Zealand (8%). They belong to 5 developments, each run by a body corporate; half have 6 units or fewer.
19 titles (1.8%) are leasehold.
1 of them have a stated term that has ended or has under 10 years to run, which is worth reading closely in the lease.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 1 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 17 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 1 |
New titles in Parkvale since 2020
110 of Parkvale's current titles (10%) were first issued since 2020, above Tauranga City's suburbs with new-title figures taken together (7%) and slightly below New Zealand (12%).
That rate is in the highest quarter of 18 in Tauranga City.
19% are unit titles, in 3 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 85 | 42 |
| Unit title | 21 | 21 |
| Cross-lease | 0 | 0 |
| Leasehold | 1 | 0 |
| Other | 3 | 3 |
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 Parkvale
The typical building in Parkvale stands on ground sloping 4.0° (read on an 8 m grid, so short steep banks may be understated).
Unusually much of the sloping land faces north: 38%, where about a quarter would if slopes faced every way equally.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Parkvale
22% of Parkvale's titles are within 200 m of the sea or harbour edge, 73% within 500 m and 100% within 1 km. The typical title is 360 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 Parkvale: 2023 Census
About 89% of Parkvale's titles are in the census area Yatton Park (a Stats NZ statistical area), so these figures describe that area, not Parkvale exactly.
Fewer residents are 65 or over in Yatton Park than across Tauranga City: 10.2% against 19.7%.
Fewer workers work from home in Yatton Park than across Tauranga City: 9.0% against 16.5%.
Fewer adults hold a degree in Yatton Park than across Tauranga City: 15.7% against 24.9%.
| Measure | Yatton Park | Tauranga City whole council |
|---|---|---|
| Usual residents | 2,712 | 152,844 |
| Change since 2018 | +3.0% | +11.5% |
| Change since 2013 | +21.2% | +32.7% |
| Median age | 31.2 | 39.4 |
| Households | 861 | 55,359 |
| Own or part-own their home (including family trusts) | 48.8% | 69.4% |
| Not owned and not in a family trust (mostly renting) | 50.9% | 30.6% |
| Median household income | $83,300 | $95,400 |
| Median weekly rent, renting households | $420 | $550 |
| Dwellings unoccupied on census night | 4.9% | 8.8% |
| Ages | ||
| Under 15 | 24.6% | 19.4% |
| 15 to 29 | 23.6% | 17.2% |
| 30 to 64 | 41.7% | 43.7% |
| 65 and over | 10.2% | 19.7% |
| Where people came from | ||
| Born overseas | 21.9% | 25.4% |
| Of those born overseas, arrived in the last 5 years | 24.1% | 25.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.9% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 3.4% | 4.8% |
| Moved here in the last year (of all residents) | 18.8% | 19.3% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 15.7% | 24.9% |
| Employed full-time | 52.5% | 49.7% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 5.9% | 2.6% |
| Managers and professionals (of those employed) | 30.6% | 44.2% |
| Median personal income | $36,900 | $42,100 |
| Getting to work (of those employed) | ||
| Work from home | 9.0% | 16.5% |
| Car, truck or van | 80.2% | 75.7% |
| Bus, train or ferry | 2.3% | 1.7% |
| Walk or cycle | 6.2% | 4.9% |
| Households and families | ||
| One-person households | 22.2% | 22.6% |
| Average people per household | 3 | 2.6 |
| Households with no motor vehicle | 5.9% | 4.3% |
| Crowded households (need one or more extra bedrooms) | 15.9% | 4.8% |
| Couples with children (of families) | 37.5% | 40.3% |
| Couples without children | 29.0% | 43.5% |
| One-parent families | 33.5% | 16.2% |
| Homes | ||
| Separate (stand-alone) houses | 87.5% | 80.1% |
| Average bedrooms | 2.9 | 3.1 |
| Heated with a heat pump | 66.9% | 75.1% |
| Damp, always or sometimes | 27.3% | 13.2% |
| Mould over A4 size, always or sometimes | 22.4% | 10.7% |
Rents around Parkvale
New tenancies in Yatton Park in the April–June 2026 quarter had a median rent of $600 a week (down 9.8% on a year earlier). That is slightly below the typical suburb in Tauranga City ($650), and close to the national median ($600); joint 2nd lowest of 14 in Tauranga City.
| April–June 2026 | Yatton Park | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $600 | $600 |
| Middle half of rents | $275–$643 | $490–$700 |
| Change in median on a year earlier | −9.8% | +0.2% |
| Bonds lodged in the quarter | 18 | 40,827 |
Schools and hospitals near Parkvale
One school site lies inside Parkvale: Merivale School (Contributing).
- Merivale School (Contributing)
- Nearest school: Merivale School (0.3 km)
- Nearest secondary school: Tauranga Girls' College (0.7 km)
- Nearest public general hospital: Tauranga Hospital (1.4 km)
School enrolment zones in Parkvale: a guide
Two secondary schools have a home zone covering most of Parkvale's titles: Tauranga Boys' College and Tauranga Girls' College.
- Merivale School (primary, Years 1–6): about 90% of titles
- Greerton Village School (primary, Years 1–6): about 10% of 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 Parkvale
No place of worship is mapped in OpenStreetMap inside Parkvale's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Saint George's Anglican Church, under 1 km away
- Muslim: Tauranga Masjid, 1.3 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 Parkvale
The closest match on the measures on this site is Gate Pa in Tauranga City, nearest on recent movers within NZ, commuting by public transport, distance to a hospital. 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 |
|---|---|---|---|---|---|
| Gate Pa | Tauranga City | 22.9% | $580 | 32.4 | recent movers within NZ, commuting by public transport, distance to a hospital |
| Weymouth | Auckland | 16.9% | $655 | 31.4 | schools, distance to the coast, heat pumps |
| Brookfield | Tauranga City | 17.9% | $650 | 34.4 | schools, commuting by public transport, stand-alone houses |
| Morningside, Whangarei District | Whangarei District | 12.0% | No data | 33.4 | distance to a hospital, household income, distance to the coast |
| West Harbour | Auckland | 9.4% | $660 | 32.2 | distance to the coast, stand-alone houses, median age |
Questions
What is the rent in Parkvale, Tauranga City?
New tenancies in Yatton Park (the rent area for part of Parkvale) had a median rent of $600 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 $275 to $643.
What schools are in Parkvale, Tauranga City?
LINZ maps 1 school site inside Parkvale: Merivale School. The nearest secondary school to its centre is Tauranga Girls' College (0.7 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.