Living in Tauranga South: rents, schools, census and property titles
The 2,665 live property titles in Tauranga South, Tauranga City are mostly freehold (64%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 685 (25.7%), well above the national share of 8.7%.
Tauranga South cross-lease titles
- Cross-lease titles
- 685
- Share of live titles
- 25.7%
- Live titles in total
- 2,665
- Tauranga City share
- 13.5%
- New Zealand share
- 8.7%
- Rank by share in Tauranga City
- 2 of 18
- Rank by share in New Zealand
- 58 of 644
Tauranga South at a glance
Where Tauranga South differs most from suburbs across New Zealand: cross-lease share of titles (higher than 90% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Tauranga South is listed under Tauranga City.
- 2,665 live titles are recorded here, including 685 cross-lease titles (25.7%).
- 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 25.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 1.8% 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 Tauranga South
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,717 | 64.4% |
| Cross lease | 685 | 25.7% |
| Unit title | 49 | 1.8% |
| Leasehold | 202 | 7.6% |
| Other record types | 12 | 0.5% |
| Total | 2,665 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Tauranga South compares
Nationally, 8.7% of live titles are cross-lease; Tauranga South is about 3.0 times the national share (8.7%).
Across Tauranga City as a whole, the share is 13.5%; Tauranga South is about 1.9 times the overall Tauranga City share (13.5%).
Its cross-lease share is 2nd highest of 18 in Tauranga City (among suburbs with an indexed page on this site).
How cross-leases in Tauranga South are set up
Three-flat schemes are more common here (28%, against 12% nationally).
Two-flat schemes are less common here (60% of schemes, against 76% nationally).
| Scheme structure | Tauranga South | Tauranga City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 274 | 4,119 | 87,651 |
| Two-flat schemes | 59.5% | 82.8% | 76.2% |
| Three-flat schemes | 28.1% | 11.1% | 12.2% |
| Four or more flats | 12.4% | 6.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 912 m² | 850 m² | 908 m² |
| Typical land per flat | 404 m² | 410 m² | 408 m² |
| Schemes with a garage written into a lease | 27.7% | 19.0% | 28.4% |
| Schemes with a carport in a lease | 15.0% | 7.9% | 13.3% |
| Schemes with a separate exclusive-use area | 3.6% | 4.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 39.4% | 48.8% | 35.6% |
| Median year of earliest current title | 1985 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 151 | 3,062 | 54,978 |
Unit titles and leasehold in Tauranga South
Unit titles are 2% of Tauranga South's titles, well below Tauranga City (7%) and well below New Zealand (8%). They belong to 8 developments, each run by a body corporate; half have 6 units or fewer.
202 titles (7.6%) are leasehold, 1 of them units in a unit-title development, well above the national share (1.2%).
8 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 | 6 |
| Under 10 years left | 2 |
| 10 to 50 years left | 1 |
| More than 50 years left | 181 |
| Term mentions renewal (including perpetually renewable) | 11 |
| Term not stated or not readable | 1 |
New titles in Tauranga South since 2020
173 of Tauranga South's current titles (6%) were first issued since 2020, slightly below Tauranga City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
Most came recently: 127 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 160 | 116 |
| Unit title | 0 | 0 |
| Cross-lease | 9 | 9 |
| Leasehold | 4 | 2 |
| 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 Tauranga South
The typical building in Tauranga South stands on ground sloping 1.5° (read on an 8 m grid, so short steep banks may be understated), in the flattest quarter of 18 in Tauranga City.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Tauranga South
18% of Tauranga South's titles are within 200 m of the sea or harbour edge, 55% within 500 m and 100% within 1 km. The typical title is 460 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 Tauranga South: 2023 Census
About 72% of Tauranga South's titles are in the census area Tauranga South (a Stats NZ statistical area), so these figures describe that area, not Tauranga South exactly.
More workers walk or cycle to work in Tauranga South than across Tauranga City: 11.8% against 4.9%.
More households have no car in Tauranga South than across Tauranga City: 8.8% against 4.3%.
Fewer households own their home in Tauranga South than across Tauranga City: 50.0% against 69.4%.
| Measure | Tauranga South | Tauranga Hospital | Fraser Cove | Tauranga City whole council |
|---|---|---|---|---|
| Usual residents | 4,110 | 2,118 | 1,269 | 152,844 |
| Change since 2018 | +4.3% | +2.9% | +4.2% | +11.5% |
| Change since 2013 | +13.1% | +10.8% | +24.0% | +32.7% |
| Median age | 42.3 | 36.5 | 40.1 | 39.4 |
| Households | 1,644 | 789 | 420 | 55,359 |
| Own or part-own their home (including family trusts) | 50.0% | 49.0% | 50.7% | 69.4% |
| Not owned and not in a family trust (mostly renting) | 50.0% | 51.3% | 50.0% | 30.6% |
| Median household income | $82,500 | $77,100 | $75,800 | $95,400 |
| Median weekly rent, renting households | $460 | $440 | $398 | $550 |
| Dwellings unoccupied on census night | 8.1% | 10.2% | 7.8% | 8.8% |
| Ages | ||||
| Under 15 | 15.0% | 18.7% | 17.0% | 19.4% |
| 15 to 29 | 18.0% | 20.7% | 18.4% | 17.2% |
| 30 to 64 | 45.3% | 41.9% | 45.2% | 43.7% |
| 65 and over | 21.6% | 18.7% | 19.4% | 19.7% |
| Where people came from | ||||
| Born overseas | 32.3% | 25.7% | 24.0% | 25.4% |
| Of those born overseas, arrived in the last 5 years | 35.1% | 30.5% | 29.3% | 25.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 50.7% | 50.6% | 51.6% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 6.5% | 3.8% | 4.4% | 4.8% |
| Moved here in the last year (of all residents) | 23.5% | 21.3% | 21.2% | 19.3% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 28.5% | 20.0% | 21.2% | 24.9% |
| Employed full-time | 49.7% | 48.8% | 46.7% | 49.7% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.2% | 4.4% | 4.3% | 2.6% |
| Managers and professionals (of those employed) | 42.9% | 38.2% | 34.8% | 44.2% |
| Median personal income | $41,700 | $36,100 | $31,600 | $42,100 |
| Getting to work (of those employed) | ||||
| Work from home | 15.0% | 12.6% | 13.0% | 16.5% |
| Car, truck or van | 69.3% | 70.1% | 72.5% | 75.7% |
| Bus, train or ferry | 1.9% | 2.6% | 3.4% | 1.7% |
| Walk or cycle | 11.8% | 13.5% | 9.7% | 4.9% |
| Households and families | ||||
| One-person households | 31.3% | 32.9% | 31.9% | 22.6% |
| Average people per household | 2.3 | 2.5 | 2.6 | 2.6 |
| Households with no motor vehicle | 8.8% | 12.8% | 10.6% | 4.3% |
| Crowded households (need one or more extra bedrooms) | 6.9% | 8.8% | 9.6% | 4.8% |
| Couples with children (of families) | 37.3% | 38.1% | 39.3% | 40.3% |
| Couples without children | 44.5% | 39.4% | 38.1% | 43.5% |
| One-parent families | 18.2% | 22.6% | 22.6% | 16.2% |
| Homes | ||||
| Separate (stand-alone) houses | 58.3% | 67.7% | 70.7% | 80.1% |
| Average bedrooms | 2.7 | 2.7 | 2.8 | 3.1 |
| Heated with a heat pump | 72.3% | 74.3% | 70.7% | 75.1% |
| Damp, always or sometimes | 16.0% | 18.6% | 21.7% | 13.2% |
| Mould over A4 size, always or sometimes | 12.8% | 16.3% | 17.2% | 10.7% |
Rents around Tauranga South
New tenancies in Tauranga South in the April–June 2026 quarter had a median rent of $650 a week (down 4.4% 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 | Tauranga South | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $650 | $600 |
| Middle half of rents | $590–$700 | $490–$700 |
| Change in median on a year earlier | −4.4% | +0.2% |
| Bonds lodged in the quarter | 36 | 40,827 |
Schools and hospitals near Tauranga South
LINZ maps 4 school sites inside Tauranga South, among them St Mary's Catholic School (Tauranga) (Contributing) and Tauranga Boys' College (Secondary (Year 9-15)).
- St Mary's Catholic School (Tauranga) (Contributing)
- Tauranga Boys' College (Secondary (Year 9-15))
- Tauranga Intermediate (Intermediate)
- Tauranga Special School (Specialist School)
- Nearest school: Tauranga Boys' College (0.4 km)
- Nearest secondary school: Tauranga Boys' College (0.4 km)
- Nearest public general hospital: Tauranga Hospital (0.8 km)
School enrolment zones in Tauranga South: a guide
Two secondary schools have a home zone covering most of Tauranga South's titles: Tauranga Boys' College and Tauranga Girls' College.
- Tauranga Primary School (primary, Years 1–6): about 55% of titles
- Gate Pa School (primary, Years 1–6): about 45% 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 Tauranga South
OpenStreetMap maps 7 places of worship inside Tauranga South (6 Christian, 1 Muslim).
Nearest mapped place of each tradition within 10 km:
- Christian: Saint Enochs Presbyterian Church, under 1 km away
- Muslim: Tauranga Masjid, under 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%)
- 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%)
- Judea: 384 cross-lease titles (23.5%)
Suburbs like Tauranga South
The closest match on the measures on this site is Regent in Whangarei District, nearest on schools, 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 |
|---|---|---|---|---|---|
| Regent | Whangarei District | 24.8% | $515 | 45.4 | schools, slope, population change |
| Greerton | Tauranga City | 27.1% | $650 | 36.9 | rent, population change, distance to the coast |
| Otūmoetai | Tauranga City | 24.0% | No data | 42.2 | distance to the coast, unit-title share, median age |
| Judea | Tauranga City | 23.5% | $600 | 39.8 | elevation, recent movers within NZ, commuting by public transport |
| Kensington, Whangarei District | Whangarei District | 30.6% | $570 | 46.9 | heat pumps, distance to the coast, unit-title share |
Questions
What is the rent in Tauranga South?
New tenancies in the Tauranga South rent area had a median rent of $650 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 $590 to $700.
What schools are in Tauranga South?
LINZ maps 4 school sites inside Tauranga South, including St Mary's Catholic School (Tauranga), Tauranga Boys' College and Tauranga Intermediate. The nearest secondary school to its centre is Tauranga Boys' College (0.4 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.