Living in Pinehaven: rents, schools, census and property titles
The 670 live property titles in Pinehaven, Upper Hutt City are almost all freehold (95%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 32 (4.8%), well below the national share of 8.7%.
- Cross-lease titles
- 32
- Share of live titles
- 4.8%
- Live titles in total
- 670
- Upper Hutt City share
- 11.7%
- New Zealand share
- 8.7%
- Rank by share in Upper Hutt City
- 12 of 12
- Rank by share in New Zealand
- joint 502 of 644
Pinehaven at a glance
Where Pinehaven differs most from suburbs across New Zealand: titles first issued since 2020 (lower than 98% of NZ suburbs); median slope under buildings (higher than 91% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Pinehaven is listed under Upper Hutt City.
- 670 live titles are recorded here, including 32 cross-lease titles (4.8%).
- 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 4.8% of the recorded title mix. That describes the suburb, not any particular home.
- Public-transport figures describe how recorded titles sit near mapped stops. They do not describe a service from a particular property.
- 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
- The core title, Census, rent, transport and coast measures used by this page are available.
Title mix in Pinehaven
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 634 | 94.6% |
| Cross lease | 32 | 4.8% |
| Unit title | 0 | 0.0% |
| Leasehold | 3 | 0.4% |
| Other record types | 1 | 0.1% |
| Total | 670 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Pinehaven compares
Nationally, 8.7% of live titles are cross-lease; Pinehaven is well below the national share (8.7%).
Across Upper Hutt City as a whole, the share is 11.7%; Pinehaven is well below the overall Upper Hutt City share (11.7%).
Its cross-lease share is the lowest of 12 in Upper Hutt City (among suburbs with an indexed page on this site).
How cross-leases in Pinehaven are set up
Fewer schemes refer to more than one flats plan (18%, against 36% nationally), usually because a plan was redrawn.
Carports appear in more leases (18% of schemes, against 13% nationally).
| Scheme structure | Pinehaven | Upper Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 17 | 921 | 87,651 |
| Two-flat schemes | 94.1% | 73.2% | 76.2% |
| Three-flat schemes | 0.0% | 14.7% | 12.2% |
| Four or more flats | 0.0% | 11.9% | 11.4% |
| Typical section size (from the titles, not a survey) | 895 m² | 804 m² | 908 m² |
| Typical land per flat | 448 m² | 328 m² | 408 m² |
| Schemes with a garage written into a lease | 29.4% | 16.8% | 28.4% |
| Schemes with a carport in a lease | 17.6% | 19.5% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 3.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 17.6% | 18.0% | 35.6% |
| Median year of earliest current title | 1981 | 1983 | 1988 |
| Two-flat schemes on 700 m² or more | 11 | 367 | 54,978 |
New titles in Pinehaven since 2020
12 of Pinehaven's current titles (2%) were first issued since 2020, well below Upper Hutt City's suburbs with new-title figures taken together (11%) and well below New Zealand (12%).
That rate is 2nd lowest of 12 in Upper Hutt City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 10 | 4 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 1 | 1 |
| Other | 1 | 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 Pinehaven
The typical building in Pinehaven stands on ground sloping 8.0° (read on an 8 m grid, so short steep banks may be understated), the steepest of 12 in Upper Hutt City.
About 21% of its 902 measured buildings stand on ground of 15° or more.
The land rises from about 54 m to 332 m, and 67% of all of it, including reserves and gullies, is 15° or steeper.
Unusually much of the sloping land faces north: 37%, 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 Pinehaven
Pinehaven is inland: the typical title is 10 km from the sea or harbour edge, and none is 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 Pinehaven: 2023 Census
About 98% of Pinehaven's titles are in the census area Pinehaven (a Stats NZ statistical area), so these figures describe that area, not Pinehaven exactly.
Fewer households have no car in Pinehaven than across Upper Hutt City: 1.3% against 6.4%.
More adults hold a degree in Pinehaven than across Upper Hutt City: 37.5% against 24.5%.
More workers work from home in Pinehaven than across Upper Hutt City: 22.3% against 18.1%.
| Measure | Pinehaven | Upper Hutt City whole council |
|---|---|---|
| Usual residents | 1,920 | 45,759 |
| Change since 2018 | −3.2% | +4.0% |
| Change since 2013 | +1.6% | +13.9% |
| Median age | 40.2 | 39.1 |
| Households | 729 | 16,806 |
| Own or part-own their home (including family trusts) | 89.3% | 74.6% |
| Not owned and not in a family trust (mostly renting) | 11.1% | 25.4% |
| Median household income | $131,300 | $110,300 |
| Median weekly rent, renting households | $519 | $475 |
| Dwellings unoccupied on census night | 2.4% | 5.2% |
| Ages | ||
| Under 15 | 20.3% | 19.3% |
| 15 to 29 | 16.1% | 16.9% |
| 30 to 64 | 50.6% | 47.9% |
| 65 and over | 13.1% | 16.0% |
| Where people came from | ||
| Born overseas | 25.3% | 23.4% |
| Of those born overseas, arrived in the last 5 years | 9.4% | 14.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 32.2% | 40.7% |
| Lived overseas 5 years ago (of all residents) | 2.8% | 3.0% |
| Moved here in the last year (of all residents) | 9.8% | 15.8% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 37.5% | 24.5% |
| Employed full-time | 57.1% | 55.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 2.5% |
| Managers and professionals (of those employed) | 57.8% | 46.6% |
| Median personal income | $58,200 | $48,600 |
| Getting to work (of those employed) | ||
| Work from home | 22.3% | 18.1% |
| Car, truck or van | 61.0% | 64.9% |
| Bus, train or ferry | 13.9% | 12.6% |
| Walk or cycle | 1.9% | 3.6% |
| Households and families | ||
| One-person households | 20.0% | 22.7% |
| Average people per household | 2.7 | 2.6 |
| Households with no motor vehicle | 1.3% | 6.4% |
| Crowded households (need one or more extra bedrooms) | 1.7% | 4.3% |
| Couples with children (of families) | 44.5% | 43.9% |
| Couples without children | 39.3% | 38.9% |
| One-parent families | 15.7% | 17.2% |
| Homes | ||
| Separate (stand-alone) houses | 94.7% | 78.2% |
| Average bedrooms | 3.3 | 3.1 |
| Heated with a heat pump | 62.6% | 68.6% |
| Damp, always or sometimes | 24.9% | 16.7% |
| Mould over A4 size, always or sometimes | 18.1% | 11.7% |
Rents around Pinehaven
New tenancies in Pinehaven in the April–June 2026 quarter had a median rent of $590 a week. That is close to the typical suburb in Upper Hutt City ($600), and close to the national median ($600); 3rd lowest of 10 in Upper Hutt City.
| April–June 2026 | Pinehaven | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $590 | $600 |
| Middle half of rents | $478–$638 | $490–$700 |
| Change in median on a year earlier | — | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
Schools and hospitals near Pinehaven
One school site lies inside Pinehaven: Pinehaven School (Contributing).
- Pinehaven School (Contributing)
- Nearest school: Pinehaven School (0.4 km)
- Nearest secondary school: Silverstream Christian School (1.3 km)
- Nearest public general hospital: Hutt Hospital (8.7 km)
School enrolment zones in Pinehaven: a guide
Two secondary schools have a home zone covering most of Pinehaven's titles: Hutt International Boys School and St Oran's College.
- Pinehaven School (primary, Years 1–6): all or nearly all titles
- Silverstream School (primary, Years 1–6): about 15% of titles
- Fergusson Intermediate (intermediate, Years 7–8): all or nearly all titles
- Hutt International Boys School (secondary): all or nearly all titles
- St Oran's 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
Public transport in Pinehaven
88% of Pinehaven's titles are within 400 m of a stop with a scheduled weekday service, slightly above Upper Hutt City as a whole (82%).
Fewer than 1% are within 400 m of a stop with 60 or more departures that day.
The typical title is 136 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Metlink (Greater Wellington Regional Council). Sources and limits
Places of worship near Pinehaven
No place of worship is mapped in OpenStreetMap inside Pinehaven's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Reformed Church of Silverstream, 1.3 km away
- Hindu: BAPS Shri Swaminarayan Mandir, 4.8 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 4.1 km away
- Muslim: Upper Hutt Islamic Centre, 4.3 km away
- Sikh: Wellington Gurudwara Sahib, 6.9 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Upper Hutt City with many cross-leases
- Trentham: 655 cross-lease titles (17.9%)
- Wallaceville: 282 cross-lease titles (14.8%)
- Ebdentown: 281 cross-lease titles (24.0%)
- Silverstream: 190 cross-lease titles (10.8%)
- Birchville: 166 cross-lease titles (16.8%)
- Clouston Park: 152 cross-lease titles (14.3%)
- Tōtara Park: 132 cross-lease titles (11.2%)
- Elderslea: 124 cross-lease titles (10.5%)
All suburbs in Upper Hutt City
Suburbs like Pinehaven
The closest match on the measures on this site is Kelson in Lower Hutt City, nearest on schools, near a frequent stop, degrees. 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 |
|---|---|---|---|---|---|
| Kelson | Lower Hutt City | 7.8% | $660 | 36.8 | schools, near a frequent stop, degrees |
| Normandale | Lower Hutt City | 6.3% | $570 | 39.6 | children, schools, near a frequent stop |
| Maungaraki | Lower Hutt City | 13.1% | $600 | 38.4 | working from home, slope, schools |
| Korokoro | Lower Hutt City | 5.7% | No data | 39 | schools, born overseas, recent movers within NZ |
| Belmont, Lower Hutt City | Lower Hutt City | 5.8% | No data | 40.3 | working from home, near a frequent stop, median age |
Questions
What is the rent in Pinehaven?
New tenancies in the Pinehaven rent area had a median rent of $590 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 $478 to $638.
What schools are in Pinehaven?
LINZ maps 1 school site inside Pinehaven: Pinehaven School. The nearest secondary school to its centre is Silverstream Christian School (1.3 km in a straight line). Secondary-school home zones covering most of its titles are Hutt International Boys School and St Oran's College; check the school's own zone map for any address.