Living in Silverstream: rents, schools, census and property titles
The 1,755 live property titles in Silverstream, Upper Hutt City are almost all freehold (84%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 190 (10.8%), above the national share of 8.7%.
Silverstream cross-lease titles
- Cross-lease titles
- 190
- Share of live titles
- 10.8%
- Live titles in total
- 1,755
- Upper Hutt City share
- 11.7%
- New Zealand share
- 8.7%
- Rank by share in Upper Hutt City
- 9 of 12
- Rank by share in New Zealand
- joint 309 of 644
Silverstream at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Silverstream is listed under Upper Hutt City.
- 1,755 live titles are recorded here, including 190 cross-lease titles (10.8%).
- 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 10.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 2.4% of recorded titles, so title structure can vary within the suburb.
- 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 Silverstream
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,477 | 84.2% |
| Cross lease | 190 | 10.8% |
| Unit title | 42 | 2.4% |
| Leasehold | 36 | 2.1% |
| Other record types | 10 | 0.6% |
| Total | 1,755 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Silverstream compares
Nationally, 8.7% of live titles are cross-lease; Silverstream is higher than the national share (8.7%).
Across Upper Hutt City as a whole, the share is 11.7%; Silverstream is slightly lower than the overall Upper Hutt City share (11.7%).
How cross-leases in Silverstream are set up
Fewer leases include a garage (16% of schemes, against 28% nationally).
Three-flat schemes are more common here (17%, against 12% nationally).
| Scheme structure | Silverstream | Upper Hutt City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 70 | 921 | 87,651 |
| Two-flat schemes | 71.4% | 73.2% | 76.2% |
| Three-flat schemes | 17.1% | 14.7% | 12.2% |
| Four or more flats | 11.4% | 11.9% | 11.4% |
| Typical section size (from the titles, not a survey) | 809 m² | 804 m² | 908 m² |
| Typical land per flat | 355 m² | 328 m² | 408 m² |
| Schemes with a garage written into a lease | 15.7% | 16.8% | 28.4% |
| Schemes with a carport in a lease | 12.9% | 19.5% | 13.3% |
| Schemes with a separate exclusive-use area | 4.3% | 3.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 30.0% | 18.0% | 35.6% |
| Median year of earliest current title | 1987 | 1983 | 1988 |
| Two-flat schemes on 700 m² or more | 31 | 367 | 54,978 |
Unit titles and leasehold in Silverstream
Unit titles are 2% of Silverstream's titles, close to Upper Hutt City (2%) and well below New Zealand (8%). They belong to 5 developments, each run by a body corporate; half have 7 units or fewer.
36 titles (2.1%) are leasehold.
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 | 35 |
| Term mentions renewal (including perpetually renewable) | 1 |
| Term not stated or not readable | 0 |
New titles in Silverstream since 2020
123 of Silverstream's current titles (7%) 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%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 119 | 71 |
| Unit title | 0 | 0 |
| Cross-lease | 2 | 1 |
| Leasehold | 1 | 1 |
| Other | 1 | 1 |
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 Silverstream
The typical building in Silverstream stands on ground sloping 2.0° (read on an 8 m grid, so short steep banks may be understated), 2nd steepest of 12 in Upper Hutt City.
The land rises from about 27 m to 265 m, and 42% of all of it, including reserves and gullies, is 15° or steeper.
Unusually much of the sloping land faces north: 40%, 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 Silverstream
Silverstream is inland: the typical title is 9.7 km from the sea or harbour edge, and fewer than 1 in 2,000 titles are 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 Silverstream: 2023 Census
About 80% of Silverstream's titles are in the census area Silverstream (Upper Hutt City) (a Stats NZ statistical area), so these figures describe that area, not Silverstream exactly.
Fewer households have no car in Silverstream (Upper Hutt City) than across Upper Hutt City: 3.2% against 6.4%.
More adults hold a degree in Silverstream (Upper Hutt City) than across Upper Hutt City: 36.0% against 24.5%.
More workers commute by bus, train or ferry in Silverstream (Upper Hutt City) than across Upper Hutt City: 17.1% against 12.6%.
| Measure | Silverstream (Upper Hutt City) | Heretaunga | Upper Hutt City whole council |
|---|---|---|---|
| Usual residents | 3,516 | 2,424 | 45,759 |
| Change since 2018 | −0.4% | −2.9% | +4.0% |
| Change since 2013 | +7.7% | +10.2% | +13.9% |
| Median age | 42.3 | 41.7 | 39.1 |
| Households | 1,257 | 915 | 16,806 |
| Own or part-own their home (including family trusts) | 83.5% | 69.2% | 74.6% |
| Not owned and not in a family trust (mostly renting) | 16.2% | 30.8% | 25.4% |
| Median household income | $133,900 | $113,500 | $110,300 |
| Median weekly rent, renting households | $500 | $466 | $475 |
| Dwellings unoccupied on census night | 5.6% | 7.0% | 5.2% |
| Ages | |||
| Under 15 | 19.3% | 18.9% | 19.3% |
| 15 to 29 | 15.2% | 15.7% | 16.9% |
| 30 to 64 | 46.7% | 44.8% | 47.9% |
| 65 and over | 18.9% | 20.7% | 16.0% |
| Where people came from | |||
| Born overseas | 22.8% | 24.4% | 23.4% |
| Of those born overseas, arrived in the last 5 years | 11.3% | 12.3% | 14.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 33.9% | 37.0% | 40.7% |
| Lived overseas 5 years ago (of all residents) | 3.0% | 2.8% | 3.0% |
| Moved here in the last year (of all residents) | 13.2% | 15.4% | 15.8% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 36.0% | 30.6% | 24.5% |
| Employed full-time | 55.5% | 53.1% | 55.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.2% | 2.6% | 2.5% |
| Managers and professionals (of those employed) | 58.9% | 49.2% | 46.6% |
| Median personal income | $56,600 | $48,700 | $48,600 |
| Getting to work (of those employed) | |||
| Work from home | 21.2% | 19.1% | 18.1% |
| Car, truck or van | 55.8% | 60.0% | 64.9% |
| Bus, train or ferry | 17.1% | 15.5% | 12.6% |
| Walk or cycle | 4.7% | 4.9% | 3.6% |
| Households and families | |||
| One-person households | 18.6% | 25.4% | 22.7% |
| Average people per household | 2.7 | 2.5 | 2.6 |
| Households with no motor vehicle | 3.2% | 6.9% | 6.4% |
| Crowded households (need one or more extra bedrooms) | 1.7% | 3.0% | 4.3% |
| Couples with children (of families) | 47.9% | 41.8% | 43.9% |
| Couples without children | 39.9% | 42.7% | 38.9% |
| One-parent families | 12.5% | 15.9% | 17.2% |
| Homes | |||
| Separate (stand-alone) houses | 86.6% | 75.4% | 78.2% |
| Average bedrooms | 3.3 | 3 | 3.1 |
| Heated with a heat pump | 64.8% | 67.6% | 68.6% |
| Damp, always or sometimes | 14.4% | 16.5% | 16.7% |
| Mould over A4 size, always or sometimes | 9.5% | 12.2% | 11.7% |
Rents around Silverstream
New tenancies in Silverstream (Upper Hutt City) in the April–June 2026 quarter had a median rent of $740 a week (up 6.5% on a year earlier). That is above the typical suburb in Upper Hutt City ($600), and above the national median ($600); the highest of 10 in Upper Hutt City.
| April–June 2026 | Silverstream (Upper Hutt City) | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $740 | $600 |
| Middle half of rents | $690–$750 | $490–$700 |
| Change in median on a year earlier | +6.5% | +0.2% |
| Bonds lodged in the quarter | 15 | 40,827 |
Schools and hospitals near Silverstream
LINZ maps 3 school sites inside Silverstream, among them Silverstream Christian School (Composite) and Silverstream School (Contributing).
- Silverstream Christian School (Composite)
- Silverstream School (Contributing)
- St Brendan's School (Heretaunga) (Full Primary)
- Nearest school: Silverstream School (0.3 km)
- Nearest secondary school: Silverstream Christian School (0.4 km)
- Nearest public general hospital: Hutt Hospital (9.4 km)
School enrolment zones in Silverstream: a guide
Two secondary schools have a home zone covering most of Silverstream's titles: Hutt International Boys School and St Oran's College.
- Silverstream School (primary, Years 1–6): about 90% of titles
- Pinehaven School (primary, Years 1–6): about 30% of titles
- Trentham School (primary, Years 1–6): about 10% 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
- Heretaunga College (secondary): about 10% of 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 Silverstream
93% of Silverstream's titles are within 400 m of a stop with a scheduled weekday service, slightly above Upper Hutt City as a whole (82%).
27% are that close to a frequent stop (60 or more departures that day), well above the council (18%).
84% are within 800 m of a train station or ferry wharf.
The typical title is 148 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 Silverstream
OpenStreetMap maps 4 places of worship inside Silverstream (4 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: St Margaret's Presbyterian Church, under 1 km away
- Hindu: BAPS Shri Swaminarayan Mandir, 5.4 km away
- Buddhist: Bodhinyanarama Buddhist Monastery, 5.4 km away
- Muslim: Upper Hutt Islamic Centre, 3.2 km away
- Sikh: Wellington Gurudwara Sahib, 7.7 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%)
- 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%)
- Brown Owl: 81 cross-lease titles (12.4%)
All suburbs in Upper Hutt City
Suburbs like Silverstream
The closest match on the measures on this site is Heretaunga in Upper Hutt City, nearest on new titles, distance to the coast, unit-title share. 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 |
|---|---|---|---|---|---|
| Heretaunga | Upper Hutt City | 10.1% | $650 | 41.7 | new titles, distance to the coast, unit-title share |
| Papakōwhai | Porirua City | 8.1% | No data | 40 | damp homes, home ownership, population change |
| Waterloo | Lower Hutt City | 21.3% | $660 | 40.5 | land per flat, population change, heat pumps |
| Eastbourne | Lower Hutt City | 5.9% | No data | 46.5 | children, unit-title share, household income |
| Tōtara Park, Upper Hutt City | Upper Hutt City | 11.2% | No data | 36.7 | population change, cross-lease share, stand-alone houses |
Questions
What is the rent in Silverstream?
New tenancies in Silverstream (Upper Hutt City) (the rent area for part of Silverstream) had a median rent of $740 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 $690 to $750.
What schools are in Silverstream?
LINZ maps 3 school sites inside Silverstream: Silverstream Christian School, Silverstream School and St Brendan's School (Heretaunga). The nearest secondary school to its centre is Silverstream Christian School (0.4 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.