Living in Ngaio: rents, schools, census and property titles
The 2,338 live property titles in Ngaio, Wellington City are almost all freehold (83%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 164 (7.0%), slightly below the national share of 8.7%.
- Cross-lease titles
- 164
- Share of live titles
- 7.0%
- Live titles in total
- 2,338
- Wellington City share
- 5.6%
- New Zealand share
- 8.7%
- Rank by share in Wellington City
- 14 of 32
- Rank by share in New Zealand
- joint 409 of 644
Ngaio at a glance
Where Ngaio differs most from suburbs across New Zealand: median slope under buildings (higher than 97% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Ngaio is listed under Wellington City.
- 2,338 live titles are recorded here, including 164 cross-lease titles (7.0%).
- 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 7.0% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 6.6% 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 Ngaio
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,949 | 83.4% |
| Cross lease | 164 | 7.0% |
| Unit title | 154 | 6.6% |
| Leasehold | 31 | 1.3% |
| Other record types | 40 | 1.7% |
| Total | 2,338 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Ngaio compares
Nationally, 8.7% of live titles are cross-lease; Ngaio is slightly lower than the national share (8.7%).
Across Wellington City as a whole, the share is 5.6%; Ngaio is higher than the overall Wellington City share (5.6%).
How cross-leases in Ngaio are set up
Fewer leases include a garage (10% of schemes, against 28% nationally).
Fewer schemes refer to more than one flats plan (16%, against 36% nationally), usually because a plan was redrawn.
Three-flat schemes are less common here (7%, against 12% nationally).
| Scheme structure | Ngaio | Wellington City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 73 | 2,130 | 87,651 |
| Two-flat schemes | 80.8% | 82.4% | 76.2% |
| Three-flat schemes | 6.8% | 6.7% | 12.2% |
| Four or more flats | 12.3% | 10.4% | 11.4% |
| Typical section size (from the titles, not a survey) | 900 m² | 759 m² | 908 m² |
| Typical land per flat | 402 m² | 350 m² | 408 m² |
| Schemes with a garage written into a lease | 9.6% | 18.0% | 28.4% |
| Schemes with a carport in a lease | 8.2% | 8.1% | 13.3% |
| Schemes with a separate exclusive-use area | 5.5% | 4.3% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 16.4% | 22.5% | 35.6% |
| Median year of earliest current title | 1980 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 39 | 991 | 54,978 |
Unit titles and leasehold in Ngaio
Unit titles are 7% of Ngaio's titles, well below Wellington City (25%) and slightly below New Zealand (8%). They belong to 40 developments, each run by a body corporate; half have 2 units or fewer.
31 titles (1.3%) 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 | 30 |
| Term mentions renewal (including perpetually renewable) | 1 |
| Term not stated or not readable | 0 |
New titles in Ngaio since 2020
71 of Ngaio's current titles (3%) were first issued since 2020, well below Wellington City's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
That rate is in the lowest quarter of 31 in Wellington City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 57 | 15 |
| Unit title | 4 | 0 |
| Cross-lease | 7 | 3 |
| Leasehold | 1 | 0 |
| Other | 2 | 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 Ngaio
The typical building in Ngaio stands on ground sloping 11.2° (read on an 8 m grid, so short steep banks may be understated).
About 30% of its 2,544 measured buildings stand on ground of 15° or more.
The land rises from about 10 m to 334 m, and 64% of all of it, including reserves and gullies, is 15° or steeper.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Ngaio
0% of Ngaio's titles are within 200 m of the sea or harbour edge, 0% within 500 m and 1% within 1 km. The typical title is 1.9 km 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 Ngaio: 2023 Census
Ngaio's titles fall in 5 census areas (Stats NZ statistical areas). The 2 shown below hold 97% of its titles; their figures are shown side by side and are not added together.
Fewer households have no car in Ngaio South than across Wellington City: 6.1% against 15.2%.
Fewer workers walk or cycle to work in Ngaio South than across Wellington City: 10.2% against 19.8%.
Fewer residents were born overseas in Ngaio South than across Wellington City: 24.9% against 34.6%.
| Measure | Ngaio South 55% of titles | Ngaio North 42% of titles | Wellington City whole council |
|---|---|---|---|
| Usual residents | 3,069 | 2,475 | 202,689 |
| Change since 2018 | −0.6% | −2.8% | −0.0% |
| Change since 2013 | +0.4% | +1.4% | +6.1% |
| Median age | 41.9 | 39.1 | 34.9 |
| Households | 1,155 | 960 | 77,004 |
| Own or part-own their home (including family trusts) | 76.4% | 76.3% | 58.6% |
| Not owned and not in a family trust (mostly renting) | 23.6% | 23.8% | 41.4% |
| Median household income | $175,500 | $158,600 | $134,500 |
| Median weekly rent, renting households | $607 | $585 | $560 |
| Dwellings unoccupied on census night | 7.4% | 5.3% | 7.8% |
| Ages | |||
| Under 15 | 16.9% | 19.5% | 14.4% |
| 15 to 29 | 18.9% | 18.1% | 27.2% |
| 30 to 64 | 52.9% | 50.5% | 46.8% |
| 65 and over | 11.3% | 11.8% | 11.7% |
| Where people came from | |||
| Born overseas | 24.9% | 27.9% | 34.6% |
| Of those born overseas, arrived in the last 5 years | 17.8% | 20.6% | 23.2% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 29.9% | 32.0% | 44.2% |
| Lived overseas 5 years ago (of all residents) | 4.8% | 4.8% | 5.4% |
| Moved here in the last year (of all residents) | 14.6% | 13.9% | 24.0% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 60.6% | 59.1% | 48.6% |
| Employed full-time | 62.5% | 63.2% | 59.0% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.0% | 2.0% | 3.0% |
| Managers and professionals (of those employed) | 68.4% | 65.6% | 59.5% |
| Median personal income | $73,200 | $69,200 | $55,500 |
| Getting to work (of those employed) | |||
| Work from home | 20.3% | 19.2% | 18.7% |
| Car, truck or van | 41.9% | 44.5% | 39.0% |
| Bus, train or ferry | 25.9% | 26.5% | 20.0% |
| Walk or cycle | 10.2% | 7.5% | 19.8% |
| Households and families | |||
| One-person households | 19.2% | 22.9% | 24.1% |
| Average people per household | 2.6 | 2.6 | 2.6 |
| Households with no motor vehicle | 6.1% | 4.2% | 15.2% |
| Crowded households (need one or more extra bedrooms) | 2.1% | 2.2% | 5.0% |
| Couples with children (of families) | 50.7% | 47.8% | 43.0% |
| Couples without children | 40.1% | 41.4% | 44.8% |
| One-parent families | 9.2% | 10.3% | 12.2% |
| Homes | |||
| Separate (stand-alone) houses | 79.8% | 76.3% | 59.7% |
| Average bedrooms | 3.1 | 3 | 2.8 |
| Heated with a heat pump | 62.5% | 64.5% | 53.6% |
| Damp, always or sometimes | 17.6% | 25.3% | 22.9% |
| Mould over A4 size, always or sometimes | 12.6% | 15.6% | 16.1% |
Rents around Ngaio
New tenancies in Ngaio South in the April–June 2026 quarter had a median rent of $625 a week (down 15.0% on a year earlier). That is close to the typical suburb in Wellington City ($625), and close to the national median ($600).
| April–June 2026 | Ngaio South 55% of titles | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $625 | $600 |
| Middle half of rents | $568–$715 | $490–$700 |
| Change in median on a year earlier | −15.0% | +0.2% |
| Bonds lodged in the quarter | 18 | 40,827 |
Schools and hospitals near Ngaio
One school site lies inside Ngaio: Ngaio School (Contributing).
- Ngaio School (Contributing)
- Nearest school: Ngaio School (0.4 km)
- Nearest secondary school: Queen Margaret College (2.7 km)
- Nearest public general hospital: Wellington Hospital (6.8 km)
School enrolment zones in Ngaio: a guide
Four secondary schools have a home zone covering most of Ngaio's titles, among them Hutt International Boys School, Onslow College and St Oran's College.
- Ngaio School (primary, Years 1–6): all or nearly all titles
- Crofton Downs Primary School (primary, Years 1–6): about 65% of titles
- Khandallah School (primary, Years 1–6): about 20% of titles
- Raroa Normal Intermediate (intermediate, Years 7–8): all or nearly all titles
- Hutt International Boys School (secondary): all or nearly all titles
- Onslow College (secondary): all or nearly all titles
- St Oran's College (secondary): all or nearly all titles
- Wellington 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
Public transport in Ngaio
82% of Ngaio's titles are within 400 m of a stop with a scheduled weekday service, slightly below Wellington City as a whole (96%).
37% are that close to a frequent stop (60 or more departures that day), well below the council (69%); in the lowest quarter of 32 in Wellington City.
98% are within 800 m of a train station or ferry wharf.
The typical title is 160 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 Ngaio
OpenStreetMap maps 2 places of worship inside Ngaio (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Ngaio Union Church, under 1 km away
- Hindu: ISKCON Wellington Newlands Temple, 4.5 km away
- Buddhist: Mountains and Rivers Order Zen, 3.5 km away
- Muslim: Muslims Students Association Prayer Rooms, 4.4 km away
- Jewish: Wellington Progressive Jewish Congregation, 4.8 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Wellington City with many cross-leases
- Johnsonville: 616 cross-lease titles (13.1%)
- Karori: 469 cross-lease titles (7.9%)
- Tawa: 380 cross-lease titles (6.8%)
- Miramar: 335 cross-lease titles (8.8%)
- Newlands: 328 cross-lease titles (10.5%)
- Churton Park: 271 cross-lease titles (9.2%)
- Khandallah: 230 cross-lease titles (6.6%)
- Woodridge: 186 cross-lease titles (25.4%)
All suburbs in Wellington City
Suburbs like Ngaio
The closest match on the measures on this site is Khandallah in Wellington City, nearest on new titles, unit-title share, 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 |
|---|---|---|---|---|---|
| Khandallah | Wellington City | 6.6% | $735 | 41.6 | new titles, unit-title share, degrees |
| Karori | Wellington City | 7.9% | No data | 38.8 | unit-title share, commuting by public transport, children |
| Crofton Downs | Wellington City | 8.7% | $595 | 40.5 | schools, home ownership, distance to the coast |
| Korokoro | Lower Hutt City | 5.7% | No data | 39 | new titles, schools, born overseas |
| Island Bay | Wellington City | 4.9% | $723 | 39.2 | damp homes, distance to the coast, population change |
Questions
What is the rent in Ngaio?
New tenancies in Ngaio South (the rent area for part of Ngaio) had a median rent of $625 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 $568 to $715.
What schools are in Ngaio?
LINZ maps 1 school site inside Ngaio: Ngaio School. The nearest secondary school to its centre is Queen Margaret College (2.7 km in a straight line). Secondary-school home zones covering most of its titles include Hutt International Boys School, Onslow College and St Oran's College; check the school's own zone map for any address.