Living in Ōmokoroa: rents, schools, census and property titles
The 2,918 live property titles in Ōmokoroa, Western Bay of Plenty District are almost all freehold (90%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 50 (1.7%), well below the national share of 8.7%.
- Cross-lease titles
- 50
- Share of live titles
- 1.7%
- Live titles in total
- 2,918
- Western Bay of Plenty District share
- 2.8%
- New Zealand share
- 8.7%
- Rank by share in Western Bay of Plenty District
- 5 of 5
- Rank by share in New Zealand
- joint 625 of 644
Ōmokoroa at a glance
Where Ōmokoroa differs most from suburbs across New Zealand: cross-lease share of titles (lower than 97% of NZ suburbs); titles first issued since 2020 (higher than 97% of NZ suburbs); median age (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
- Ōmokoroa is listed under Western Bay of Plenty District.
- 2,918 live titles are recorded here, including 50 cross-lease titles (1.7%).
- 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 1.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 7.7% 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 Ōmokoroa
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,625 | 90.0% |
| Cross lease | 50 | 1.7% |
| Unit title | 225 | 7.7% |
| Leasehold | 3 | 0.1% |
| Other record types | 15 | 0.5% |
| Total | 2,918 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Ōmokoroa compares
Nationally, 8.7% of live titles are cross-lease; Ōmokoroa is well below the national share (8.7%).
Across Western Bay of Plenty District as a whole, the share is 2.8%; Ōmokoroa is well below the overall Western Bay of Plenty District share (2.8%).
Its cross-lease share is the lowest of 5 in Western Bay of Plenty District (among suburbs with an indexed page on this site).
How cross-leases in Ōmokoroa are set up
Carports appear in fewer leases (4% of schemes, against 13% nationally).
Three-flat schemes are less common here (8%, against 12% nationally).
Fewer leases include a garage (20% of schemes, against 28% nationally).
| Scheme structure | Ōmokoroa | Western Bay of Plenty District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 25 | 367 | 87,651 |
| Two-flat schemes | 92.0% | 85.6% | 76.2% |
| Three-flat schemes | 8.0% | 9.0% | 12.2% |
| Four or more flats | 0.0% | 5.4% | 11.4% |
| Typical section size (from the titles, not a survey) | 870 m² | 938 m² | 908 m² |
| Typical land per flat | 430 m² | 438 m² | 408 m² |
| Schemes with a garage written into a lease | 20.0% | 22.9% | 28.4% |
| Schemes with a carport in a lease | 4.0% | 5.2% | 13.3% |
| Schemes with a separate exclusive-use area | 4.0% | 3.3% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 28.0% | 36.8% | 35.6% |
| Median year of earliest current title | 1985 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 22 | 299 | 54,978 |
Unit titles and leasehold in Ōmokoroa
Unit titles are 8% of Ōmokoroa's titles, well above Western Bay of Plenty District (2%) and close to New Zealand (8%). They belong to 4 developments, each run by a body corporate; 2 have 50 or more units.
The unit-title share is the highest of 5 in Western Bay of Plenty District.
New titles in Ōmokoroa since 2020
830 of Ōmokoroa's current titles (28%) were first issued since 2020, well above Western Bay of Plenty District's suburbs with new-title figures taken together (15%) and well above New Zealand (12%).
That rate is the highest of 5 in Western Bay of Plenty District.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 781 | 338 |
| Unit title | 46 | 46 |
| Cross-lease | 0 | 0 |
| Leasehold | 0 | 0 |
| Other | 3 | 2 |
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 Ōmokoroa
The typical building in Ōmokoroa stands on ground sloping 2.1° (read on an 8 m grid, so short steep banks may be understated), 2nd flattest of 5 in Western Bay of Plenty District.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Ōmokoroa
28% of Ōmokoroa'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 310 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 Ōmokoroa: 2023 Census
About 73% of Ōmokoroa's titles are in the census area Ōmokoroa North (a Stats NZ statistical area), so these figures describe that area, not Ōmokoroa exactly.
More residents are 65 or over in Ōmokoroa North than across Western Bay of Plenty District: 37.7% against 22.9%.
More residents were born overseas in Ōmokoroa North than across Western Bay of Plenty District: 28.4% against 20.4%.
People are older (median age) in Ōmokoroa North than across Western Bay of Plenty District: 54.7 against 45.
| Measure | Ōmokoroa North | Ōmokoroa South | Western Bay of Plenty District whole council |
|---|---|---|---|
| Usual residents | 4,371 | 1,080 | 56,184 |
| Change since 2018 | +36.2% | +1284.6% | +10.4% |
| Change since 2013 | +87.3% | +1465.2% | +29.7% |
| Median age | 54.7 | 31.7 | 45 |
| Households | 1,776 | 363 | 19,932 |
| Own or part-own their home (including family trusts) | 81.4% | 69.4% | 76.2% |
| Not owned and not in a family trust (mostly renting) | 18.6% | 30.6% | 23.8% |
| Median household income | $75,500 | $114,900 | $88,600 |
| Median weekly rent, renting households | $580 | $640 | $400 |
| Dwellings unoccupied on census night | 9.5% | 5.3% | 15.2% |
| Ages | |||
| Under 15 | 16.5% | 26.9% | 17.9% |
| 15 to 29 | 9.2% | 19.7% | 15.1% |
| 30 to 64 | 36.6% | 44.2% | 44.1% |
| 65 and over | 37.7% | 9.2% | 22.9% |
| Where people came from | |||
| Born overseas | 28.4% | 27.3% | 20.4% |
| Of those born overseas, arrived in the last 5 years | 15.2% | 19.6% | 20.5% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 55.0% | 77.7% | 47.3% |
| Lived overseas 5 years ago (of all residents) | 4.7% | 7.0% | 3.8% |
| Moved here in the last year (of all residents) | 19.6% | 38.2% | 17.1% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 23.9% | 26.0% | 20.0% |
| Employed full-time | 35.5% | 58.9% | 46.8% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.5% | 4.2% | 2.5% |
| Managers and professionals (of those employed) | 48.2% | 47.0% | 44.1% |
| Median personal income | $35,500 | $53,400 | $37,700 |
| Getting to work (of those employed) | |||
| Work from home | 22.0% | 23.2% | 24.4% |
| Car, truck or van | 73.0% | 74.6% | 71.8% |
| Bus, train or ferry | 1.2% | 1.1% | 0.3% |
| Walk or cycle | 3.0% | 1.1% | 2.6% |
| Households and families | |||
| One-person households | 21.1% | 11.0% | 21.1% |
| Average people per household | 2.4 | 2.8 | 2.7 |
| Households with no motor vehicle | 1.4% | 0.9% | 2.4% |
| Crowded households (need one or more extra bedrooms) | 1.2% | 2.6% | 5.3% |
| Couples with children (of families) | 29.3% | 46.7% | 37.0% |
| Couples without children | 60.8% | 39.0% | 50.3% |
| One-parent families | 9.9% | 13.3% | 12.7% |
| Homes | |||
| Separate (stand-alone) houses | 84.7% | 96.7% | 88.5% |
| Average bedrooms | 3.2 | 3.2 | 3.2 |
| Heated with a heat pump | 82.6% | 91.2% | 59.8% |
| Damp, always or sometimes | 6.0% | 1.8% | 15.8% |
| Mould over A4 size, always or sometimes | 4.9% | 0.9% | 12.9% |
Rents around Ōmokoroa
New tenancies in Omokoroa in the April–June 2026 quarter had a median rent of $700 a week (up 0.7% on a year earlier). That is slightly above the national median ($600).
| April–June 2026 | Omokoroa | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $700 | $600 |
| Middle half of rents | $650–$730 | $490–$700 |
| Change in median on a year earlier | +0.7% | +0.2% |
| Bonds lodged in the quarter | 15 | 40,827 |
Schools and hospitals near Ōmokoroa
One school site lies inside Ōmokoroa: Ōmokoroa Point School (Full Primary).
- Ōmokoroa Point School (Full Primary)
- Nearest school: Ōmokoroa Point School (2.1 km)
- Nearest secondary school: Te Kura o Te Moutere o Matakana (6.7 km)
- Nearest public general hospital: Tauranga Hospital (12.7 km)
School enrolment zones in Ōmokoroa: a guide
Three secondary schools have a home zone covering most of Ōmokoroa's titles: Otumoetai College, Tauranga Boys' College and Tauranga Girls' College.
- Omokoroa Point School (primary, Years 1–8): about 75% of titles
- Omokoroa School (primary, Years 1–8): about 25% of titles
- Otumoetai College (secondary): 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 Ōmokoroa
OpenStreetMap maps 2 places of worship inside Ōmokoroa (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Omokoroa Peninsula Baptist Church, under 1 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Western Bay of Plenty District with many cross-leases
- Te Puke: 388 cross-lease titles (8.4%)
- Katikati: 136 cross-lease titles (5.1%)
- Waihi Beach: 96 cross-lease titles (4.1%)
- Pukehina: 40 cross-lease titles (3.4%)
All suburbs in Western Bay of Plenty District
Suburbs like Ōmokoroa
The closest match on the measures on this site is Orewa in Auckland, nearest on damp homes, distance to the coast, elevation. 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 |
|---|---|---|---|---|---|
| Orewa | Auckland | 14.4% | $775 | 53.1 | damp homes, distance to the coast, elevation |
| Clarks Beach | Auckland | 3.9% | No data | 45 | distance to the coast, commuting by public transport, elevation |
| Kerikeri | Far North District | 3.8% | $638 | 48.4 | distance to the coast, slope, children |
| Maunu | Whangarei District | 5.6% | No data | 44.4 | commuting on foot or by bike, home ownership, born overseas |
| Bethlehem | Tauranga City | 2.8% | $800 | 49.1 | children, damp homes, slope |
Questions
What is the rent in Ōmokoroa?
New tenancies in Omokoroa (the rent area for part of Ōmokoroa) had a median rent of $700 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 $650 to $730.
What schools are in Ōmokoroa?
LINZ maps 1 school site inside Ōmokoroa: Ōmokoroa Point School. The nearest secondary school to its centre is Te Kura o Te Moutere o Matakana (6.7 km in a straight line). Secondary-school home zones covering most of its titles are Otumoetai College, Tauranga Boys' College and Tauranga Girls' College; check the school's own zone map for any address.