Living in Raumanga: rents, schools, census and property titles
The 1,850 live property titles in Raumanga, Whangarei District are almost all freehold (82%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 308 (16.6%), well above the national share of 8.7%.
- Cross-lease titles
- 308
- Share of live titles
- 16.6%
- Live titles in total
- 1,850
- Whangarei District share
- 7.3%
- New Zealand share
- 8.7%
- Rank by share in Whangarei District
- 5 of 16
- Rank by share in New Zealand
- joint 185 of 644
Raumanga at a glance
Where Raumanga differs most from suburbs across New Zealand: median age (lower than 94% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Raumanga is listed under Whangarei District.
- 1,850 live titles are recorded here, including 308 cross-lease titles (16.6%).
- 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 16.6% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.9% 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 Raumanga
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,514 | 81.8% |
| Cross lease | 308 | 16.6% |
| Unit title | 17 | 0.9% |
| Leasehold | 7 | 0.4% |
| Other record types | 4 | 0.2% |
| Total | 1,850 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Raumanga compares
Nationally, 8.7% of live titles are cross-lease; Raumanga is about 1.9 times the national share (8.7%).
Across Whangarei District as a whole, the share is 7.3%; Raumanga is about 2.3 times the overall Whangarei District share (7.3%).
How cross-leases in Raumanga are set up
Separate exclusive-use areas are less common (1% of schemes, against 5% nationally).
Carports appear in fewer leases (6% of schemes, against 13% nationally).
Fewer leases include a garage (13% of schemes, against 28% nationally).
| Scheme structure | Raumanga | Whangarei District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 127 | 1,367 | 87,651 |
| Two-flat schemes | 81.9% | 65.3% | 76.2% |
| Three-flat schemes | 6.3% | 19.1% | 12.2% |
| Four or more flats | 11.8% | 15.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 855 m² | 920 m² | 908 m² |
| Typical land per flat | 396 m² | 394 m² | 408 m² |
| Schemes with a garage written into a lease | 13.4% | 19.9% | 28.4% |
| Schemes with a carport in a lease | 6.3% | 12.1% | 13.3% |
| Schemes with a separate exclusive-use area | 0.8% | 1.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 32.3% | 30.9% | 35.6% |
| Median year of earliest current title | 1985 | 1986 | 1988 |
| Two-flat schemes on 700 m² or more | 77 | 712 | 54,978 |
New titles in Raumanga since 2020
71 of Raumanga's current titles (4%) were first issued since 2020, well below Whangarei District's suburbs with new-title figures taken together (10%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 68 | 43 |
| Unit title | 0 | 0 |
| Cross-lease | 1 | 1 |
| Leasehold | 2 | 1 |
| 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 Raumanga
The typical building in Raumanga stands on ground sloping 5.8° (read on an 8 m grid, so short steep banks may be understated), in the steepest quarter of 16 in Whangarei District.
The land rises from about 0 m to 182 m, and 19% 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 Raumanga
0% of Raumanga's titles are within 200 m of the sea or harbour edge, 4% within 500 m and 31% within 1 km. The typical title is 1.2 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 Raumanga: 2023 Census
Raumanga's titles fall in 5 census areas (Stats NZ statistical areas). The 2 shown below hold 90% of its titles; their figures are shown side by side and are not added together.
Fewer workers work from home in Raumanga than across Whangarei District: 7.9% against 17.4%.
Fewer residents are 65 or over in Raumanga than across Whangarei District: 10.3% against 20.9%.
Fewer adults hold a degree in Raumanga than across Whangarei District: 11.1% against 20.2%.
| Measure | Raumanga 59% of titles | Tarewa 30% of titles | Whangarei District whole council |
|---|---|---|---|
| Usual residents | 3,345 | 2,025 | 96,678 |
| Change since 2018 | +0.5% | +3.2% | +6.3% |
| Change since 2013 | +18.7% | +23.9% | +25.6% |
| Median age | 30.9 | 30.7 | 41.6 |
| Households | 1,023 | 630 | 35,088 |
| Own or part-own their home (including family trusts) | 51.0% | 39.5% | 70.4% |
| Not owned and not in a family trust (mostly renting) | 48.7% | 60.0% | 29.6% |
| Median household income | $81,500 | $78,100 | $81,900 |
| Median weekly rent, renting households | $350 | $363 | $420 |
| Dwellings unoccupied on census night | 4.4% | 4.1% | 13.5% |
| Ages | |||
| Under 15 | 25.8% | 27.9% | 19.8% |
| 15 to 29 | 22.8% | 20.9% | 16.0% |
| 30 to 64 | 41.2% | 41.3% | 43.3% |
| 65 and over | 10.3% | 9.8% | 20.9% |
| Where people came from | |||
| Born overseas | 14.0% | 10.1% | 18.6% |
| Of those born overseas, arrived in the last 5 years | 22.7% | 24.2% | 18.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 47.4% | 49.0% | 45.7% |
| Lived overseas 5 years ago (of all residents) | 2.9% | 2.7% | 3.4% |
| Moved here in the last year (of all residents) | 19.0% | 19.1% | 17.7% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 11.1% | 11.1% | 20.2% |
| Employed full-time | 47.0% | 45.6% | 46.3% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 6.4% | 7.4% | 2.9% |
| Managers and professionals (of those employed) | 30.6% | 30.5% | 42.9% |
| Median personal income | $33,900 | $33,300 | $36,500 |
| Getting to work (of those employed) | |||
| Work from home | 7.9% | 9.1% | 17.4% |
| Car, truck or van | 87.1% | 83.3% | 77.3% |
| Bus, train or ferry | 1.2% | 1.5% | 0.5% |
| Walk or cycle | 2.5% | 4.7% | 3.7% |
| Households and families | |||
| One-person households | 18.7% | 23.9% | 24.7% |
| Average people per household | 3.1 | 3.2 | 2.6 |
| Households with no motor vehicle | 6.1% | 10.5% | 5.2% |
| Crowded households (need one or more extra bedrooms) | 15.5% | 19.7% | 6.3% |
| Couples with children (of families) | 34.9% | 36.8% | 36.2% |
| Couples without children | 31.1% | 22.8% | 44.9% |
| One-parent families | 34.0% | 40.4% | 18.9% |
| Homes | |||
| Separate (stand-alone) houses | 87.5% | 76.2% | 83.5% |
| Average bedrooms | 3.1 | 2.9 | 3.1 |
| Heated with a heat pump | 61.1% | 55.0% | 60.2% |
| Damp, always or sometimes | 37.9% | 39.2% | 23.1% |
| Mould over A4 size, always or sometimes | 31.4% | 34.5% | 19.4% |
Rents around Raumanga
New tenancies in Raumanga in the April–June 2026 quarter had a median rent of $550 a week (up 7.8% on a year earlier). That is close to the typical suburb in Whangarei District ($570), and slightly below the national median ($600).
| April–June 2026 | Raumanga 59% of titles | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $550 | $600 |
| Middle half of rents | $495–$603 | $490–$700 |
| Change in median on a year earlier | +7.8% | +0.2% |
| Bonds lodged in the quarter | 18 | 40,827 |
Schools and hospitals near Raumanga
LINZ maps 2 school sites inside Raumanga, among them He Mataariki School for Teen Parents (Teen Parent Unit) and Manaia View School (Full Primary).
- He Mataariki School for Teen Parents (Teen Parent Unit)
- Manaia View School (Full Primary)
- Nearest school: Manaia View School (0.5 km)
- Nearest secondary school: Renew School (2.6 km)
- Nearest public general hospital: Whangarei Hospital (1.7 km)
School enrolment zones in Raumanga: a guide
Two secondary schools have a home zone covering most of Raumanga's titles: Whangarei Boys' High School and Whangarei Girls' High School.
- Morningside School (primary, Years 1–6): about 25% of titles
- Whangarei Boys' High School (secondary): all or nearly all titles
- Whangarei Girls' High School (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 Raumanga
OpenStreetMap maps 2 places of worship inside Raumanga (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Rhema Family Church, 1.0 km away
- Buddhist: unnamed, 10.0 km away
- Muslim: Whangarei Masjid (Northland Muslim Charitable Trust), 2.8 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Whangarei District with many cross-leases
- Kensington: 640 cross-lease titles (30.6%)
- Te Kamo: 481 cross-lease titles (9.3%)
- Tikipunga: 329 cross-lease titles (12.1%)
- Avenues: 271 cross-lease titles (27.9%)
- Regent: 227 cross-lease titles (24.8%)
- Woodhill: 158 cross-lease titles (20.4%)
- Morningside: 108 cross-lease titles (12.0%)
All suburbs in Whangarei District
Suburbs like Raumanga
The closest match on the measures on this site is Morningside, Whangarei District in Whangarei District, nearest on schools, 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 |
|---|---|---|---|---|---|
| Morningside, Whangarei District | Whangarei District | 12.0% | No data | 33.4 | schools, distance to the coast, unit-title share |
| Red Hill | Auckland | 11.2% | $650 | 28.9 | unit-title share, elevation, land per flat |
| Parkvale, Tauranga City | Tauranga City | 20.0% | $600 | 31.2 | stand-alone houses, older residents, distance to a hospital |
| Mangapapa | Gisborne District | 3.8% | $530 | 32.8 | distance to a hospital, unit-title share, land per flat |
| Weymouth | Auckland | 16.9% | $655 | 31.4 | cross-lease share, recent movers within NZ, distance to the coast |
Questions
What is the rent in Raumanga?
New tenancies in the Raumanga rent area had a median rent of $550 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 $495 to $603.
What schools are in Raumanga?
LINZ maps 2 school sites inside Raumanga: He Mataariki School for Teen Parents and Manaia View School. The nearest secondary school to its centre is Renew School (2.6 km in a straight line). Secondary-school home zones covering most of its titles are Whangarei Boys' High School and Whangarei Girls' High School; check the school's own zone map for any address.