Living in Te Kamo: schools, census and property titles
The 5,186 live property titles in Te Kamo, Whangarei District are almost all freehold (84%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 481 (9.3%), close to the national share of 8.7%.
- Cross-lease titles
- 481
- Share of live titles
- 9.3%
- Live titles in total
- 5,186
- Whangarei District share
- 7.3%
- New Zealand share
- 8.7%
- Rank by share in Whangarei District
- 10 of 16
- Rank by share in New Zealand
- joint 347 of 644
Te Kamo at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Te Kamo is listed under Whangarei District.
- 5,186 live titles are recorded here, including 481 cross-lease titles (9.3%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 9.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 5.8% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
- Mapped public-transport context is not available for this suburb.
Title mix in Te Kamo
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 4,336 | 83.6% |
| Cross lease | 481 | 9.3% |
| Unit title | 301 | 5.8% |
| Leasehold | 11 | 0.2% |
| Other record types | 57 | 1.1% |
| Total | 5,186 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Te Kamo compares
Nationally, 8.7% of live titles are cross-lease; Te Kamo is close to the national share (8.7%).
Across Whangarei District as a whole, the share is 7.3%; Te Kamo is higher than the overall Whangarei District share (7.3%).
How cross-leases in Te Kamo are set up
Fewer leases include a garage (12% of schemes, against 28% nationally).
Carports appear in fewer leases (6% of schemes, against 13% nationally).
Fewer schemes have four or more flats on one section (6%, against 11% nationally), up to 8.
| Scheme structure | Te Kamo | Whangarei District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 214 | 1,367 | 87,651 |
| Two-flat schemes | 78.5% | 65.3% | 76.2% |
| Three-flat schemes | 15.4% | 19.1% | 12.2% |
| Four or more flats | 6.1% | 15.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 838 m² | 920 m² | 908 m² |
| Typical land per flat | 397 m² | 394 m² | 408 m² |
| Schemes with a garage written into a lease | 12.1% | 19.9% | 28.4% |
| Schemes with a carport in a lease | 5.6% | 12.1% | 13.3% |
| Schemes with a separate exclusive-use area | 3.7% | 1.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 30.8% | 30.9% | 35.6% |
| Median year of earliest current title | 1987 | 1986 | 1988 |
| Two-flat schemes on 700 m² or more | 129 | 712 | 54,978 |
Unit titles and leasehold in Te Kamo
Unit titles are 6% of Te Kamo's titles, well above Whangarei District (3%) and below New Zealand (8%). They belong to 16 developments, each run by a body corporate; 1 has 50 or more units.
11 titles (0.2%) are leasehold, well below the national share (1.2%).
4 of them have a stated term that has ended or has under 10 years to run, which is worth reading closely in the lease.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 4 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 2 |
| Term mentions renewal (including perpetually renewable) | 2 |
| Term not stated or not readable | 3 |
New titles in Te Kamo since 2020
601 of Te Kamo's current titles (12%) were first issued since 2020, above Whangarei District's suburbs with new-title figures taken together (10%) and close to New Zealand (12%).
17% are unit titles, in 3 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 485 | 185 |
| Unit title | 103 | 40 |
| Cross-lease | 5 | 2 |
| Leasehold | 6 | 1 |
| Other | 2 | 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 Te Kamo
The typical building in Te Kamo stands on ground sloping 3.0° (read on an 8 m grid, so short steep banks may be understated).
The land rises from about 73 m to 349 m, and 20% 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 Te Kamo
Te Kamo is inland: the typical title is 6.2 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 Te Kamo: 2023 Census
Te Kamo's titles fall in 9 census areas (Stats NZ statistical areas). The 4 shown below hold 85% of its titles; their figures are shown side by side and are not added together.
More households have no car in Granfield Reserve than across Whangarei District: 7.8% against 5.2%.
More residents are 65 or over in Granfield Reserve than across Whangarei District: 30.6% against 20.9%.
Fewer workers work from home in Granfield Reserve than across Whangarei District: 13.2% against 17.4%.
| Measure | Granfield Reserve 33% of titles | Kamo East 23% of titles | Kamo West 15% of titles | Kamo Central 14% of titles | Whangarei District whole council |
|---|---|---|---|---|---|
| Usual residents | 3,597 | 3,276 | 2,103 | 1,758 | 96,678 |
| Change since 2018 | +5.6% | +14.1% | −4.6% | +4.6% | +6.3% |
| Change since 2013 | +17.2% | +44.4% | +6.1% | +17.7% | +25.6% |
| Median age | 47.3 | 30.8 | 44.8 | 35.9 | 41.6 |
| Households | 1,413 | 1,041 | 744 | 621 | 35,088 |
| Own or part-own their home (including family trusts) | 80.0% | 58.8% | 76.6% | 66.7% | 70.4% |
| Not owned and not in a family trust (mostly renting) | 20.2% | 40.9% | 24.2% | 33.3% | 29.6% |
| Median household income | $76,300 | $90,200 | $89,700 | $82,100 | $81,900 |
| Median weekly rent, renting households | $494 | $500 | $445 | $440 | $420 |
| Dwellings unoccupied on census night | 5.5% | 4.6% | 5.9% | 9.2% | 13.5% |
| Ages | |||||
| Under 15 | 17.5% | 26.8% | 17.7% | 22.2% | 19.8% |
| 15 to 29 | 14.3% | 22.0% | 15.8% | 19.3% | 16.0% |
| 30 to 64 | 37.5% | 40.1% | 41.5% | 43.5% | 43.3% |
| 65 and over | 30.6% | 11.1% | 24.8% | 15.2% | 20.9% |
| Where people came from | |||||
| Born overseas | 20.8% | 18.6% | 16.7% | 15.7% | 18.6% |
| Of those born overseas, arrived in the last 5 years | 13.1% | 15.9% | 14.0% | 31.9% | 18.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.4% | 54.4% | 47.7% | 42.8% | 45.7% |
| Lived overseas 5 years ago (of all residents) | 2.8% | 2.4% | 2.6% | 3.6% | 3.4% |
| Moved here in the last year (of all residents) | 15.4% | 20.9% | 18.5% | 18.4% | 17.7% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 21.0% | 17.5% | 18.1% | 17.1% | 20.2% |
| Employed full-time | 42.1% | 52.6% | 46.4% | 52.1% | 46.3% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.3% | 4.4% | 2.6% | 3.1% | 2.9% |
| Managers and professionals (of those employed) | 42.4% | 38.3% | 44.0% | 35.3% | 42.9% |
| Median personal income | $34,800 | $39,500 | $37,200 | $39,200 | $36,500 |
| Getting to work (of those employed) | |||||
| Work from home | 13.2% | 10.3% | 14.0% | 10.3% | 17.4% |
| Car, truck or van | 82.3% | 86.1% | 81.0% | 83.6% | 77.3% |
| Bus, train or ferry | 0.6% | 1.0% | 0.6% | 0.0% | 0.5% |
| Walk or cycle | 3.3% | 1.9% | 3.0% | 5.1% | 3.7% |
| Households and families | |||||
| One-person households | 29.0% | 18.5% | 24.8% | 25.9% | 24.7% |
| Average people per household | 2.4 | 3 | 2.6 | 2.7 | 2.6 |
| Households with no motor vehicle | 7.8% | 4.7% | 5.9% | 4.7% | 5.2% |
| Crowded households (need one or more extra bedrooms) | 2.7% | 9.7% | 3.5% | 4.5% | 6.3% |
| Couples with children (of families) | 37.1% | 38.9% | 41.5% | 42.3% | 36.2% |
| Couples without children | 47.4% | 32.0% | 40.3% | 32.9% | 44.9% |
| One-parent families | 15.6% | 29.1% | 18.2% | 24.8% | 18.9% |
| Homes | |||||
| Separate (stand-alone) houses | 74.6% | 93.7% | 82.3% | 82.2% | 83.5% |
| Average bedrooms | 3.1 | 3.2 | 3.1 | 3.1 | 3.1 |
| Heated with a heat pump | 69.5% | 73.1% | 65.5% | 63.9% | 60.2% |
| Damp, always or sometimes | 13.8% | 25.2% | 23.2% | 31.7% | 23.1% |
| Mould over A4 size, always or sometimes | 12.7% | 20.3% | 18.6% | 28.6% | 19.4% |
Schools and hospitals near Te Kamo
LINZ maps 6 school sites inside Te Kamo, among them Excellere College (Composite) and Hurupaki School (Contributing).
- Excellere College (Composite)
- Hurupaki School (Contributing)
- Kamo Primary School (Contributing)
- Te Kamo High School (Secondary (Year 9-15))
- Te Kamo Intermediate School (Intermediate)
- Totara Grove School (Contributing)
- Nearest school: Kamo Primary School (0.6 km)
- Nearest secondary school: Te Kamo High School (1.0 km)
- Nearest public general hospital: Whangarei Hospital (6.4 km)
School enrolment zones in Te Kamo: a guide
One secondary school has a home zone covering most of Te Kamo's titles: Te Kamo High School.
- Te Kamo School (primary, Years 1–6): about 40% of titles
- Hurupaki School (primary, Years 1–6): about 35% of titles
- Totara Grove School (primary, Years 1–6): about 25% of titles
- Te Kamo Intermediate School (intermediate, Years 7–8): about 95% of titles
- Te Kamo High School (secondary): about 95% of 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 Te Kamo
OpenStreetMap maps 5 places of worship inside Te Kamo (4 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Kamo Baptist Church, under 1 km away
- Buddhist: unnamed, 2.1 km away
- Muslim: Whangarei Masjid (Northland Muslim Charitable Trust), 5.9 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%)
- Tikipunga: 329 cross-lease titles (12.1%)
- Raumanga: 308 cross-lease titles (16.6%)
- 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 Te Kamo
The closest match on the measures on this site is Maunu in Whangarei District, nearest on damp homes, commuting by public transport, recent movers within NZ. 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 |
|---|---|---|---|---|---|
| Maunu | Whangarei District | 5.6% | No data | 44.4 | damp homes, commuting by public transport, recent movers within NZ |
| Waiuku | Auckland | 8.6% | $615 | 42.5 | born overseas, working from home, commuting on foot or by bike |
| Haruru | Far North District | 5.4% | No data | 48.8 | commuting by public transport, degrees, unit-title share |
| Thames | Thames-Coromandel District | 5.7% | $600 | 51.6 | commuting by public transport, distance to a hospital, working from home |
| Kerikeri | Far North District | 3.8% | $638 | 48.4 | population change, land per flat, commuting by public transport |
Questions
What schools are in Te Kamo?
LINZ maps 6 school sites inside Te Kamo, including Excellere College, Hurupaki School and Kamo Primary School. The nearest secondary school to its centre is Te Kamo High School (1.0 km in a straight line). The secondary-school home zone covering most of its titles is Te Kamo High School; check the school's own zone map for any address.