Adamstown Heights vs Kotara

In both, the large majority of households own their home and the large majority of homes are detached houses. In Adamstown Heights, most households are couple families. In Kotara, about half of households are couple families. Houses cost more in Adamstown Heights: a median of $1.3 million, against $1.05 million in Kotara. On these figures, Kotara tends to suit buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Kotara

ahead on 2 of the 6 things we measure here

  • has more childcare (7 vs 3)
  • has more parks and reserves (9 vs 5)
  • But Adamstown Heights carries lower crime risk (44/100 vs 94/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Kotara

ahead on the one thing that separates them

  • has cheaper houses ($1,050,000 vs $1,300,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Adamstown Heights is more walkable (75/100 vs 66/100)
  • Kotara sits closer to the CBD (157.2 km vs 159.3 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Adamstown Heights

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (44/100 vs 94/100)
  • is more walkable (75/100 vs 66/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Kotara

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.9% vs 2.8%)

Weighs house yield and population growth.

Where they sit

Adamstown Heights and Kotara drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Adamstown Heights Kotara
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Adamstown Heights Kotara
Walkability 75 / 66
Adamstown Heights — Walkability: 75/100 Kotara — Walkability: 66/100
Safety 56 / 6
Adamstown Heights — Safety: 56/100 Kotara — Safety: 6/100
Low fire risk 100 / 100
Adamstown Heights — Low fire risk: 100/100 Kotara — Low fire risk: 100/100

Demographics

Adamstown Heights has more residents (5,621 vs 3,980); Adamstown Heights has higher household incomes ($120,900 vs $108,004).

Adamstown Heights Kotara
Population 5,621
+29% vs other
 3,980
Population trend (2016 → 2021) +6.1% +1.3%
Median age 39
same for both
Median household income $120,900/yr
+11% vs other
 $108,004/yr
Median weekly rent $475/wk
+3% vs other
 $460/wk

Age profile

Share of residents in each band, 2021 Census.

Adamstown Heights Kotara
0-4 6.4% / 5.8%
Adamstown Heights — 0-4: 6.4% Kotara — 0-4: 5.8%
5-14 15.7% / 13.4%
Adamstown Heights — 5-14: 15.7% Kotara — 5-14: 13.4%
15-19 6.2% / 6.9%
Adamstown Heights — 15-19: 6.2% Kotara — 15-19: 6.9%
20-24 4.7% / 6.2%
Adamstown Heights — 20-24: 4.7% Kotara — 20-24: 6.2%
25-34 10.8% / 12.5%
Adamstown Heights — 25-34: 10.8% Kotara — 25-34: 12.5%
35-44 14.8% / 14.2%
Adamstown Heights — 35-44: 14.8% Kotara — 35-44: 14.2%
45-54 13.6% / 14.4%
Adamstown Heights — 45-54: 13.6% Kotara — 45-54: 14.4%
55-64 9.7% / 10.5%
Adamstown Heights — 55-64: 9.7% Kotara — 55-64: 10.5%
65-74 8.5% / 6.9%
Adamstown Heights — 65-74: 8.5% Kotara — 65-74: 6.9%
75-84 7.2% / 6.3%
Adamstown Heights — 75-84: 7.2% Kotara — 75-84: 6.3%
85+ 2.5% / 2.8%
Adamstown Heights — 85+: 2.5% Kotara — 85+: 2.8%

Bars are drawn against the largest share shown (15.7%).

Who lives together

Household composition, 2021 Census.

Adamstown Heights 56.9% couple families
Adamstown Heights — Couple Families: 56.9% Adamstown Heights — Lone Person: 24.7% Adamstown Heights — One Parent Families: 13.0% Adamstown Heights — Group Household: 3.8% Adamstown Heights — Other Families: 1.6%
Kotara 47.1% couple families
Kotara — Couple Families: 47.1% Kotara — Lone Person: 29.3% Kotara — One Parent Families: 17.0% Kotara — Group Household: 5.4% Kotara — Other Families: 1.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Adamstown Heights 15.3% renting
Adamstown Heights — Owned Outright: 44.0% Adamstown Heights — Mortgage: 40.7% Adamstown Heights — Renting: 15.3%
Kotara 21.6% renting
Kotara — Owned Outright: 36.2% Kotara — Mortgage: 42.3% Kotara — Renting: 21.6%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Adamstown Heights Kotara
Bachelor Degree 18.2% / 17.0%
Adamstown Heights — Bachelor Degree: 18.2% Kotara — Bachelor Degree: 17.0%
Certificate III & IV 12.7% / 14.5%
Adamstown Heights — Certificate III & IV: 12.7% Kotara — Certificate III & IV: 14.5%
Advanced Diploma / Diploma 8.5% / 8.5%
Adamstown Heights — Advanced Diploma / Diploma: 8.5% Kotara — Advanced Diploma / Diploma: 8.5%
Postgraduate Degree 5.7% / 5.3%
Adamstown Heights — Postgraduate Degree: 5.7% Kotara — Postgraduate Degree: 5.3%
Graduate Diploma / Certificate 2.7% / 2.5%
Adamstown Heights — Graduate Diploma / Certificate: 2.7% Kotara — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (18.2%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Adamstown Heights Kotara
England 2.5% / 2.8%
Adamstown Heights — England: 2.5% Kotara — England: 2.8%
New Zealand 1.1% / 0.9%
Adamstown Heights — New Zealand: 1.1% Kotara — New Zealand: 0.9%
China 0.5% / 0.7%
Adamstown Heights — China: 0.5% Kotara — China: 0.7%
South Africa 0.4% / 0.5%
Adamstown Heights — South Africa: 0.4% Kotara — South Africa: 0.5%
Italy 0.7% / —
Adamstown Heights — Italy: 0.7% Kotara — Italy: not among its largest
Thailand 0.5% / —
Adamstown Heights — Thailand: 0.5% Kotara — Thailand: not among its largest
Nepal — / 0.5%
Adamstown Heights — Nepal: not among its largest Kotara — Nepal: 0.5%

Bars are drawn against the largest share shown (2.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Adamstown Heights 94.9% houses
Adamstown Heights — Houses: 94.9% Adamstown Heights — Townhouses: 2.6% Adamstown Heights — Flats / Apartments: 2.5%
Kotara 88.1% houses
Kotara — Houses: 88.1% Kotara — Townhouses: 11.4% Kotara — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Adamstown Heights Kotara
Median house price $1,300,000 $1,050,000
Median unit price $750,000 $745,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 48 sales
 22 days
from 33 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Adamstown Heights Kotara
2 bed $1.2M / $1.1M
Adamstown Heights — 2 bed: $1.2M (8 sales) Kotara — 2 bed: $1.1M (6 sales)

8 vs 6 sales

3 bed $1.22M / $1M
Adamstown Heights — 3 bed: $1.22M (54 sales) Kotara — 3 bed: $1M (54 sales)

54 vs 54 sales

4 bed $1.38M / $1.4M
Adamstown Heights — 4 bed: $1.38M (32 sales) Kotara — 4 bed: $1.4M (12 sales)

32 vs 12 sales

5 bed $1.69M / $1.57M
Adamstown Heights — 5 bed: $1.69M (7 sales) Kotara — 5 bed: $1.57M (8 sales)

7 vs 8 sales

Zoning mix

Adamstown Heights Kotara
Residential 79% 56%
Parks and recreation 10% 12%
Environmental 6% 9%
Commercial 0% 8%
Infrastructure and transport 4% 8%
Industrial 0% 5%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Adamstown Heights Kotara
New dwellings approved 912
across Newcastle
same for both
Approvals change year on year +77%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Adamstown Heights Kotara
Houses 2.8%
$770/wk on $1.43M
 3.9%
$760/wk on $1.02M
Units —
same for both

Ranking within NSW

Adamstown Heights Kotara
House price Higher than 62% of NSW Higher than 50% of NSW
Income Higher than 84% of NSW Higher than 74% of NSW
Schools — Higher than 21% of NSW
Walkability Higher than 90% of NSW Higher than 87% of NSW
Affordability Higher than 65% of NSW Higher than 71% of NSW
EV adoption Higher than 81% of NSW
same for both
NBN connectivity Higher than 75% of NSW Higher than 73% of NSW
Rental yield (houses) Higher than 15% of NSW Higher than 66% of NSW

Liveability

Adamstown Heights scores higher overall (73 vs 45); Adamstown Heights is more walkable (75 vs 66).

Adamstown Heights Kotara
Grade A C
Score 73/100 45/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Kotara carries more crime risk (94 vs 44).

Adamstown Heights Kotara
Bushfire None
0/100
same for both
Crime Moderate
44/100
 High
94/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Adamstown Heights Kotara
Inside the suburb 2 3
Rated above peers 0
same for both
Rated at peers 2
same for both
Rated below peers 0
same for both
Universities within 10 km 2
The University of Newcastle (Callaghan), 6.3 km
 2
The University of Newcastle (Callaghan), 5.7 km
Full-time students aged 15–24 2.5% 2.4%

Schools in Adamstown Heights

  • Belair Public School Government · Primary at peers
  • Kotara High School Government · Secondary at peers

Schools in Kotara

  • Kotara South Public School Government · Primary at peers
  • St James' Primary School Catholic · Primary at peers
  • Kotara School Government · Combined · Special school

Amenities in the suburb

Adamstown Heights Kotara
Supermarkets 0 3
Cafes & restaurants 0 17
Parks & reserves 5 9
Childcare 3 7
Pharmacies 0 3
Banks & Bank@Post 0 5
Waterways 0 4

Mobility

Adamstown Heights sits further from the CBD (159.3 km vs 157.2 km).

Adamstown Heights Kotara
Walkability score 75/100 66/100
Distance to Sydney 159.3 km
+1% vs other
 157.2 km
Drive time (normal traffic) 124 min 120 min
Public transport score 79/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 117.2
7-9am + 5-7pm
 136.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 2289
same for both
Rooftop solar per 100 dwellings 36
postcode 2289
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Adamstown Heights Kotara
Car (driver) 58.5% / 60.3%
Adamstown Heights — Car (driver): 58.5% Kotara — Car (driver): 60.3%
Worked from Home 35.0% / 33.8%
Adamstown Heights — Worked from Home: 35.0% Kotara — Worked from Home: 33.8%
Car (passenger) 3.1% / 3.7%
Adamstown Heights — Car (passenger): 3.1% Kotara — Car (passenger): 3.7%
Walked Only 1.8% / 1.0%
Adamstown Heights — Walked Only: 1.8% Kotara — Walked Only: 1.0%
Bicycle 0.6% / 0.8%
Adamstown Heights — Bicycle: 0.6% Kotara — Bicycle: 0.8%
Bus 0.7% / —
Adamstown Heights — Bus: 0.7% Kotara — Bus: not among its largest

Bars are drawn against the largest share shown (60.3%).

Setting

Adamstown Heights Kotara
Elevation 58 m
above sea level, at the suburb centre
 54 m
above sea level, at the suburb centre
Distance to the ocean 3.0 km
4.4 km to a named beach
 4.3 km

NBN connectivity

Adamstown Heights Kotara
Connectivity score 68/100 65/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 42%
2,163 premises
 30%
2,216 premises

Climate

Adamstown Heights Kotara
Annual rainfall 1,025 mm
same for both
Summer max (Jan) 25.4°C
same for both
Winter min (Jul) 10.2°C
same for both

Air quality (annual mean)

Adamstown Heights Kotara
PM2.5 6.5 µg/m³
same for both
PM10 21.7 µg/m³
same for both
NO₂ 0.64 pphm
same for both

Council rates

Adamstown Heights Kotara
Average residential rate $1,783/yr
same for both
Council Newcastle
same for both

Federal electorate

Adamstown Heights Kotara
Division Newcastle
same for both
Member Sharon Claydon
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Adamstown Heights Kotara
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Adamstown Heights

Family Parks Professionals

Kotara

Large Blocks Parks Quiet River

More comparisons

Other comparisons with Adamstown Heights

Adamstown Heights vs Charlestown Adamstown Heights vs Merewether Adamstown Heights vs Adamstown Adamstown Heights vs Kotara South Adamstown Heights vs Highfields

Other comparisons with Kotara

Kotara vs New Lambton Kotara vs Adamstown Kotara vs New Lambton Heights Kotara vs Garden Suburb Kotara vs Kotara South
Full data on Adamstown Heights Full data on Kotara
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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