Adamstown Heights vs Kotara South

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Adamstown Heights: a median of $1.3 million, against $1.04 million in Kotara South, and rent is higher there too. On these figures, Kotara South 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

Adamstown Heights

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (5 vs 1)
  • has more childcare (3 vs 0)
  • has more schools inside the suburb (2 vs 0)

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

First-home buyers

Kotara South

ahead on the one thing that separates them

  • has cheaper houses ($1,040,000 vs $1,300,000)

Weighs house prices and mortgage stress.

Renters

Kotara South

ahead on the one thing that separates them

  • has cheaper rent ($378/wk vs $475/wk)

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

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Adamstown Heights is more walkable (75/100 vs 62/100)
  • Kotara South sits closer to the CBD (156.7 km vs 159.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Adamstown Heights

ahead on the one thing that separates them

  • is more walkable (75/100 vs 62/100)

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

Investors

Kotara South

ahead on the one thing that separates them

  • is growing faster (14.8% vs 6.1%)

Weighs population growth.

Where they sit

Adamstown Heights and Kotara South 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 South
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 South
Walkability 75 / 62
Adamstown Heights — Walkability: 75/100 Kotara South — Walkability: 62/100
Safety 56 / 58
Adamstown Heights — Safety: 56/100 Kotara South — Safety: 58/100
Low fire risk 100 / 100
Adamstown Heights — Low fire risk: 100/100 Kotara South — Low fire risk: 100/100

Demographics

Adamstown Heights has more residents (5,621 vs 1,267); Adamstown Heights rents higher ($475/wk vs $378/wk).

Adamstown Heights Kotara South
Population 5,621
+77% vs other
 1,267
Population trend (2016 → 2021) +6.1% +14.8%
Median age 39 37
Median household income $120,900/yr
+4% vs other
 $115,960/yr
Median weekly rent $475/wk
+20% vs other
 $378/wk

Age profile

Share of residents in each band, 2021 Census.

Adamstown Heights Kotara South
0-4 6.4% / 6.5%
Adamstown Heights — 0-4: 6.4% Kotara South — 0-4: 6.5%
5-14 15.7% / 18.2%
Adamstown Heights — 5-14: 15.7% Kotara South — 5-14: 18.2%
15-19 6.2% / 6.8%
Adamstown Heights — 15-19: 6.2% Kotara South — 15-19: 6.8%
20-24 4.7% / 4.4%
Adamstown Heights — 20-24: 4.7% Kotara South — 20-24: 4.4%
25-34 10.8% / 10.4%
Adamstown Heights — 25-34: 10.8% Kotara South — 25-34: 10.4%
35-44 14.8% / 17.6%
Adamstown Heights — 35-44: 14.8% Kotara South — 35-44: 17.6%
45-54 13.6% / 13.3%
Adamstown Heights — 45-54: 13.6% Kotara South — 45-54: 13.3%
55-64 9.7% / 8.6%
Adamstown Heights — 55-64: 9.7% Kotara South — 55-64: 8.6%
65-74 8.5% / 5.9%
Adamstown Heights — 65-74: 8.5% Kotara South — 65-74: 5.9%
75-84 7.2% / 6.0%
Adamstown Heights — 75-84: 7.2% Kotara South — 75-84: 6.0%
85+ 2.5% / 2.4%
Adamstown Heights — 85+: 2.5% Kotara South — 85+: 2.4%

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

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 South 55.9% couple families
Kotara South — Couple Families: 55.9% Kotara South — Lone Person: 29.0% Kotara South — One Parent Families: 13.6% Kotara South — Group Household: 1.5% Kotara South — Other Families: 0.0%
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 South 23.3% renting
Kotara South — Owned Outright: 30.6% Kotara South — Mortgage: 46.1% Kotara South — Renting: 23.3%
Owned outright Mortgage Renting

Qualifications

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

Adamstown Heights Kotara South
Bachelor Degree 18.2% / 15.9%
Adamstown Heights — Bachelor Degree: 18.2% Kotara South — Bachelor Degree: 15.9%
Certificate III & IV 12.7% / 12.9%
Adamstown Heights — Certificate III & IV: 12.7% Kotara South — Certificate III & IV: 12.9%
Advanced Diploma / Diploma 8.5% / 8.4%
Adamstown Heights — Advanced Diploma / Diploma: 8.5% Kotara South — Advanced Diploma / Diploma: 8.4%
Postgraduate Degree 5.7% / 5.8%
Adamstown Heights — Postgraduate Degree: 5.7% Kotara South — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 2.7% / 1.9%
Adamstown Heights — Graduate Diploma / Certificate: 2.7% Kotara South — Graduate Diploma / Certificate: 1.9%

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 South
England 2.5% / 1.8%
Adamstown Heights — England: 2.5% Kotara South — England: 1.8%
New Zealand 1.1% / 0.6%
Adamstown Heights — New Zealand: 1.1% Kotara South — New Zealand: 0.6%
South Africa 0.4% / 1.3%
Adamstown Heights — South Africa: 0.4% Kotara South — South Africa: 1.3%
Italy 0.7% / 0.5%
Adamstown Heights — Italy: 0.7% Kotara South — Italy: 0.5%
Scotland 0.4% / 0.6%
Adamstown Heights — Scotland: 0.4% Kotara South — Scotland: 0.6%
China 0.5% / 0.3%
Adamstown Heights — China: 0.5% Kotara South — China: 0.3%
Thailand 0.5% / —
Adamstown Heights — Thailand: 0.5% Kotara South — Thailand: not among its largest

Bars are drawn against the largest share shown (2.5%).

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 South 96.4% houses
Kotara South — Houses: 96.4% Kotara South — Townhouses: 3.6% Kotara South — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Adamstown Heights Kotara South
Median house price $1,300,000 $1,040,000
Median unit price $750,000 —
Median land price —
same for both
Typical days to sell (houses) 21 days
from 48 sales
 33 days
from 6 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 South
3 bed $1.22M / $1.02M
Adamstown Heights — 3 bed: $1.22M (54 sales) Kotara South — 3 bed: $1.02M (20 sales)

54 vs 20 sales

4 bed $1.38M / $1.15M
Adamstown Heights — 4 bed: $1.38M (32 sales) Kotara South — 4 bed: $1.15M (6 sales)

32 vs 6 sales

Zoning mix

Adamstown Heights Kotara South
Residential 79% 77%
Parks and recreation 10% 18%
Environmental 6% 0%
Infrastructure and transport 4% 3%
Planning zones cover 100% of Adamstown Heights and 99% of Kotara South. The rest is unzoned land such as water or road reserve.
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 South
New dwellings approved 912
across Newcastle
 1,212
across Lake Macquarie
Approvals change year on year +77% +2%

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 South
Houses 2.8%
$770/wk on $1.43M
 —
Units —
same for both

Ranking within NSW

Adamstown Heights Kotara South
House price Higher than 62% of NSW Higher than 54% of NSW
Income Higher than 84% of NSW Higher than 80% of NSW
Schools —
same for both
Walkability Higher than 90% of NSW Higher than 85% of NSW
Affordability Higher than 65% of NSW Higher than 72% of NSW
EV adoption Higher than 81% of NSW
same for both
NBN connectivity Higher than 75% of NSW Higher than 72% of NSW
Rental yield (houses) Higher than 15% of NSW —

Liveability

Adamstown Heights is more walkable (75 vs 62); Adamstown Heights scores higher overall (73 vs 67).

Adamstown Heights Kotara South
Grade A B
Score 73/100 67/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Adamstown Heights Kotara South
Bushfire None
0/100
same for both
Crime Moderate
44/100
 Moderate
42/100
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 South
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 2 0
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), 6.7 km
Full-time students aged 15–24 2.5% 2.1%

Schools in Adamstown Heights

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

Schools in Kotara South

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Adamstown Heights Kotara South
Parks & reserves 5 1
Childcare 3 0
Waterways 0 1

Mobility

Adamstown Heights sits further from the CBD (159.3 km vs 156.7 km).

Adamstown Heights Kotara South
Walkability score 75/100 62/100
Distance to Sydney 159.3 km
+2% vs other
 156.7 km
Drive time (normal traffic) 124 min 120 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 117.2
7-9am + 5-7pm
 35.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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 South
Car (driver) 58.5% / 64.1%
Adamstown Heights — Car (driver): 58.5% Kotara South — Car (driver): 64.1%
Worked from Home 35.0% / 32.1%
Adamstown Heights — Worked from Home: 35.0% Kotara South — Worked from Home: 32.1%
Car (passenger) 3.1% / 2.6%
Adamstown Heights — Car (passenger): 3.1% Kotara South — Car (passenger): 2.6%
Walked Only 1.8% / —
Adamstown Heights — Walked Only: 1.8% Kotara South — Walked Only: not among its largest
Bus 0.7% / 0.6%
Adamstown Heights — Bus: 0.7% Kotara South — Bus: 0.6%
Bicycle 0.6% / 0.6%
Adamstown Heights — Bicycle: 0.6% Kotara South — Bicycle: 0.6%

Bars are drawn against the largest share shown (64.1%).

Setting

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

NBN connectivity

Adamstown Heights Kotara South
Connectivity score 68/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 42%
2,163 premises
 34%
491 premises

Climate

Adamstown Heights Kotara South
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 South
PM2.5 6.5 µg/m³ 6.1 µg/m³
PM10 21.7 µg/m³ 16.5 µg/m³
NO₂ 0.64 pphm 0.53 pphm

Council rates

Adamstown Heights Kotara South
Average residential rate $1,783/yr $1,708/yr
Council Newcastle Lake Macquarie

Federal electorate

Adamstown Heights Kotara South
Division Newcastle Shortland
Member Sharon Claydon Pat Conroy
Party Australian Labor Party
same for both

First Home Owner Grant

Adamstown Heights Kotara South
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 South

Family Parks Professionals

More comparisons

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Other comparisons with Kotara South

Kotara South vs Charlestown Kotara South vs Kotara Kotara South vs Garden Suburb
Full data on Adamstown Heights Full data on Kotara South
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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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