Adamstown vs Broadmeadow

In both, most homes are detached houses. In Adamstown, most households own their home. In Broadmeadow, about half of households rent.

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

They split

one each way, out of the 6 things we measure here

  • Adamstown carries lower crime risk (84/100 vs 97/100)
  • Broadmeadow has more schools rated above their peers (1 vs 0)

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

First-home buyers

Too close to call

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

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

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Adamstown

ahead on the one thing that separates them

  • carries lower crime risk (84/100 vs 97/100)

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

Investors

They split

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

  • Adamstown returns a higher gross yield on units (5.1% vs 4.3%)
  • Broadmeadow returns a higher gross yield on houses (4.1% vs 3.0%)

Weighs house yield, unit yield, and population growth.

Where they sit

Adamstown and Broadmeadow 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 Broadmeadow
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 Broadmeadow
Walkability 85 / 86
Adamstown — Walkability: 85/100 Broadmeadow — Walkability: 86/100
Safety 16 / 3
Adamstown — Safety: 16/100 Broadmeadow — Safety: 3/100
Low fire risk 100 / 100
Adamstown — Low fire risk: 100/100 Broadmeadow — Low fire risk: 100/100

Demographics

Adamstown has more residents (6,335 vs 1,688); Adamstown has higher household incomes ($97,500 vs $85,956).

Adamstown Broadmeadow
Population 6,335
+73% vs other
 1,688
Population trend (2016 → 2021) +4.8% +6.0%
Median age 36 34
Median household income $97,500/yr
+12% vs other
 $85,956/yr
Median weekly rent $395/wk $400/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Adamstown Broadmeadow
0-4 5.5% / 5.1%
Adamstown — 0-4: 5.5% Broadmeadow — 0-4: 5.1%
5-14 11.5% / 9.4%
Adamstown — 5-14: 11.5% Broadmeadow — 5-14: 9.4%
15-19 5.5% / 4.7%
Adamstown — 15-19: 5.5% Broadmeadow — 15-19: 4.7%
20-24 9.0% / 10.5%
Adamstown — 20-24: 9.0% Broadmeadow — 20-24: 10.5%
25-34 17.1% / 20.8%
Adamstown — 25-34: 17.1% Broadmeadow — 25-34: 20.8%
35-44 13.6% / 14.2%
Adamstown — 35-44: 13.6% Broadmeadow — 35-44: 14.2%
45-54 12.2% / 11.6%
Adamstown — 45-54: 12.2% Broadmeadow — 45-54: 11.6%
55-64 11.5% / 11.1%
Adamstown — 55-64: 11.5% Broadmeadow — 55-64: 11.1%
65-74 7.6% / 7.9%
Adamstown — 65-74: 7.6% Broadmeadow — 65-74: 7.9%
75-84 4.7% / 3.1%
Adamstown — 75-84: 4.7% Broadmeadow — 75-84: 3.1%
85+ 1.7% / 1.6%
Adamstown — 85+: 1.7% Broadmeadow — 85+: 1.6%

Bars are drawn against the largest share shown (20.8%).

Who lives together

Household composition, 2021 Census.

Adamstown 39.2% lone person
Adamstown — Lone Person: 39.2% Adamstown — Couple Families: 34.9% Adamstown — One Parent Families: 14.7% Adamstown — Group Household: 9.1% Adamstown — Other Families: 2.1%
Broadmeadow 42.8% lone person
Broadmeadow — Lone Person: 42.8% Broadmeadow — Couple Families: 29.7% Broadmeadow — One Parent Families: 14.4% Broadmeadow — Group Household: 11.2% Broadmeadow — Other Families: 1.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Adamstown 40.6% renting
Adamstown — Owned Outright: 27.8% Adamstown — Mortgage: 31.6% Adamstown — Renting: 40.6%
Broadmeadow 45.3% renting
Broadmeadow — Owned Outright: 25.5% Broadmeadow — Mortgage: 29.3% Broadmeadow — Renting: 45.3%
Owned outright Mortgage Renting

Qualifications

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

Adamstown Broadmeadow
Bachelor Degree 17.5% / 17.1%
Adamstown — Bachelor Degree: 17.5% Broadmeadow — Bachelor Degree: 17.1%
Certificate III & IV 15.0% / 16.2%
Adamstown — Certificate III & IV: 15.0% Broadmeadow — Certificate III & IV: 16.2%
Advanced Diploma / Diploma 7.8% / 8.2%
Adamstown — Advanced Diploma / Diploma: 7.8% Broadmeadow — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 5.0% / 4.6%
Adamstown — Postgraduate Degree: 5.0% Broadmeadow — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 2.3% / 2.4%
Adamstown — Graduate Diploma / Certificate: 2.3% Broadmeadow — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (17.5%).

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 Broadmeadow
England 2.0% / 1.4%
Adamstown — England: 2.0% Broadmeadow — England: 1.4%
New Zealand 1.1% / 1.6%
Adamstown — New Zealand: 1.1% Broadmeadow — New Zealand: 1.6%
China 0.6% / 1.7%
Adamstown — China: 0.6% Broadmeadow — China: 1.7%
India 0.5% / 1.5%
Adamstown — India: 0.5% Broadmeadow — India: 1.5%
Italy — / 0.8%
Adamstown — Italy: not among its largest Broadmeadow — Italy: 0.8%
Scotland 0.4% / —
Adamstown — Scotland: 0.4% Broadmeadow — Scotland: not among its largest

Bars are drawn against the largest share shown (2.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Adamstown 67.7% houses
Adamstown — Houses: 67.7% Adamstown — Townhouses: 17.4% Adamstown — Flats / Apartments: 14.9%
Broadmeadow 66.7% houses
Broadmeadow — Houses: 66.7% Broadmeadow — Townhouses: 18.3% Broadmeadow — Flats / Apartments: 15.0%
Houses Townhouses Flats / Apartments

Property market

Adamstown Broadmeadow
Median house price $1,200,000 $1,250,000
Median unit price $687,500 $745,000
Median land price — $1,600,000
Typical days to sell (houses) 25 days
from 43 sales
 57 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 Broadmeadow
2 bed $931K / $1.14M
Adamstown — 2 bed: $931K (18 sales) Broadmeadow — 2 bed: $1.14M (6 sales)

18 vs 6 sales

3 bed $1.19M / $1.02M
Adamstown — 3 bed: $1.19M (52 sales) Broadmeadow — 3 bed: $1.02M (15 sales)

52 vs 15 sales

4 bed $1.6M / $1.32M
Adamstown — 4 bed: $1.6M (19 sales) Broadmeadow — 4 bed: $1.32M (5 sales)

19 vs 5 sales

Zoning mix

Broadmeadow has more industrially zoned land (25% vs 4%).

Adamstown Broadmeadow
Residential 55% 35%
Parks and recreation 29%
same for both
Industrial 4% 25%
Environmental 9% 0%
Infrastructure and transport 2% 8%
Commercial 1% 3%
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 Broadmeadow
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 Broadmeadow
Houses 3.0%
$772/wk on $1.35M
 4.1%
$750/wk on $945K
Units 5.1%
$660/wk on $670K
 4.3%
$650/wk on $790K

Ranking within NSW

Adamstown Broadmeadow
House price Higher than 55% of NSW Higher than 62% of NSW
Income Higher than 66% of NSW Higher than 55% of NSW
Schools Higher than 28% of NSW Higher than 73% of NSW
Walkability Higher than 94% of NSW Higher than 95% of NSW
Affordability Higher than 57% of NSW Higher than 39% of NSW
EV adoption Higher than 81% of NSW Higher than 84% of NSW
NBN connectivity Higher than 73% of NSW Higher than 74% of NSW
Rental yield (houses) Higher than 21% of NSW Higher than 78% of NSW
Rental yield (units) Higher than 70% of NSW Higher than 36% of NSW

Liveability

Broadmeadow scores higher overall (56 vs 49).

Adamstown Broadmeadow
Grade B
same for both
Score 49/100 56/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 6/10

Risk profile

Broadmeadow carries more crime risk (97 vs 84).

Adamstown Broadmeadow
Bushfire None
0/100
same for both
Crime High
84/100
 High
97/100
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 6
within 5 km
 14
within 5 km

Schools

Adamstown Broadmeadow
Inside the suburb 3
same for both
Rated above peers 0 1
Rated at peers 1
same for both
Rated below peers 2 1
Universities within 10 km 2
The University of Newcastle (Newcastle City), 5.2 km
 2
The University of Newcastle (Newcastle City), 4.3 km
Full-time students aged 15–24 3.3% 3.7%

Schools in Adamstown

  • Trinity Catholic College Catholic · Secondary at peers
  • Adamstown Public School Government · Primary below peers
  • St Columba's Primary School Catholic · Primary below peers

Schools in Broadmeadow

  • St Laurence Flexible Learning Centre Catholic · Secondary · Special school above peers
  • Hunter School of Performing Arts Government · Combined at peers
  • Merewether High School Government · Secondary below peers

Amenities in the suburb

Adamstown Broadmeadow
Supermarkets 1
same for both
Cafes & restaurants 11 6
Parks & reserves 5 3
Childcare 5 6
GPs 3 2
Pharmacies 1
same for both
Banks & Bank@Post 1 2
Fuel stations 1
same for both

Mobility

Adamstown Broadmeadow
Walkability score 85/100 86/100
Distance to Sydney 158.8 km 157.6 km
Drive time (normal traffic) 122 min 120 min
Public transport score 79/100
Rail · Bus
 88/100
Rail · Bus
Peak arrivals per hour 126.8
7-9am + 5-7pm
 155.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 2289
 1.2%
postcode 2292
Rooftop solar per 100 dwellings 36
postcode 2289
 34
postcode 2292

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 Broadmeadow
Car (driver) 61.4% / 58.2%
Adamstown — Car (driver): 61.4% Broadmeadow — Car (driver): 58.2%
Worked from Home 30.3% / 29.7%
Adamstown — Worked from Home: 30.3% Broadmeadow — Worked from Home: 29.7%
Car (passenger) 3.3% / 4.2%
Adamstown — Car (passenger): 3.3% Broadmeadow — Car (passenger): 4.2%
Walked Only 2.5% / 4.6%
Adamstown — Walked Only: 2.5% Broadmeadow — Walked Only: 4.6%
Bus 1.4% / 1.4%
Adamstown — Bus: 1.4% Broadmeadow — Bus: 1.4%

Bars are drawn against the largest share shown (61.4%).

Setting

Adamstown Broadmeadow
Elevation 29 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 2.8 km
3.2 km to a named beach
 3.5 km
3.5 km to a named beach

NBN connectivity

Adamstown Broadmeadow
Connectivity score 64/100 66/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 34%
3,226 premises
 37%
1,353 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Adamstown

Coastal Parks Professionals

Broadmeadow

Parks Transport Hub

More comparisons

Other comparisons with Adamstown

Adamstown vs Merewether Adamstown vs New Lambton Adamstown vs Adamstown Heights Adamstown vs Hamilton South Adamstown vs Kotara Adamstown vs Merewether Heights

Other comparisons with Broadmeadow

Broadmeadow vs New Lambton Broadmeadow vs Lambton Broadmeadow vs Waratah Broadmeadow vs Hamilton Broadmeadow vs Hamilton South Broadmeadow vs Georgetown
Full data on Adamstown Full data on Broadmeadow
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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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