Adamstown vs New Lambton

Adamstown is the younger of the two, with a median age of 36 against 41 in New Lambton. In both, most households own their home and most homes are detached houses. On these figures, Adamstown tends to suit young adults.

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

New Lambton

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (15 vs 5)
  • has more childcare (8 vs 5)
  • carries lower crime risk (62/100 vs 84/100)

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

New Lambton

ahead on 2 of the 4 things we measure here

  • is more walkable (93/100 vs 85/100)
  • sits closer to the CBD (156.1 km vs 158.8 km)

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

Downsizers and retirees

New Lambton

ahead on 3 of the 5 things we measure here

  • has more GPs (5 vs 3)
  • carries lower crime risk (62/100 vs 84/100)
  • is more walkable (93/100 vs 85/100)
  • But Adamstown has more units and townhouses to downsize into (32% vs 22%)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

Adamstown and New Lambton 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 New Lambton
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 New Lambton
Walkability 85 / 93
Adamstown — Walkability: 85/100 New Lambton — Walkability: 93/100
Safety 16 / 38
Adamstown — Safety: 16/100 New Lambton — Safety: 38/100
Low fire risk 100 / 100
Adamstown — Low fire risk: 100/100 New Lambton — Low fire risk: 100/100

Demographics

New Lambton has more residents (10,651 vs 6,335); New Lambton skews older (41 vs 36).

Adamstown New Lambton
Population 6,335 10,651
+68% vs other
Population trend (2016 → 2021) +4.8% +6.0%
Median age 36 41
Median household income $97,500/yr
+1% vs other
 $96,356/yr
Median weekly rent $395/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Adamstown New Lambton
0-4 5.5% / 4.8%
Adamstown — 0-4: 5.5% New Lambton — 0-4: 4.8%
5-14 11.5% / 13.7%
Adamstown — 5-14: 11.5% New Lambton — 5-14: 13.7%
15-19 5.5% / 6.5%
Adamstown — 15-19: 5.5% New Lambton — 15-19: 6.5%
20-24 9.0% / 5.9%
Adamstown — 20-24: 9.0% New Lambton — 20-24: 5.9%
25-34 17.1% / 11.0%
Adamstown — 25-34: 17.1% New Lambton — 25-34: 11.0%
35-44 13.6% / 13.2%
Adamstown — 35-44: 13.6% New Lambton — 35-44: 13.2%
45-54 12.2% / 14.3%
Adamstown — 45-54: 12.2% New Lambton — 45-54: 14.3%
55-64 11.5% / 12.7%
Adamstown — 55-64: 11.5% New Lambton — 55-64: 12.7%
65-74 7.6% / 9.9%
Adamstown — 65-74: 7.6% New Lambton — 65-74: 9.9%
75-84 4.7% / 5.3%
Adamstown — 75-84: 4.7% New Lambton — 75-84: 5.3%
85+ 1.7% / 2.6%
Adamstown — 85+: 1.7% New Lambton — 85+: 2.6%

Bars are drawn against the largest share shown (17.1%).

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%
New Lambton 38.2% lone person
New Lambton — Lone Person: 38.2% New Lambton — Couple Families: 38.9% New Lambton — One Parent Families: 16.0% New Lambton — Group Household: 5.3% New Lambton — Other Families: 1.5%
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%
New Lambton 30.9% renting
New Lambton — Owned Outright: 35.4% New Lambton — Mortgage: 33.7% New Lambton — Renting: 30.9%
Owned outright Mortgage Renting

Qualifications

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

Adamstown New Lambton
Bachelor Degree 17.5% / 17.2%
Adamstown — Bachelor Degree: 17.5% New Lambton — Bachelor Degree: 17.2%
Certificate III & IV 15.0% / 13.5%
Adamstown — Certificate III & IV: 15.0% New Lambton — Certificate III & IV: 13.5%
Advanced Diploma / Diploma 7.8% / 8.0%
Adamstown — Advanced Diploma / Diploma: 7.8% New Lambton — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 5.0% / 6.0%
Adamstown — Postgraduate Degree: 5.0% New Lambton — Postgraduate Degree: 6.0%
Graduate Diploma / Certificate 2.3% / 2.5%
Adamstown — Graduate Diploma / Certificate: 2.3% New Lambton — Graduate Diploma / Certificate: 2.5%

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 New Lambton
England 2.0% / 2.2%
Adamstown — England: 2.0% New Lambton — England: 2.2%
New Zealand 1.1% / 0.9%
Adamstown — New Zealand: 1.1% New Lambton — New Zealand: 0.9%
India 0.5% / 0.7%
Adamstown — India: 0.5% New Lambton — India: 0.7%
China 0.6% / 0.5%
Adamstown — China: 0.6% New Lambton — China: 0.5%
Philippines 0.4% / 0.6%
Adamstown — Philippines: 0.4% New Lambton — Philippines: 0.6%
Scotland 0.4% / 0.3%
Adamstown — Scotland: 0.4% New Lambton — Scotland: 0.3%

Bars are drawn against the largest share shown (2.2%).

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%
New Lambton 77.9% houses
New Lambton — Houses: 77.9% New Lambton — Townhouses: 13.7% New Lambton — Flats / Apartments: 8.4%
Houses Townhouses Flats / Apartments

Property market

Adamstown New Lambton
Median house price $1,200,000 $1,300,000
Median unit price $687,500 $722,500
Median land price —
same for both
Typical days to sell (houses) 25 days
from 43 sales
 25 days
from 100 sales

Unit price by bedroom count

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

Adamstown New Lambton
2 bed $688K / $672K
Adamstown — 2 bed: $688K (36 sales) New Lambton — 2 bed: $672K (11 sales)

36 vs 11 sales

3 bed $910K / $898K
Adamstown — 3 bed: $910K (6 sales) New Lambton — 3 bed: $898K (6 sales)

6 vs 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 New Lambton
2 bed $931K / $1M
Adamstown — 2 bed: $931K (18 sales) New Lambton — 2 bed: $1M (30 sales)

18 vs 30 sales

3 bed $1.19M / $1.22M
Adamstown — 3 bed: $1.19M (52 sales) New Lambton — 3 bed: $1.22M (95 sales)

52 vs 95 sales

4 bed $1.6M / $1.59M
Adamstown — 4 bed: $1.6M (19 sales) New Lambton — 4 bed: $1.59M (38 sales)

19 vs 38 sales

Zoning mix

New Lambton has more land zoned for conservation (27% vs 9%).

Adamstown New Lambton
Residential 55% 52%
Parks and recreation 29% 15%
Environmental 9% 27%
Industrial 4% 1%
Infrastructure and transport 2% 4%
Commercial 1% 2%
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 New Lambton
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 New Lambton
Houses 3.0%
$772/wk on $1.35M
 2.9%
$800/wk on $1.45M
Units 5.1%
$660/wk on $670K
 4.8%
$550/wk on $598K

Ranking within NSW

Adamstown New Lambton
House price Higher than 55% of NSW Higher than 63% of NSW
Income Higher than 66% of NSW Higher than 63% of NSW
Schools Higher than 28% of NSW Higher than 17% of NSW
Walkability Higher than 94% of NSW Higher than 98% of NSW
Affordability Higher than 57% of NSW Higher than 47% of NSW
EV adoption Higher than 81% of NSW Higher than 87% of NSW
NBN connectivity Higher than 73% of NSW Higher than 75% of NSW
Rental yield (houses) Higher than 21% of NSW Higher than 17% of NSW
Rental yield (units) Higher than 70% of NSW Higher than 56% of NSW

Liveability

New Lambton scores higher overall (55 vs 49); New Lambton is more walkable (93 vs 85).

Adamstown New Lambton
Grade B
same for both
Score 49/100 55/100
Socio-economic band advantaged area
decile 8/10
same for both

Risk profile

Adamstown carries more crime risk (84 vs 62).

Adamstown New Lambton
Bushfire None
0/100
same for both
Crime High
84/100
 Moderate
62/100
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
 4
within 5 km

Schools

Adamstown New Lambton
Inside the suburb 3
same for both
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 2
same for both
Universities within 10 km 2
The University of Newcastle (Newcastle City), 5.2 km
 2
The University of Newcastle (Callaghan), 4.0 km
Full-time students aged 15–24 3.3% 2.5%

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 New Lambton

  • New Lambton Public School Government · Primary at peers
  • New Lambton South Public School Government · Primary below peers
  • St Therese's Primary School Catholic · Primary below peers

Amenities in the suburb

Adamstown New Lambton
Supermarkets 1 2
Cafes & restaurants 11 10
Parks & reserves 5 15
Childcare 5 8
GPs 3 5
Pharmacies 1 3
Banks & Bank@Post 1 4
Fuel stations 1 2
Waterways 0 12

Mobility

Adamstown sits further from the CBD (158.8 km vs 156.1 km).

Adamstown New Lambton
Walkability score 85/100 93/100
Distance to Sydney 158.8 km
+2% vs other
 156.1 km
Drive time (normal traffic) 122 min 119 min
Public transport score 79/100
Rail · Bus
same for both
Peak arrivals per hour 126.8
7-9am + 5-7pm
 238.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 2289
 1.4%
postcode 2305
Rooftop solar per 100 dwellings 36
postcode 2289
 38
postcode 2305

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 New Lambton
Car (driver) 61.4% / 60.1%
Adamstown — Car (driver): 61.4% New Lambton — Car (driver): 60.1%
Worked from Home 30.3% / 30.5%
Adamstown — Worked from Home: 30.3% New Lambton — Worked from Home: 30.5%
Car (passenger) 3.3% / 4.1%
Adamstown — Car (passenger): 3.3% New Lambton — Car (passenger): 4.1%
Walked Only 2.5% / 2.7%
Adamstown — Walked Only: 2.5% New Lambton — Walked Only: 2.7%
Bus 1.4% / 1.2%
Adamstown — Bus: 1.4% New Lambton — Bus: 1.2%
Bicycle 0.7% / 1.3%
Adamstown — Bicycle: 0.7% New Lambton — Bicycle: 1.3%

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

Setting

Adamstown New Lambton
Elevation 29 m
above sea level, at the suburb centre
 26 m
above sea level, at the suburb centre
Distance to the ocean 2.8 km
3.2 km to a named beach
 4.6 km

NBN connectivity

Adamstown New Lambton
Connectivity score 64/100 67/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 34%
3,226 premises
 40%
5,022 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Adamstown New Lambton
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

New Lambton

Parks Professionals Regional Centre River

More comparisons

Other comparisons with Adamstown

Adamstown vs Merewether Adamstown vs Adamstown Heights Adamstown vs Hamilton South Adamstown vs Kotara Adamstown vs Broadmeadow Adamstown vs Merewether Heights

Other comparisons with New Lambton

New Lambton vs Lambton New Lambton vs Kotara New Lambton vs New Lambton Heights New Lambton vs Broadmeadow
Full data on Adamstown Full data on New Lambton
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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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