Arcadia Vale vs Buttaba

In both, the large majority of households own their home and the large majority of homes are detached houses. In Buttaba, most households are couple families. Houses cost more in Buttaba: a median of $974,000, against $860,000 in Arcadia Vale, and rent is higher there too. On these figures, Arcadia Vale tends to suit people living alone, while Buttaba suits couples.

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

  • Arcadia Vale carries lower crime risk (27/100 vs 56/100)
  • Buttaba is already more of a family suburb (74% vs 64%)

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

First-home buyers

Arcadia Vale

ahead on the one thing that separates them

  • has cheaper houses ($860,000 vs $974,000)

Weighs house 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

Arcadia Vale

ahead on the one thing that separates them

  • is more walkable (45/100 vs 27/100)

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

Downsizers and retirees

Arcadia Vale

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (27/100 vs 56/100)
  • is more walkable (45/100 vs 27/100)

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

Investors

Buttaba

ahead on the one thing that separates them

  • is growing faster (9.4% vs 3.8%)

Weighs population growth.

Where they sit

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

Arcadia Vale Buttaba
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.

Arcadia Vale Buttaba
Walkability 45 / 27
Arcadia Vale — Walkability: 45/100 Buttaba — Walkability: 27/100
Safety 73 / 44
Arcadia Vale — Safety: 73/100 Buttaba — Safety: 44/100
Low fire risk 21 / 24
Arcadia Vale — Low fire risk: 21/100 Buttaba — Low fire risk: 24/100

Demographics

Buttaba has higher household incomes ($97,500 vs $80,600); Arcadia Vale skews older (45 vs 43).

Arcadia Vale Buttaba
Population 1,431
+16% vs other
 1,204
Population trend (2016 → 2021) +3.8% +9.4%
Median age 45 43
Median household income $80,600/yr $97,500/yr
+21% vs other
Median weekly rent $385/wk $410/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Arcadia Vale Buttaba
0-4 4.7% / 5.0%
Arcadia Vale — 0-4: 4.7% Buttaba — 0-4: 5.0%
5-14 12.4% / 12.5%
Arcadia Vale — 5-14: 12.4% Buttaba — 5-14: 12.5%
15-19 6.1% / 7.4%
Arcadia Vale — 15-19: 6.1% Buttaba — 15-19: 7.4%
20-24 5.6% / 5.3%
Arcadia Vale — 20-24: 5.6% Buttaba — 20-24: 5.3%
25-34 9.7% / 9.3%
Arcadia Vale — 25-34: 9.7% Buttaba — 25-34: 9.3%
35-44 10.8% / 12.6%
Arcadia Vale — 35-44: 10.8% Buttaba — 35-44: 12.6%
45-54 14.3% / 12.8%
Arcadia Vale — 45-54: 14.3% Buttaba — 45-54: 12.8%
55-64 16.4% / 15.1%
Arcadia Vale — 55-64: 16.4% Buttaba — 55-64: 15.1%
65-74 12.1% / 13.1%
Arcadia Vale — 65-74: 12.1% Buttaba — 65-74: 13.1%
75-84 6.4% / 6.8%
Arcadia Vale — 75-84: 6.4% Buttaba — 75-84: 6.8%
85+ 2.2% / 0.4%
Arcadia Vale — 85+: 2.2% Buttaba — 85+: 0.4%

Bars are drawn against the largest share shown (16.4%).

Who lives together

Household composition, 2021 Census.

Arcadia Vale 43.1% couple families
Arcadia Vale — Couple Families: 43.1% Arcadia Vale — Lone Person: 33.2% Arcadia Vale — One Parent Families: 21.4% Arcadia Vale — Group Household: 2.3% Arcadia Vale — Other Families: 0.0%
Buttaba 57.5% couple families
Buttaba — Couple Families: 57.5% Buttaba — Lone Person: 21.8% Buttaba — One Parent Families: 16.2% Buttaba — Group Household: 2.6% Buttaba — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Arcadia Vale 17.7% renting
Arcadia Vale — Owned Outright: 37.6% Arcadia Vale — Mortgage: 44.7% Arcadia Vale — Renting: 17.7%
Buttaba 11.5% renting
Buttaba — Owned Outright: 45.7% Buttaba — Mortgage: 42.9% Buttaba — Renting: 11.5%
Owned outright Mortgage Renting

Qualifications

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

Arcadia Vale Buttaba
Certificate III & IV 23.0% / 21.6%
Arcadia Vale — Certificate III & IV: 23.0% Buttaba — Certificate III & IV: 21.6%
Bachelor Degree 7.6% / 10.1%
Arcadia Vale — Bachelor Degree: 7.6% Buttaba — Bachelor Degree: 10.1%
Advanced Diploma / Diploma 8.7% / 8.0%
Arcadia Vale — Advanced Diploma / Diploma: 8.7% Buttaba — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 2.1% / 2.5%
Arcadia Vale — Postgraduate Degree: 2.1% Buttaba — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate 1.1% / 1.5%
Arcadia Vale — Graduate Diploma / Certificate: 1.1% Buttaba — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (23.0%).

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.

Arcadia Vale Buttaba
England 2.9% / 3.6%
Arcadia Vale — England: 2.9% Buttaba — England: 3.6%
New Zealand 1.5% / 0.9%
Arcadia Vale — New Zealand: 1.5% Buttaba — New Zealand: 0.9%
Netherlands 0.4% / 0.8%
Arcadia Vale — Netherlands: 0.4% Buttaba — Netherlands: 0.8%
Philippines 0.5% / 0.4%
Arcadia Vale — Philippines: 0.5% Buttaba — Philippines: 0.4%
Ireland 0.8% / —
Arcadia Vale — Ireland: 0.8% Buttaba — Ireland: not among its largest
Thailand 0.6% / —
Arcadia Vale — Thailand: 0.6% Buttaba — Thailand: not among its largest
Scotland 0.6% / —
Arcadia Vale — Scotland: 0.6% Buttaba — Scotland: not among its largest
China — / 0.4%
Arcadia Vale — China: not among its largest Buttaba — China: 0.4%

Bars are drawn against the largest share shown (3.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Arcadia Vale 98.2% houses
Arcadia Vale — Houses: 98.2% Arcadia Vale — Townhouses: 0.6% Arcadia Vale — Flats / Apartments: 1.3%
Buttaba 97.9% houses
Buttaba — Houses: 97.9% Buttaba — Townhouses: 1.9% Buttaba — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Arcadia Vale Buttaba
Median house price $860,000 $974,000
Median unit price —
same for both
Median land price $417,500 —
Typical days to sell (houses) 28 days
from 13 sales
 32 days
from 14 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.

Arcadia Vale Buttaba
3 bed $808K / $845K
Arcadia Vale — 3 bed: $808K (32 sales) Buttaba — 3 bed: $845K (15 sales)

32 vs 15 sales

4 bed $1.03M / $1.02M
Arcadia Vale — 4 bed: $1.03M (12 sales) Buttaba — 4 bed: $1.02M (16 sales)

12 vs 16 sales

Zoning mix

Buttaba has more land zoned for conservation (51% vs 28%).

Arcadia Vale Buttaba
Residential 62% 47%
Environmental 28% 51%
Parks and recreation 6% 1%
Infrastructure and transport 4% 1%
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

Arcadia Vale Buttaba
New dwellings approved 1,212
across Lake Macquarie
same for both
Approvals change year on year +2%
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.

Arcadia Vale Buttaba
Houses 4.1%
$650/wk on $830K
 —
Units —
same for both

Ranking within NSW

Arcadia Vale Buttaba
House price Higher than 40% of NSW Higher than 45% of NSW
Income Higher than 48% of NSW Higher than 65% of NSW
Schools —
same for both
Walkability Higher than 80% of NSW Higher than 74% of NSW
Affordability Higher than 59% of NSW Higher than 69% of NSW
EV adoption Higher than 61% of NSW
same for both
NBN connectivity Higher than 96% of NSW Higher than 91% of NSW
Rental yield (houses) Higher than 76% of NSW —

Liveability

Arcadia Vale is more walkable (45 vs 27); Arcadia Vale scores higher overall (40 vs 33).

Arcadia Vale Buttaba
Grade C
same for both
Score 40/100 33/100
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 6/10

Risk profile

Buttaba carries more crime risk (56 vs 27).

Arcadia Vale Buttaba
Bushfire High
79/100
 High
76/100
Crime Low
27/100
 Moderate
56/100
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
same for both

Schools

Arcadia Vale Buttaba
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Arcadia Vale

  • Arcadia Vale Public School Government · Primary at peers

Schools in Buttaba

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

Amenities in the suburb

Arcadia Vale Buttaba
Parks & reserves 2 0
Childcare 2 0

Mobility

Arcadia Vale Buttaba
Walkability score 45/100 27/100
Distance to Sydney 126.8 km 126.7 km
Drive time (normal traffic) 100 min
same for both
Public transport score 49/100
Bus
 31/100
Bus
Peak arrivals per hour 18.5
7-9am + 5-7pm
 7.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 1.5 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 2283
same for both
Rooftop solar per 100 dwellings 48
postcode 2283
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.

Arcadia Vale Buttaba
Car (driver) 71.4% / 72.8%
Arcadia Vale — Car (driver): 71.4% Buttaba — Car (driver): 72.8%
Worked from Home 24.2% / 21.8%
Arcadia Vale — Worked from Home: 24.2% Buttaba — Worked from Home: 21.8%
Car (passenger) 3.1% / 3.0%
Arcadia Vale — Car (passenger): 3.1% Buttaba — Car (passenger): 3.0%
Train 1.3% / 0.6%
Arcadia Vale — Train: 1.3% Buttaba — Train: 0.6%
Walked Only — / 1.1%
Arcadia Vale — Walked Only: not among its largest Buttaba — Walked Only: 1.1%

Bars are drawn against the largest share shown (72.8%).

Setting

Arcadia Vale Buttaba
Elevation 16 m
above sea level, at the suburb centre
 20 m
above sea level, at the suburb centre
Distance to the ocean 6.6 km 7.2 km

NBN connectivity

Arcadia Vale Buttaba
Connectivity score 94/100 83/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 70%
657 premises
 54%
514 premises

Climate

Arcadia Vale Buttaba
Annual rainfall 1,272 mm 1,025 mm
Summer max (Jan) 26.4°C 25.4°C
Winter min (Jul) 10.6°C 10.2°C

Air quality (annual mean)

Arcadia Vale Buttaba
PM2.5 5.0 µg/m³
same for both
PM10 11.6 µg/m³
same for both
NO₂ 0.27 pphm
same for both

Council rates

Arcadia Vale Buttaba
Average residential rate $1,708/yr
same for both
Council Lake Macquarie
same for both

Federal electorate

Arcadia Vale Buttaba
Division Hunter
same for both
Member Dan Repacholi
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Arcadia Vale Buttaba
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Arcadia Vale

Large Blocks Quiet

Buttaba

Large Blocks

More comparisons

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Other comparisons with Buttaba

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Full data on Arcadia Vale Full data on Buttaba
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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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