Ashby Heights vs Tullymorgan
In both, the large majority of households own their home and the large majority of homes are detached houses. In Ashby Heights, about half of households are couple families. In Tullymorgan, most households are couple families. Houses cost more in Tullymorgan: a median of $1.52 million, against $855,000 in Ashby Heights, though rent is higher in Ashby Heights. On these figures, Ashby Heights tends to suit buyers on a tighter budget, while Tullymorgan suits people living alone and older residents.
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
Ashby Heights
ahead on 2 of the 6 things we measure here
- carries lower crime risk (25/100 vs 65/100)
- has more separate houses rather than flats (96% vs 83%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Ashby Heights
ahead on the one thing that separates them
- has cheaper houses ($855,000 vs $1,517,400)
Weighs house prices and mortgage stress.
Renters
Tullymorgan
ahead on 3 of the 3 things we measure here
- has a bigger rental market to choose from (18% vs 6%)
- leaves renters under less rental stress (10% vs 25%)
- has cheaper rent ($138/wk vs $310/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
- Ashby Heights has a shorter drive in (432 min vs 441 min)
- Tullymorgan sits closer to the CBD (654.1 km vs 662.9 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Tullymorgan
ahead on 2 of the 5 things we measure here
- has more units and townhouses to downsize into (17% vs 4%)
- has more residents already 65 and over (35% vs 20%)
- But Ashby Heights carries lower crime risk (25/100 vs 65/100)
Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.
Investors
Ashby Heights
ahead on the one thing that separates them
- is growing faster (25.9% vs -19.7%)
Weighs population growth.
Where they sit
Ashby Heights and Tullymorgan drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Ashby Heights has more residents (292 vs 106); Ashby Heights rents higher ($310/wk vs $138/wk).
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Population | 292 +64% vs other | 106 |
| Population trend (2016 → 2021) | +25.9% | -19.7% |
| Median age | 55 same for both | |
| Median household income | $64,116/yr | $73,632/yr +15% vs other |
| Median weekly rent | $310/wk +55% vs other | $138/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (27.4%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (3.4%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (18.2%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Median house price | $855,000 | $1,517,400 |
| Median unit price | — same for both | |
| Median land price | $555,000 | — |
Zoning mix
Tullymorgan has more rural and farming land (87% vs 64%).
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Rural and farming | 64% | 87% |
| Residential | 23% | 0% |
| Environmental | 13% same for both | |
| 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
| Ashby Heights | Tullymorgan | |
|---|---|---|
| New dwellings approved | 246 across Clarence Valley same for both | |
| Approvals change year on year | -80% same for both | |
Ranking within NSW
| Ashby Heights | Tullymorgan | |
|---|---|---|
| House price | Higher than 33% of NSW | Higher than 75% of NSW |
| Income | Higher than 26% of NSW | Higher than 41% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 28% of NSW | Higher than 26% of NSW |
| Affordability | Higher than 48% of NSW | Higher than 16% of NSW |
| EV adoption | Higher than 27% of NSW same for both | |
| NBN connectivity | Higher than 42% of NSW same for both | |
Liveability
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | below-average income decile 3/10 same for both | |
Risk profile
Tullymorgan carries more crime risk (65 vs 25).
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Bushfire | High 92/100 | High 89/100 |
| Crime | Low 25/100 | Moderate 65/100 |
| 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 | 0 within 5 km same for both | |
Schools
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Inside the suburb | 0 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Amenities in the suburb
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Waterways | 6 | 11 |
Mobility
Ashby Heights sits further from the CBD (662.9 km vs 654.1 km).
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 662.9 km +1% vs other | 654.1 km |
| Drive time (normal traffic) | 432 min | 441 min |
| Electric vehicle share | 0.2% postcode 2463 same for both | |
| Rooftop solar per 100 dwellings | 70 postcode 2463 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.
Bars are drawn against the largest share shown (80.4%).
Setting
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Elevation | 139 m above sea level, at the suburb centre | 14 m above sea level, at the suburb centre |
| Distance to the ocean | 9.4 km | 15.6 km |
NBN connectivity
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Connectivity score | 28/100 same for both | |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 106 premises | 0% 41 premises |
Climate
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Annual rainfall | 1,408 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Average residential rate | $1,380/yr same for both | |
| Council | Clarence Valley same for both | |
Federal electorate
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Division | Page same for both | |
| Member | Kevin Hogan same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Ashby Heights | Tullymorgan | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Ashby Heights
Other comparisons with Tullymorgan
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.