Auburn Vale vs Gum Flat

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 Gum Flat: a median of $800,000, against $680,000 in Auburn Vale, though rent is higher in Auburn Vale. On these figures, Auburn Vale tends to suit families with children and 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

Auburn Vale

ahead on the one thing that separates them

  • carries lower crime risk (12/100 vs 24/100)

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

First-home buyers

Auburn Vale

ahead on the one thing that separates them

  • has cheaper houses ($680,000 vs $800,000)

Weighs house prices and mortgage stress.

Renters

Gum Flat

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $335/wk)

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

Commuting to the city

Auburn Vale

ahead on the one thing that separates them

  • sits closer to the CBD (581.2 km vs 585.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Auburn Vale

ahead on 2 of the 4 things we measure here

  • carries lower crime risk (12/100 vs 24/100)
  • has more residents already 65 and over (19% vs 13%)

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

Investors

Auburn Vale

ahead on the one thing that separates them

  • is growing faster (3.3% vs -1.9%)

Weighs population growth.

Where they sit

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

Auburn Vale Gum Flat
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.

Auburn Vale Gum Flat
Walkability 12 / 10
Auburn Vale — Walkability: 12/100 Gum Flat — Walkability: 10/100
Safety 88 / 76
Auburn Vale — Safety: 88/100 Gum Flat — Safety: 76/100
Low fire risk 27 / 63
Auburn Vale — Low fire risk: 27/100 Gum Flat — Low fire risk: 63/100

Demographics

Gum Flat has more residents (209 vs 127); Auburn Vale has higher household incomes ($94,224 vs $70,200).

Auburn Vale Gum Flat
Population 127 209
+65% vs other
Population trend (2016 → 2021) +3.3% -1.9%
Median age 47 45
Median household income $94,224/yr
+25% vs other
 $70,200/yr
Median weekly rent $335/wk
+10% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Auburn Vale Gum Flat
0-4 10.2% / 7.7%
Auburn Vale — 0-4: 10.2% Gum Flat — 0-4: 7.7%
5-14 14.2% / 11.0%
Auburn Vale — 5-14: 14.2% Gum Flat — 5-14: 11.0%
15-19 6.3% / 11.0%
Auburn Vale — 15-19: 6.3% Gum Flat — 15-19: 11.0%
20-24 3.9% / 3.3%
Auburn Vale — 20-24: 3.9% Gum Flat — 20-24: 3.3%
25-34 2.4% / 10.5%
Auburn Vale — 25-34: 2.4% Gum Flat — 25-34: 10.5%
35-44 11.0% / 9.6%
Auburn Vale — 35-44: 11.0% Gum Flat — 35-44: 9.6%
45-54 15.0% / 22.0%
Auburn Vale — 45-54: 15.0% Gum Flat — 45-54: 22.0%
55-64 17.3% / 16.7%
Auburn Vale — 55-64: 17.3% Gum Flat — 55-64: 16.7%
65-74 9.4% / 10.5%
Auburn Vale — 65-74: 9.4% Gum Flat — 65-74: 10.5%
75-84 6.3% / 2.9%
Auburn Vale — 75-84: 6.3% Gum Flat — 75-84: 2.9%
85+ 3.1% / —
Auburn Vale — 85+: 3.1% Gum Flat — 85+: not among its largest

Bars are drawn against the largest share shown (22.0%).

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.

Auburn Vale Gum Flat
South Africa 3.9% / 1.4%
Auburn Vale — South Africa: 3.9% Gum Flat — South Africa: 1.4%

Bars are drawn against the largest share shown (3.9%).

Who lives together

Household composition, 2021 Census.

Auburn Vale 70.8% couple families
Auburn Vale — Couple Families: 70.8% Auburn Vale — Lone Person: 29.2% Auburn Vale — One Parent Families: 0.0%
Gum Flat 58.8% couple families
Gum Flat — Couple Families: 58.8% Gum Flat — Lone Person: 32.4% Gum Flat — One Parent Families: 8.8%
Couple Families Lone Person One Parent Families

What people live in

Occupied private dwellings by structure, 2021 Census.

Auburn Vale 100.0% houses
Auburn Vale — Houses: 100.0% Auburn Vale — Flats / Apartments: 0.0%
Gum Flat 92.3% houses
Gum Flat — Houses: 92.3% Gum Flat — Flats / Apartments: 7.7%
Houses Flats / Apartments

Qualifications

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

Auburn Vale Gum Flat
Certificate III & IV 15.7% / 18.7%
Auburn Vale — Certificate III & IV: 15.7% Gum Flat — Certificate III & IV: 18.7%
Bachelor Degree 10.2% / 9.6%
Auburn Vale — Bachelor Degree: 10.2% Gum Flat — Bachelor Degree: 9.6%
Advanced Diploma / Diploma 8.7% / 5.3%
Auburn Vale — Advanced Diploma / Diploma: 8.7% Gum Flat — Advanced Diploma / Diploma: 5.3%
Postgraduate Degree — / 3.8%
Auburn Vale — Postgraduate Degree: not among its largest Gum Flat — Postgraduate Degree: 3.8%
Graduate Diploma / Certificate 2.4% / —
Auburn Vale — Graduate Diploma / Certificate: 2.4% Gum Flat — Graduate Diploma / Certificate: not among its largest

Bars are drawn against the largest share shown (18.7%).

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Auburn Vale 13.6% renting
Auburn Vale — Owned Outright: 40.9% Auburn Vale — Mortgage: 45.5% Auburn Vale — Renting: 13.6%
Gum Flat 12.7% renting
Gum Flat — Owned Outright: 44.4% Gum Flat — Mortgage: 42.9% Gum Flat — Renting: 12.7%
Owned outright Mortgage Renting

Property market

Auburn Vale Gum Flat
Median house price $680,000 $800,000
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Auburn Vale Gum Flat
Rural and farming 98% 100%
Residential 2% 0%
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

Auburn Vale Gum Flat
New dwellings approved 31
across Inverell
same for both
Approvals change year on year +0%
same for both

Ranking within NSW

Auburn Vale Gum Flat
House price Higher than 25% of NSW Higher than 34% of NSW
Income Higher than 61% of NSW Higher than 34% of NSW
Schools —
same for both
Walkability Higher than 61% of NSW Higher than 57% of NSW
Affordability Higher than 83% of NSW Higher than 54% of NSW
EV adoption Higher than 1% of NSW
same for both
NBN connectivity Higher than 59% of NSW Higher than 46% of NSW

Liveability

Auburn Vale Gum Flat
Grade —
same for both
Score —
same for both
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Gum Flat carries more crime risk (24 vs 12); Auburn Vale carries more bushfire risk (73 vs 37).

Auburn Vale Gum Flat
Bushfire High
73/100
 Low
37/100
Crime Low
12/100
 Low
24/100
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

Auburn Vale Gum Flat
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Auburn Vale

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

Schools in Gum Flat

  • Gum Flat Public School Government · Primary at peers

Amenities in the suburb

Auburn Vale Gum Flat
Parks & reserves 0 1
Waterways 0 12

Mobility

Gum Flat sits further from the CBD (585.4 km vs 581.2 km).

Auburn Vale Gum Flat
Walkability score 12/100 10/100
Distance to Sydney 581.2 km 585.4 km
Drive time (normal traffic) 448 min 450 min
Electric vehicle share 0.0%
postcode 2360
same for both
Rooftop solar per 100 dwellings 50
postcode 2360
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.

Auburn Vale Gum Flat
Car (driver) 71.9% / 72.8%
Auburn Vale — Car (driver): 71.9% Gum Flat — Car (driver): 72.8%
Worked from Home 28.1% / 27.2%
Auburn Vale — Worked from Home: 28.1% Gum Flat — Worked from Home: 27.2%

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

Setting

Auburn Vale Gum Flat
Elevation 638 m
above sea level, at the suburb centre
 640 m
above sea level, at the suburb centre

NBN connectivity

Auburn Vale Gum Flat
Connectivity score 30/100 29/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
51 premises
 0%
77 premises

Climate

Auburn Vale Gum Flat
Annual rainfall 803 mm
same for both
Summer max (Jan) 30.0°C
same for both
Winter min (Jul) 4.5°C
same for both

Council rates

Auburn Vale Gum Flat
Average residential rate $1,170/yr
same for both
Council Inverell
same for both

Federal electorate

Auburn Vale Gum Flat
Division New England
same for both
Member Barnaby Joyce
same for both
Party The Nationals
same for both

First Home Owner Grant

Auburn Vale Gum Flat
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Auburn Vale

Affordable Family Rural Young Families

Gum Flat

River Rural

More comparisons

Other comparisons with Auburn Vale

Auburn Vale vs Inverell Auburn Vale vs Gilgai Auburn Vale vs Copeton

Other comparisons with Gum Flat

Gum Flat vs Inverell Gum Flat vs Delungra Gum Flat vs Little Plain Gum Flat vs Rob Roy Gum Flat vs Copeton
Full data on Auburn Vale Full data on Gum Flat
Unlock full address-level data — $29/month

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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