Barmedman vs Back Creek
Back Creek is the younger of the two, with a median age of 29 against 48 in Barmedman. In both, the large majority of homes are detached houses. In Barmedman, the large majority of households own their home and about half of households are people living alone. In Back Creek, the large majority of households rent and the large majority of households are couple families. Houses cost more in Back Creek: a median of $538,000, against $220,000 in Barmedman, though rent is higher in Barmedman. On these figures, Barmedman tends to suit buyers on a tighter budget, while Back Creek suits renters, 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
Back Creek
ahead on the one thing that separates them
- is already more of a family suburb (100% vs 48%)
Weighs schools, house stock, parks, childcare, and who already lives there.
First-home buyers
Barmedman
ahead on 2 of the 3 things we measure here
- has cheaper land ($98,500 vs $410,322)
- has cheaper houses ($220,000 vs $537,500)
Weighs house prices, land prices, and mortgage stress.
Renters
Back Creek
ahead on 3 of the 3 things we measure here
- has a bigger rental market to choose from (100% vs 11%)
- leaves renters under less rental stress (6% vs 22%)
- has cheaper rent ($133/wk vs $190/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Barmedman
ahead on 2 of the 3 things we measure here
- sits closer to the CBD (466.5 km vs 506.7 km)
- has a shorter drive in (316 min vs 343 min)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Too close to call
Nothing among the 2 things we measure here separates them by enough to be worth acting on.
Weighs GPs and walkability.
Investors
Back Creek
ahead on the one thing that separates them
- is growing faster (3.8% vs -12.0%)
Weighs population growth.
Where they sit
Barmedman and Back Creek 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
Barmedman has more residents (404 vs 54); Back Creek has higher household incomes ($117,000 vs $44,928).
| Barmedman | Back Creek | |
|---|---|---|
| Population | 404 +87% vs other | 54 |
| Population trend (2016 → 2021) | -12.0% | +3.8% |
| Median age | 48 | 29 |
| Median household income | $44,928/yr | $117,000/yr +160% vs other |
| Median weekly rent | $190/wk +30% vs other | $133/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (25.9%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (20.4%).
Property market
| Barmedman | Back Creek | |
|---|---|---|
| Median house price | $220,000 | $537,500 |
| Median unit price | — same for both | |
| Median land price | $98,500 | $410,322 |
| Typical days to sell (houses) | 13 days from 3 sales | — |
Zoning mix
| Barmedman | Back Creek | |
|---|---|---|
| Rural and farming | 99% | 100% |
| 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
| Barmedman | Back Creek | |
|---|---|---|
| New dwellings approved | 15 across Bland same for both | |
| Approvals change year on year | -100% same for both | |
Ranking within NSW
| Barmedman | Back Creek | |
|---|---|---|
| House price | Higher than 4% of NSW | Higher than 17% of NSW |
| Income | Higher than 7% of NSW | Higher than 82% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 16% of NSW | Higher than 21% of NSW |
| Affordability | Higher than 93% of NSW same for both | |
| EV adoption | — same for both | |
| NBN connectivity | Higher than 46% of NSW | Higher than 24% of NSW |
Liveability
| Barmedman | Back Creek | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | below-average income decile 2/10 | advantaged area decile 7/10 |
Risk profile
Back Creek carries more bushfire risk (85 vs 28).
| Barmedman | Back Creek | |
|---|---|---|
| Bushfire | Low 28/100 | High 85/100 |
| Crime | High 77/100 | — |
| 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
| Barmedman | Back Creek | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Barmedman
- Barmedman Public School Government · Primary
Schools in Back Creek
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Barmedman | Back Creek | |
|---|---|---|
| Cafes & restaurants | 1 | 0 |
| Parks & reserves | 2 | 0 |
| Police stations | 1 | 0 |
| Fuel stations | 1 | 0 |
| Waterways | 3 | 7 |
Mobility
Back Creek sits further from the CBD (506.7 km vs 466.5 km).
| Barmedman | Back Creek | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 466.5 km | 506.7 km +9% vs other |
| Drive time (normal traffic) | 316 min | 343 min |
| Electric vehicle share | 0.0% postcode 2668 | 0.0% postcode 2671 |
| Rooftop solar per 100 dwellings | 52 postcode 2668 | 52 postcode 2671 |
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 (76.9%).
Setting
| Barmedman | Back Creek | |
|---|---|---|
| Elevation | 223 m above sea level, at the suburb centre | 214 m above sea level, at the suburb centre |
NBN connectivity
| Barmedman | Back Creek | |
|---|---|---|
| Connectivity score | 29/100 | 16/100 |
| Most common technology | Fixed wireless | Satellite (Sky Muster) |
| Full-fibre (FTTP) share | 0% 230 premises | 0% 11 premises |
Climate
| Barmedman | Back Creek | |
|---|---|---|
| Annual rainfall | 506 mm same for both | |
| Summer max (Jan) | 32.8°C same for both | |
| Winter min (Jul) | 4.2°C same for both | |
Council rates
| Barmedman | Back Creek | |
|---|---|---|
| Average residential rate | $1,508/yr same for both | |
| Council | Bland same for both | |
Federal electorate
| Barmedman | Back Creek | |
|---|---|---|
| Division | Parkes same for both | |
| Member | Jamie Chaffey same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Barmedman | Back Creek | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
Barmedman
Back Creek
More comparisons
Other comparisons with Barmedman
Other comparisons with Back Creek
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.