Bathurst vs Gormans Hill

Bathurst is the younger of the two, with a median age of 41 against 53 in Gormans Hill. In Bathurst, most households rent and most households are people living alone. In Gormans Hill, about half of households rent, most homes are detached houses, and about half of households are people living alone. Houses cost more in Bathurst: a median of $670,000, against $565,000 in Gormans Hill, and rent is higher there too. On these figures, Bathurst tends to suit young adults and people living alone, while Gormans Hill suits older residents and buyers on a tighter budget.

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

Gormans Hill

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (73% vs 50%)
  • is already more of a family suburb (41% vs 32%)
  • But Bathurst has more parks and reserves (16 vs 0)

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

First-home buyers

Gormans Hill

ahead on the one thing that separates them

  • has cheaper houses ($565,000 vs $670,000)

Weighs house prices and mortgage stress.

Renters

Gormans Hill

ahead on the one thing that separates them

  • has cheaper rent ($240/wk vs $300/wk)

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

Commuting to the city

Bathurst

ahead on 3 of the 3 things we measure here

  • is more walkable (96/100 vs 8/100)
  • has a shorter drive in (177 min vs 183 min)
  • sits closer to the CBD (208.1 km vs 213 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Bathurst

ahead on 3 of the 5 things we measure here

  • has more GPs (12 vs 0)
  • is more walkable (96/100 vs 8/100)
  • has more units and townhouses to downsize into (50% vs 27%)
  • But Gormans Hill has more residents already 65 and over (38% vs 24%)

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

Investors

Gormans Hill

ahead on 2 of the 2 things we measure here

  • is growing faster (13.0% vs 1.0%)
  • returns a higher gross yield on houses (5.2% vs 4.0%)

Weighs house yield and population growth.

Where they sit

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

Bathurst Gormans Hill
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.

Bathurst Gormans Hill
Walkability 96 / 8
Bathurst — Walkability: 96/100 Gormans Hill — Walkability: 8/100
Safety 5 / 19
Bathurst — Safety: 5/100 Gormans Hill — Safety: 19/100
Low fire risk 100 / 100
Bathurst — Low fire risk: 100/100 Gormans Hill — Low fire risk: 100/100

Demographics

Bathurst has more residents (7,001 vs 887); Gormans Hill skews older (53 vs 41).

Bathurst Gormans Hill
Population 7,001
+87% vs other
 887
Population trend (2016 → 2021) +1.0% +13.0%
Median age 41 53
Median household income $62,868/yr
+10% vs other
 $56,316/yr
Median weekly rent $300/wk
+20% vs other
 $240/wk

Age profile

Share of residents in each band, 2021 Census.

Bathurst Gormans Hill
0-4 4.6% / 3.2%
Bathurst — 0-4: 4.6% Gormans Hill — 0-4: 3.2%
5-14 8.1% / 9.2%
Bathurst — 5-14: 8.1% Gormans Hill — 5-14: 9.2%
15-19 4.4% / 5.2%
Bathurst — 15-19: 4.4% Gormans Hill — 15-19: 5.2%
20-24 9.5% / 7.3%
Bathurst — 20-24: 9.5% Gormans Hill — 20-24: 7.3%
25-34 16.3% / 9.4%
Bathurst — 25-34: 16.3% Gormans Hill — 25-34: 9.4%
35-44 10.5% / 6.9%
Bathurst — 35-44: 10.5% Gormans Hill — 35-44: 6.9%
45-54 10.4% / 9.4%
Bathurst — 45-54: 10.4% Gormans Hill — 45-54: 9.4%
55-64 12.4% / 11.4%
Bathurst — 55-64: 12.4% Gormans Hill — 55-64: 11.4%
65-74 11.2% / 9.4%
Bathurst — 65-74: 11.2% Gormans Hill — 65-74: 9.4%
75-84 8.3% / 12.9%
Bathurst — 75-84: 8.3% Gormans Hill — 75-84: 12.9%
85+ 4.3% / 15.8%
Bathurst — 85+: 4.3% Gormans Hill — 85+: 15.8%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Bathurst 59.1% lone person
Bathurst — Lone Person: 59.1% Bathurst — Couple Families: 17.7% Bathurst — One Parent Families: 14.2% Bathurst — Group Household: 7.2% Bathurst — Other Families: 1.9%
Gormans Hill 49.0% lone person
Gormans Hill — Lone Person: 49.0% Gormans Hill — Couple Families: 22.6% Gormans Hill — One Parent Families: 18.4% Gormans Hill — Group Household: 6.3% Gormans Hill — Other Families: 3.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bathurst 55.3% renting
Bathurst — Owned Outright: 28.7% Bathurst — Mortgage: 16.1% Bathurst — Renting: 55.3%
Gormans Hill 54.0% renting
Gormans Hill — Owned Outright: 21.8% Gormans Hill — Mortgage: 24.2% Gormans Hill — Renting: 54.0%
Owned outright Mortgage Renting

Qualifications

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

Bathurst Gormans Hill
Certificate III & IV 14.3% / 14.9%
Bathurst — Certificate III & IV: 14.3% Gormans Hill — Certificate III & IV: 14.9%
Bachelor Degree 14.0% / 6.8%
Bathurst — Bachelor Degree: 14.0% Gormans Hill — Bachelor Degree: 6.8%
Advanced Diploma / Diploma 7.3% / 6.1%
Bathurst — Advanced Diploma / Diploma: 7.3% Gormans Hill — Advanced Diploma / Diploma: 6.1%
Postgraduate Degree 5.4% / 1.2%
Bathurst — Postgraduate Degree: 5.4% Gormans Hill — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate 2.3% / 1.4%
Bathurst — Graduate Diploma / Certificate: 2.3% Gormans Hill — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (14.9%).

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.

Bathurst Gormans Hill
England 2.3% / 1.2%
Bathurst — England: 2.3% Gormans Hill — England: 1.2%
India 2.5% / —
Bathurst — India: 2.5% Gormans Hill — India: not among its largest
New Zealand 1.3% / 1.2%
Bathurst — New Zealand: 1.3% Gormans Hill — New Zealand: 1.2%
Scotland — / 1.5%
Bathurst — Scotland: not among its largest Gormans Hill — Scotland: 1.5%
Nepal 1.4% / —
Bathurst — Nepal: 1.4% Gormans Hill — Nepal: not among its largest
Philippines 1.1% / —
Bathurst — Philippines: 1.1% Gormans Hill — Philippines: not among its largest
Italy — / 0.3%
Bathurst — Italy: not among its largest Gormans Hill — Italy: 0.3%
Germany — / 0.3%
Bathurst — Germany: not among its largest Gormans Hill — Germany: 0.3%

Bars are drawn against the largest share shown (2.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bathurst 50.1% houses
Bathurst — Houses: 50.1% Bathurst — Townhouses: 30.5% Bathurst — Flats / Apartments: 19.4%
Gormans Hill 73.2% houses
Gormans Hill — Houses: 73.2% Gormans Hill — Townhouses: 26.5% Gormans Hill — Flats / Apartments: 0.3%
Houses Townhouses Flats / Apartments

Property market

Bathurst Gormans Hill
Median house price $670,000 $565,000
Median unit price $500,000 —
Median land price — $459,000
Typical days to sell (houses) 42 days
from 79 sales
 23 days
from 9 sales

Zoning mix

Gormans Hill has more rural and farming land (96% vs 1%); Bathurst has more commercially zoned land (12% vs 0%).

Bathurst Gormans Hill
Rural and farming 1% 96%
Residential 51% 2%
Parks and recreation 16% 1%
Commercial 12% 0%
Infrastructure and transport 11% 1%
Industrial 6% 1%
Environmental 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

Bathurst Gormans Hill
New dwellings approved 177
across Bathurst
same for both
Approvals change year on year -23%
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.

Bathurst Gormans Hill
Houses 4.0%
$580/wk on $750K
 5.2%
$550/wk on $550K
Units 3.9%
$400/wk on $534K
 —

Ranking within NSW

Bathurst Gormans Hill
House price Higher than 25% of NSW Higher than 20% of NSW
Income Higher than 25% of NSW Higher than 16% of NSW
Schools Higher than 16% of NSW —
Walkability Higher than 98% of NSW Higher than 54% of NSW
Affordability Higher than 58% of NSW Higher than 60% of NSW
EV adoption Higher than 43% of NSW Higher than 44% of NSW
NBN connectivity Higher than 69% of NSW Higher than 70% of NSW
Rental yield (houses) Higher than 75% of NSW Higher than 97% of NSW
Rental yield (units) Higher than 19% of NSW —

Liveability

Bathurst is more walkable (96 vs 8); Bathurst scores higher overall (39 vs 27).

Bathurst Gormans Hill
Grade C D
Score 39/100 27/100
Socio-economic band below-average income
decile 3/10
 high-need area
decile 1/10

Risk profile

Bathurst carries more crime risk (95 vs 81).

Bathurst Gormans Hill
Bushfire None
0/100
same for both
Crime High
95/100
 High
81/100
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
 2
within 5 km

Schools

Bathurst Gormans Hill
Inside the suburb 7 1
Rated above peers 0 1
Rated at peers 6 0
Rated below peers 0
same for both

Schools in Bathurst

  • Bathurst Public School Government · Primary at peers
  • Bathurst South Public School Government · Primary at peers
  • Cathedral Catholic Primary School Bathurst Catholic · Primary at peers
  • Denison College of Secondary Education, Bathurst High Campus Government · Secondary at peers
  • St Stanislaus' College Independent · Secondary at peers
  • The Assumption Catholic Primary School Bathurst Catholic · Primary at peers

Schools in Gormans Hill

  • MacKillop College Bathurst Catholic · Secondary above peers

Amenities in the suburb

Bathurst Gormans Hill
Supermarkets 6 0
Cafes & restaurants 40 0
Parks & reserves 16 0
Childcare 12 1
GPs 12 0
Pharmacies 6 0
Hospitals 0 1
Police stations 1 0
Banks & Bank@Post 11 0
Fuel stations 5 0
EV chargers 3 0
Waterways 19 0

Mobility

Gormans Hill sits further from the CBD (213 km vs 208.1 km).

Bathurst Gormans Hill
Walkability score 96/100 8/100
Distance to Sydney 208.1 km 213 km
+2% vs other
Drive time (normal traffic) 177 min 183 min
Public transport score 79/100
Rail · Bus
 64/100
Bus
Peak arrivals per hour 157.0
7-9am + 5-7pm
 26.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2795
same for both
Rooftop solar per 100 dwellings 47
postcode 2795
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.

Bathurst Gormans Hill
Car (driver) 67.7% / 75.7%
Bathurst — Car (driver): 67.7% Gormans Hill — Car (driver): 75.7%
Worked from Home 12.4% / 12.2%
Bathurst — Worked from Home: 12.4% Gormans Hill — Worked from Home: 12.2%
Car (passenger) 6.8% / 9.6%
Bathurst — Car (passenger): 6.8% Gormans Hill — Car (passenger): 9.6%
Walked Only 11.8% / 2.6%
Bathurst — Walked Only: 11.8% Gormans Hill — Walked Only: 2.6%
Bicycle 0.6% / —
Bathurst — Bicycle: 0.6% Gormans Hill — Bicycle: not among its largest

Bars are drawn against the largest share shown (75.7%).

Setting

Bathurst Gormans Hill
Elevation 678 m
above sea level, at the suburb centre
 685 m
above sea level, at the suburb centre

NBN connectivity

Bathurst Gormans Hill
Connectivity score 59/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 25%
5,417 premises
 28%
414 premises

Climate

Bathurst Gormans Hill
Annual rainfall 666 mm
same for both
Summer max (Jan) 28.4°C
same for both
Winter min (Jul) 1.1°C
same for both

Air quality (annual mean)

Bathurst Gormans Hill
PM2.5 5.3 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Bathurst Gormans Hill
Average residential rate $1,301/yr
same for both
Council Bathurst
same for both

Federal electorate

Bathurst Gormans Hill
Division Calare
same for both
Member Andrew Gee
same for both
Party Independent
same for both

First Home Owner Grant

Bathurst Gormans Hill
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bathurst

Affordable Parks River Townhouses

Gormans Hill

Affordable Retirees Rural Townhouses

More comparisons

Other comparisons with Bathurst

Bathurst vs Kelso Bathurst vs West Bathurst Bathurst vs South Bathurst Bathurst vs Mitchell

Other comparisons with Gormans Hill

Gormans Hill vs Kelso Gormans Hill vs South Bathurst Gormans Hill vs White Rock Gormans Hill vs Perthville Gormans Hill vs The Lagoon
Full data on Bathurst Full data on Gormans Hill
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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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