Baw Baw vs Goulburn

Goulburn is the younger of the two, with a median age of 40 against 45 in Baw Baw. In both, most households own their home and the large majority of homes are detached houses. In Baw Baw, most households are couple families. Houses cost more in Baw Baw: a median of $1.36 million, against $670,000 in Goulburn, and rent is higher there too. On these figures, Baw Baw tends to suit couples, while Goulburn suits people living alone 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

They split

one each way, out of the 6 things we measure here

  • Baw Baw is already more of a family suburb (76% vs 50%)
  • Goulburn has more parks and reserves (32 vs 0)

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

First-home buyers

Goulburn

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($670,000 vs $1,365,000)
  • has cheaper land ($455,000 vs $850,000)
  • But Baw Baw leaves households under less mortgage stress (21% vs 27%)

Weighs house prices, land prices, and mortgage stress.

Renters

Goulburn

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (35% vs 8%)
  • has cheaper rent ($320/wk vs $405/wk)

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

Commuting to the city

Goulburn

ahead on 3 of the 3 things we measure here

  • is more walkable (81/100 vs 0/100)
  • has a shorter drive in (129 min vs 142 min)
  • sits closer to the CBD (193 km vs 204.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Goulburn

ahead on 2 of the 4 things we measure here

  • is more walkable (81/100 vs 0/100)
  • has more GPs (7 vs 0)
  • But Baw Baw carries lower crime risk (57/100 vs 81/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Baw Baw Goulburn
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.

Baw Baw Goulburn
Walkability 0 / 81
Baw Baw — Walkability: 0/100 Goulburn — Walkability: 81/100
Safety 43 / 19
Baw Baw — Safety: 43/100 Goulburn — Safety: 19/100
Low fire risk 79 / 74
Baw Baw — Low fire risk: 79/100 Goulburn — Low fire risk: 74/100

Demographics

Goulburn has more residents (23,963 vs 271); Baw Baw has higher household incomes ($113,256 vs $73,060).

Baw Baw Goulburn
Population 271 23,963
+8742% vs other
Population trend (2016 → 2021) +4.2% +6.9%
Median age 45 40
Median household income $113,256/yr
+35% vs other
 $73,060/yr
Median weekly rent $405/wk
+21% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Baw Baw Goulburn
0-4 5.5% / 6.0%
Baw Baw — 0-4: 5.5% Goulburn — 0-4: 6.0%
5-14 15.1% / 12.3%
Baw Baw — 5-14: 15.1% Goulburn — 5-14: 12.3%
15-19 4.1% / 5.2%
Baw Baw — 15-19: 4.1% Goulburn — 15-19: 5.2%
20-24 4.8% / 5.8%
Baw Baw — 20-24: 4.8% Goulburn — 20-24: 5.8%
25-34 11.4% / 14.0%
Baw Baw — 25-34: 11.4% Goulburn — 25-34: 14.0%
35-44 9.6% / 11.7%
Baw Baw — 35-44: 9.6% Goulburn — 35-44: 11.7%
45-54 15.1% / 11.8%
Baw Baw — 45-54: 15.1% Goulburn — 45-54: 11.8%
55-64 16.6% / 12.3%
Baw Baw — 55-64: 16.6% Goulburn — 55-64: 12.3%
65-74 13.3% / 10.9%
Baw Baw — 65-74: 13.3% Goulburn — 65-74: 10.9%
75-84 4.8% / 6.9%
Baw Baw — 75-84: 4.8% Goulburn — 75-84: 6.9%
85+ 2.2% / 3.0%
Baw Baw — 85+: 2.2% Goulburn — 85+: 3.0%

Bars are drawn against the largest share shown (16.6%).

Who lives together

Household composition, 2021 Census.

Baw Baw 56.5% couple families
Baw Baw — Couple Families: 56.5% Baw Baw — Lone Person: 24.2% Baw Baw — One Parent Families: 19.4% Baw Baw — Group Household: 0.0% Baw Baw — Other Families: 0.0%
Goulburn 32.8% couple families
Goulburn — Couple Families: 32.8% Goulburn — Lone Person: 44.5% Goulburn — One Parent Families: 17.7% Goulburn — Group Household: 3.8% Goulburn — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Baw Baw 8.2% renting
Baw Baw — Owned Outright: 41.2% Baw Baw — Mortgage: 50.6% Baw Baw — Renting: 8.2%
Goulburn 35.1% renting
Goulburn — Owned Outright: 33.8% Goulburn — Mortgage: 31.1% Goulburn — Renting: 35.1%
Owned outright Mortgage Renting

Qualifications

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

Baw Baw Goulburn
Certificate III & IV 21.0% / 17.1%
Baw Baw — Certificate III & IV: 21.0% Goulburn — Certificate III & IV: 17.1%
Bachelor Degree 8.9% / 7.6%
Baw Baw — Bachelor Degree: 8.9% Goulburn — Bachelor Degree: 7.6%
Advanced Diploma / Diploma 8.9% / 7.1%
Baw Baw — Advanced Diploma / Diploma: 8.9% Goulburn — Advanced Diploma / Diploma: 7.1%
Postgraduate Degree 4.4% / 2.3%
Baw Baw — Postgraduate Degree: 4.4% Goulburn — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.2% / 1.5%
Baw Baw — Graduate Diploma / Certificate: 2.2% Goulburn — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (21.0%).

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.

Baw Baw Goulburn
England 3.3% / 1.9%
Baw Baw — England: 3.3% Goulburn — England: 1.9%
Lebanon 2.2% / —
Baw Baw — Lebanon: 2.2% Goulburn — Lebanon: not among its largest
Greece 1.8% / —
Baw Baw — Greece: 1.8% Goulburn — Greece: not among its largest
Scotland 1.1% / 0.3%
Baw Baw — Scotland: 1.1% Goulburn — Scotland: 0.3%
Ireland 1.1% / —
Baw Baw — Ireland: 1.1% Goulburn — Ireland: not among its largest
New Zealand — / 1.0%
Baw Baw — New Zealand: not among its largest Goulburn — New Zealand: 1.0%
India — / 0.9%
Baw Baw — India: not among its largest Goulburn — India: 0.9%
Philippines — / 0.7%
Baw Baw — Philippines: not among its largest Goulburn — Philippines: 0.7%
Nepal — / 0.6%
Baw Baw — Nepal: not among its largest Goulburn — Nepal: 0.6%

Bars are drawn against the largest share shown (3.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Baw Baw 100.0% houses
Baw Baw — Houses: 100.0% Baw Baw — Townhouses: 0.0% Baw Baw — Flats / Apartments: 0.0%
Goulburn 84.1% houses
Goulburn — Houses: 84.1% Goulburn — Townhouses: 11.1% Goulburn — Flats / Apartments: 4.9%
Houses Townhouses Flats / Apartments

Property market

Baw Baw Goulburn
Median house price $1,365,000 $670,000
Median unit price — $429,000
Median land price $850,000 $455,000
Typical days to sell (houses) — 36 days
from 184 sales

Zoning mix

Baw Baw has more rural and farming land (67% vs 22%); Baw Baw has more land zoned for conservation (33% vs 13%).

Baw Baw Goulburn
Rural and farming 67% 22%
Environmental 33% 13%
Residential 0% 31%
Infrastructure and transport 0% 14%
Parks and recreation 0% 12%
Industrial 0% 8%
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

Baw Baw Goulburn
New dwellings approved 332
across Goulburn Mulwaree
same for both
Approvals change year on year -1%
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.

Baw Baw Goulburn
Houses — 3.7%
$520/wk on $730K
Units — 4.2%
$345/wk on $424K

Ranking within NSW

Baw Baw Goulburn
House price Higher than 70% of NSW Higher than 23% of NSW
Income Higher than 78% of NSW Higher than 40% of NSW
Schools — Higher than 36% of NSW
Walkability Higher than 27% of NSW Higher than 93% of NSW
Affordability Higher than 50% of NSW Higher than 73% of NSW
EV adoption Higher than 49% of NSW
same for both
NBN connectivity Higher than 27% of NSW Higher than 76% of NSW
Rental yield (houses) — Higher than 57% of NSW
Rental yield (units) — Higher than 32% of NSW

Liveability

Goulburn is more walkable (81 vs 0).

Baw Baw Goulburn
Grade — C
Score — 38/100
Socio-economic band advantaged area
decile 7/10
 below-average income
decile 3/10

Risk profile

Goulburn carries more crime risk (81 vs 57).

Baw Baw Goulburn
Bushfire Low
21/100
 Low
26/100
Crime Moderate
57/100
 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 0
within 5 km
 6
within 5 km

Schools

Baw Baw Goulburn
Inside the suburb 0 15
Rated above peers 0 2
Rated at peers 0 6
Rated below peers 0 6

Schools in Baw Baw

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

Schools in Goulburn

  • Goulburn East Public School Government · Primary above peers
  • Tambelin Independent School Independent · Primary above peers
  • Goulburn West Public School Government · Primary at peers
  • Mulwaree High School Government · Secondary at peers
  • OneSchool Global NSW - Goulburn Independent · Combined at peers
  • Saints Peter and Paul's Primary School Catholic · Primary at peers

Amenities in the suburb

Baw Baw Goulburn
Supermarkets 0 3
Cafes & restaurants 0 26
Parks & reserves 0 32
Childcare 0 19
GPs 0 7
Pharmacies 0 5
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 9
Fuel stations 0 13
EV chargers 0 6
Waterways 8 7

Mobility

Baw Baw sits further from the CBD (204.4 km vs 193 km).

Baw Baw Goulburn
Walkability score 0/100 81/100
Distance to Sydney 204.4 km
+6% vs other
 193 km
Drive time (normal traffic) 142 min 129 min
Electric vehicle share 0.5%
postcode 2580
same for both
Rooftop solar per 100 dwellings 41
postcode 2580
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.

Baw Baw Goulburn
Car (driver) 77.8% / 80.3%
Baw Baw — Car (driver): 77.8% Goulburn — Car (driver): 80.3%
Worked from Home 17.9% / 7.9%
Baw Baw — Worked from Home: 17.9% Goulburn — Worked from Home: 7.9%
Car (passenger) 4.3% / 7.1%
Baw Baw — Car (passenger): 4.3% Goulburn — Car (passenger): 7.1%
Walked Only — / 3.8%
Baw Baw — Walked Only: not among its largest Goulburn — Walked Only: 3.8%
Bus — / 0.4%
Baw Baw — Bus: not among its largest Goulburn — Bus: 0.4%

Bars are drawn against the largest share shown (80.3%).

Setting

Baw Baw Goulburn
Elevation 711 m
above sea level, at the suburb centre
 642 m
above sea level, at the suburb centre

NBN connectivity

Baw Baw Goulburn
Connectivity score 18/100 69/100
Most common technology Satellite (Sky Muster) Fibre to the node
Full-fibre (FTTP) share 2%
51 premises
 44%
13,036 premises

Climate

Baw Baw Goulburn
Annual rainfall 658 mm
same for both
Summer max (Jan) 27.1°C
same for both
Winter min (Jul) 2.7°C
same for both

Air quality (annual mean)

Baw Baw Goulburn
PM2.5 4.8 µg/m³
same for both
PM10 10.4 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Baw Baw Goulburn
Average residential rate $1,370/yr
same for both
Council Goulburn Mulwaree
same for both

Federal electorate

Baw Baw Goulburn
Division Eden-monaro
same for both
Member Kristy Mcbain
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Baw Baw Goulburn
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Baw Baw

Rural

Goulburn

Affordable Parks Regional Centre

More comparisons

Other comparisons with Baw Baw

Baw Baw vs Run-O-Waters Baw Baw vs Kingsdale Baw Baw vs Parkesbourne Baw Baw vs Yarra Baw Baw vs Mummel Baw Baw vs Wayo

Other comparisons with Goulburn

Goulburn vs Run-O-Waters Goulburn vs Middle Arm Goulburn vs Boxers Creek Goulburn vs Tirrannaville Goulburn vs Kingsdale Goulburn vs Tarlo
Full data on Baw Baw Full data on Goulburn
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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