Belmont vs Floraville

Floraville is the younger of the two, with a median age of 40 against 48 in Belmont. In both, most households own their home and most homes are detached houses. In Belmont, about half of households are people living alone. In Floraville, most households are couple families. Houses cost more in Floraville: a median of $1.25 million, against $1.05 million in Belmont, and rent is higher there too. On these figures, Belmont tends to suit people living alone, older residents, and buyers on a tighter budget, while Floraville suits 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

Floraville

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (26/100 vs 87/100)
  • is already more of a family suburb (71% vs 48%)
  • has more separate houses rather than flats (88% vs 70%)
  • But Belmont has more schools rated above their peers (3 vs 0)

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

First-home buyers

Belmont

ahead on 2 of the 3 things we measure here

  • has cheaper units ($610,000 vs $740,000)
  • has cheaper houses ($1,050,000 vs $1,250,000)
  • But Floraville leaves households under less mortgage stress (23% vs 37%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Belmont

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 17%)
  • has cheaper rent ($340/wk vs $405/wk)
  • But Floraville leaves renters under less rental stress (19% vs 27%)

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

Commuting to the city

Floraville

ahead on 3 of the 3 things we measure here

  • is more walkable (54/100 vs 38/100)
  • has a shorter drive in (112 min vs 121 min)
  • sits closer to the CBD (138.4 km vs 141.9 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Belmont

ahead on 3 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • has more units and townhouses to downsize into (30% vs 12%)
  • has more residents already 65 and over (27% vs 16%)
  • But Floraville carries lower crime risk (26/100 vs 87/100)

Weighs smaller dwellings, 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

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

Belmont Floraville
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.

Belmont Floraville
Walkability 38 / 54
Belmont — Walkability: 38/100 Floraville — Walkability: 54/100
Safety 13 / 74
Belmont — Safety: 13/100 Floraville — Safety: 74/100
Low fire risk 45 / 100
Belmont — Low fire risk: 45/100 Floraville — Low fire risk: 100/100

Demographics

Belmont has more residents (7,289 vs 1,814); Floraville has higher household incomes ($110,656 vs $66,560).

Belmont Floraville
Population 7,289
+75% vs other
 1,814
Population trend (2016 → 2021) +2.5% -2.3%
Median age 48 40
Median household income $66,560/yr $110,656/yr
+66% vs other
Median weekly rent $340/wk $405/wk
+19% vs other

Age profile

Share of residents in each band, 2021 Census.

Belmont Floraville
0-4 4.5% / 5.0%
Belmont — 0-4: 4.5% Floraville — 0-4: 5.0%
5-14 9.9% / 15.9%
Belmont — 5-14: 9.9% Floraville — 5-14: 15.9%
15-19 5.6% / 7.8%
Belmont — 15-19: 5.6% Floraville — 15-19: 7.8%
20-24 5.0% / 6.4%
Belmont — 20-24: 5.0% Floraville — 20-24: 6.4%
25-34 10.9% / 8.8%
Belmont — 25-34: 10.9% Floraville — 25-34: 8.8%
35-44 10.1% / 13.3%
Belmont — 35-44: 10.1% Floraville — 35-44: 13.3%
45-54 11.9% / 14.5%
Belmont — 45-54: 11.9% Floraville — 45-54: 14.5%
55-64 14.8% / 12.3%
Belmont — 55-64: 14.8% Floraville — 55-64: 12.3%
65-74 14.2% / 10.6%
Belmont — 65-74: 14.2% Floraville — 65-74: 10.6%
75-84 8.6% / 4.6%
Belmont — 75-84: 8.6% Floraville — 75-84: 4.6%
85+ 4.4% / 1.3%
Belmont — 85+: 4.4% Floraville — 85+: 1.3%

Bars are drawn against the largest share shown (15.9%).

Who lives together

Household composition, 2021 Census.

Belmont 30.3% couple families
Belmont — Couple Families: 30.3% Belmont — Lone Person: 47.0% Belmont — One Parent Families: 17.9% Belmont — Group Household: 3.5% Belmont — Other Families: 1.4%
Floraville 55.6% couple families
Floraville — Couple Families: 55.6% Floraville — Lone Person: 26.4% Floraville — One Parent Families: 15.0% Floraville — Group Household: 2.3% Floraville — Other Families: 0.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Belmont 31.6% renting
Belmont — Owned Outright: 41.7% Belmont — Mortgage: 26.7% Belmont — Renting: 31.6%
Floraville 16.7% renting
Floraville — Owned Outright: 36.1% Floraville — Mortgage: 47.2% Floraville — Renting: 16.7%
Owned outright Mortgage Renting

Qualifications

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

Belmont Floraville
Certificate III & IV 18.3% / 17.5%
Belmont — Certificate III & IV: 18.3% Floraville — Certificate III & IV: 17.5%
Bachelor Degree 10.0% / 13.8%
Belmont — Bachelor Degree: 10.0% Floraville — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 7.8% / 8.2%
Belmont — Advanced Diploma / Diploma: 7.8% Floraville — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 2.9% / 2.5%
Belmont — Postgraduate Degree: 2.9% Floraville — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate 1.5% / 1.8%
Belmont — Graduate Diploma / Certificate: 1.5% Floraville — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (18.3%).

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.

Belmont Floraville
England 2.6% / 1.9%
Belmont — England: 2.6% Floraville — England: 1.9%
New Zealand 1.0% / 0.7%
Belmont — New Zealand: 1.0% Floraville — New Zealand: 0.7%
South Africa 0.5% / 0.7%
Belmont — South Africa: 0.5% Floraville — South Africa: 0.7%
Scotland 0.3% / 0.6%
Belmont — Scotland: 0.3% Floraville — Scotland: 0.6%
Philippines 0.5% / 0.2%
Belmont — Philippines: 0.5% Floraville — Philippines: 0.2%
Canada — / 0.7%
Belmont — Canada: not among its largest Floraville — Canada: 0.7%
India 0.5% / —
Belmont — India: 0.5% Floraville — India: not among its largest

Bars are drawn against the largest share shown (2.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belmont 69.8% houses
Belmont — Houses: 69.8% Belmont — Townhouses: 12.8% Belmont — Flats / Apartments: 17.4%
Floraville 87.6% houses
Floraville — Houses: 87.6% Floraville — Townhouses: 10.7% Floraville — Flats / Apartments: 1.7%
Houses Townhouses Flats / Apartments

Property market

Belmont Floraville
Median house price $1,050,000 $1,250,000
Median unit price $610,000 $740,000
Median land price — $1,276,750
Typical days to sell (houses) 28 days
from 67 sales
 68 days
from 4 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Belmont Floraville
3 bed $950K / $950K
Belmont — 3 bed: $950K (47 sales) Floraville — 3 bed: $950K (13 sales)

47 vs 13 sales

4 bed $1.3M / $1.33M
Belmont — 4 bed: $1.3M (40 sales) Floraville — 4 bed: $1.33M (13 sales)

40 vs 13 sales

Zoning mix

Belmont has more land zoned for conservation (69% vs 32%).

Belmont Floraville
Environmental 69% 32%
Residential 22% 62%
Parks and recreation 4% 6%
Infrastructure and transport 3% 0%
Commercial 1% 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

Belmont Floraville
New dwellings approved 1,212
across Lake Macquarie
same for both
Approvals change year on year +2%
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.

Belmont Floraville
Houses 3.2%
$700/wk on $1.15M
 —
Units 3.6%
$485/wk on $705K
 —

Ranking within NSW

Belmont Floraville
House price Higher than 54% of NSW Higher than 66% of NSW
Income Higher than 29% of NSW Higher than 77% of NSW
Schools Higher than 97% of NSW —
Walkability Higher than 78% of NSW Higher than 82% of NSW
Affordability Higher than 30% of NSW Higher than 54% of NSW
EV adoption Higher than 68% of NSW Higher than 69% of NSW
NBN connectivity Higher than 72% of NSW Higher than 78% of NSW
Rental yield (houses) Higher than 28% of NSW —
Rental yield (units) Higher than 12% of NSW —

Liveability

Floraville scores higher overall (67 vs 45); Floraville is more walkable (54 vs 38).

Belmont Floraville
Grade C B
Score 45/100 67/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Belmont carries more bushfire risk (55 vs 0); Belmont carries more crime risk (87 vs 26).

Belmont Floraville
Bushfire Moderate
55/100
 None
0/100
Crime High
87/100
 Low
26/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
27/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Belmont Floraville
Inside the suburb 3 1
Rated above peers 3 0
Rated at peers 0
same for both
Rated below peers 0 1

Schools in Belmont

  • Belmont High School Government · Secondary above peers
  • Belmont Public School Government · Primary above peers
  • St Francis Xavier's Primary School Catholic · Primary above peers

Schools in Floraville

  • Floraville Public School Government · Primary below peers

Amenities in the suburb

Belmont Floraville
Supermarkets 3 0
Cafes & restaurants 7 0
Parks & reserves 3 1
Childcare 4 3
GPs 4 0
Pharmacies 1 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 4 0
Waterways 7 0

Mobility

Belmont sits further from the CBD (141.9 km vs 138.4 km).

Belmont Floraville
Walkability score 38/100 54/100
Distance to Sydney 141.9 km
+2% vs other
 138.4 km
Drive time (normal traffic) 121 min 112 min
Public transport score 79/100
Bus
 58/100
Bus
Peak arrivals per hour 170.5
7-9am + 5-7pm
 19.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.7%
postcode 2280
same for both
Rooftop solar per 100 dwellings 44
postcode 2280
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.

Belmont Floraville
Car (driver) 66.9% / 66.4%
Belmont — Car (driver): 66.9% Floraville — Car (driver): 66.4%
Worked from Home 23.3% / 27.3%
Belmont — Worked from Home: 23.3% Floraville — Worked from Home: 27.3%
Car (passenger) 4.6% / 4.1%
Belmont — Car (passenger): 4.6% Floraville — Car (passenger): 4.1%
Walked Only 3.3% / 0.6%
Belmont — Walked Only: 3.3% Floraville — Walked Only: 0.6%
Bus 1.3% / 1.0%
Belmont — Bus: 1.3% Floraville — Bus: 1.0%

Bars are drawn against the largest share shown (66.9%).

Setting

Belmont Floraville
Elevation 4 m
above sea level, at the suburb centre
 61 m
above sea level, at the suburb centre
Distance to the ocean 1.3 km
4.6 km to a named beach
 3.5 km

NBN connectivity

Belmont Floraville
Connectivity score 64/100 71/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 35%
4,250 premises
 48%
708 premises

Climate

Belmont Floraville
Annual rainfall 1,025 mm
same for both
Summer max (Jan) 25.4°C
same for both
Winter min (Jul) 10.2°C
same for both

Air quality (annual mean)

Belmont Floraville
PM2.5 6.5 µg/m³
same for both
PM10 21.7 µg/m³
same for both
NO₂ 0.64 pphm
same for both

Council rates

Belmont Floraville
Average residential rate $1,708/yr
same for both
Council Lake Macquarie
same for both

Federal electorate

Belmont Floraville
Division Shortland
same for both
Member Pat Conroy
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Belmont Floraville
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Belmont

Coastal Retirees

Floraville

Large Blocks

More comparisons

Other comparisons with Belmont

Belmont vs Belmont North Belmont vs Valentine Belmont vs Redhead Belmont vs Belmont South

Other comparisons with Floraville

Floraville vs Eleebana Floraville vs Belmont North Floraville vs Valentine Floraville vs Tingira Heights
Full data on Belmont Full data on Floraville
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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