Bemboka vs Numbugga
In both, the large majority of households own their home and the large majority of homes are detached houses. In Numbugga, most households are couple families. On these figures, Numbugga tends to suit 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
Numbugga
ahead on 2 of the 6 things we measure here
- carries lower crime risk (15/100 vs 48/100)
- is already more of a family suburb (61% vs 52%)
- But Bemboka has more parks and reserves (3 vs 0)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs mortgage stress.
Renters
Bemboka
ahead on the one thing that separates them
- has cheaper rent ($245/wk vs $270/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Bemboka
ahead on 3 of the 3 things we measure here
- is more walkable (8/100 vs 0/100)
- sits closer to the CBD (473.6 km vs 492 km)
- has a shorter drive in (325 min vs 337 min)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 5 things we measure here
- Bemboka is more walkable (8/100 vs 0/100)
- Numbugga carries lower crime risk (15/100 vs 48/100)
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
Bemboka and Numbugga 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
Bemboka has more residents (589 vs 129); Numbugga has higher household incomes ($60,632 vs $52,780).
| Bemboka | Numbugga | |
|---|---|---|
| Population | 589 +78% vs other | 129 |
| Population trend (2016 → 2021) | +2.1% | +3.2% |
| Median age | 50 | 52 |
| Median household income | $52,780/yr | $60,632/yr +15% vs other |
| Median weekly rent | $245/wk | $270/wk +10% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (19.0%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
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.
Bars are drawn against the largest share shown (7.0%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Bemboka | Numbugga | |
|---|---|---|
| Median house price | $515,000 | — |
| Median unit price | — same for both | |
| Median land price | $725,000 | — |
| Typical days to sell (houses) | 51 days from 4 sales | — |
Zoning mix
Numbugga has more rural and farming land (99% vs 51%); Bemboka has more land zoned for conservation (49% vs 1%).
| Bemboka | Numbugga | |
|---|---|---|
| Rural and farming | 51% | 99% |
| Environmental | 49% | 1% |
| 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
| Bemboka | Numbugga | |
|---|---|---|
| New dwellings approved | 109 across Bega Valley same for both | |
| Approvals change year on year | -32% same for both | |
Ranking within NSW
| Bemboka | Numbugga | |
|---|---|---|
| House price | Higher than 21% of NSW | — |
| Income | Higher than 13% of NSW | Higher than 22% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 54% of NSW | Higher than 21% of NSW |
| Affordability | Higher than 52% of NSW | — |
| EV adoption | Higher than 69% of NSW same for both | |
| NBN connectivity | Higher than 60% of NSW | Higher than 32% of NSW |
Liveability
Bemboka is more walkable (8 vs 0).
| Bemboka | Numbugga | |
|---|---|---|
| Grade | D | — |
| Score | 22/100 | — |
| Socio-economic band | below-average income decile 2/10 | advantaged area decile 7/10 |
Risk profile
Bemboka carries more crime risk (48 vs 15); Numbugga carries more bushfire risk (76 vs 59).
| Bemboka | Numbugga | |
|---|---|---|
| Bushfire | Moderate 59/100 | High 76/100 |
| Crime | Moderate 48/100 | Low 15/100 |
| 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
| Bemboka | Numbugga | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 1 | 0 |
Schools in Bemboka
- Bemboka Public School Government · Primary below peers
Schools in Numbugga
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Bemboka | Numbugga | |
|---|---|---|
| Parks & reserves | 3 | 0 |
| Police stations | 1 | 0 |
| Banks & Bank@Post | 1 | 0 |
| Waterways | 31 | 3 |
Mobility
Numbugga sits further from the CBD (492 km vs 473.6 km).
| Bemboka | Numbugga | |
|---|---|---|
| Walkability score | 8/100 | 0/100 |
| Distance to Sydney | 473.6 km | 492 km +4% vs other |
| Drive time (normal traffic) | 325 min | 337 min |
| Electric vehicle share | 0.7% postcode 2550 same for both | |
| Rooftop solar per 100 dwellings | 61 postcode 2550 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.
Bars are drawn against the largest share shown (76.2%).
Setting
| Bemboka | Numbugga | |
|---|---|---|
| Elevation | 248 m above sea level, at the suburb centre | 147 m above sea level, at the suburb centre |
| Distance to the ocean | 38.4 km | 24.4 km |
NBN connectivity
| Bemboka | Numbugga | |
|---|---|---|
| Connectivity score | 30/100 | 22/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 322 premises | 0% 34 premises |
Climate
| Bemboka | Numbugga | |
|---|---|---|
| Annual rainfall | 768 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Bemboka | Numbugga | |
|---|---|---|
| Average residential rate | $1,767/yr same for both | |
| Council | Bega Valley same for both | |
Federal electorate
| Bemboka | Numbugga | |
|---|---|---|
| Division | Eden-monaro same for both | |
| Member | Kristy Mcbain same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Bemboka | Numbugga | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
Bemboka
More comparisons
Other comparisons with Bemboka
Other comparisons with Numbugga
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.