Benandarah vs North Batemans Bay

North Batemans Bay is the younger of the two, with a median age of 49 against 57 in Benandarah. In both, most households own their home and most homes are detached houses. In Benandarah, most households are people living alone. In North Batemans Bay, about half of households are people living alone. Houses cost more in Benandarah: a median of $2.44 million, against $915,000 in North Batemans Bay, though rent is higher in North Batemans Bay. On these figures, Benandarah tends to suit people living alone and older residents, while North Batemans Bay suits 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

North Batemans Bay

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (41/100 vs 76/100)
  • is already more of a family suburb (47% vs 36%)

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

First-home buyers

North Batemans Bay

ahead on the one thing that separates them

  • has cheaper houses ($915,000 vs $2,440,000)

Weighs house prices and mortgage stress.

Renters

Benandarah

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($230/wk vs $350/wk)
  • leaves renters under less rental stress (22% vs 28%)
  • But North Batemans Bay has a bigger rental market to choose from (32% vs 10%)

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

Commuting to the city

North Batemans Bay

ahead on 2 of the 3 things we measure here

  • is more walkable (24/100 vs 0/100)
  • has a shorter drive in (226 min vs 235 min)
  • But Benandarah sits closer to the CBD (271.9 km vs 276.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

North Batemans Bay

ahead on 2 of the 5 things we measure here

  • is more walkable (24/100 vs 0/100)
  • carries lower crime risk (41/100 vs 76/100)
  • But Benandarah has more residents already 65 and over (38% vs 27%)

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

Investors

North Batemans Bay

ahead on the one thing that separates them

  • is growing faster (42.3% vs -0.6%)

Weighs population growth.

Where they sit

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

Benandarah North Batemans Bay
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.

Benandarah North Batemans Bay
Walkability 0 / 24
Benandarah — Walkability: 0/100 North Batemans Bay — Walkability: 24/100
Safety 24 / 59
Benandarah — Safety: 24/100 North Batemans Bay — Safety: 59/100
Low fire risk 40 / 38
Benandarah — Low fire risk: 40/100 North Batemans Bay — Low fire risk: 38/100

Demographics

North Batemans Bay has more residents (794 vs 165); North Batemans Bay rents higher ($350/wk vs $230/wk).

Benandarah North Batemans Bay
Population 165 794
+381% vs other
Population trend (2016 → 2021) -0.6% +42.3%
Median age 57 49
Median household income $53,300/yr $65,936/yr
+24% vs other
Median weekly rent $230/wk $350/wk
+52% vs other

Age profile

Share of residents in each band, 2021 Census.

Benandarah North Batemans Bay
0-4 4.8% / 4.7%
Benandarah — 0-4: 4.8% North Batemans Bay — 0-4: 4.7%
5-14 9.1% / 8.9%
Benandarah — 5-14: 9.1% North Batemans Bay — 5-14: 8.9%
15-19 2.4% / 5.0%
Benandarah — 15-19: 2.4% North Batemans Bay — 15-19: 5.0%
20-24 1.8% / 4.7%
Benandarah — 20-24: 1.8% North Batemans Bay — 20-24: 4.7%
25-34 6.1% / 9.2%
Benandarah — 25-34: 6.1% North Batemans Bay — 25-34: 9.2%
35-44 2.4% / 11.7%
Benandarah — 35-44: 2.4% North Batemans Bay — 35-44: 11.7%
45-54 20.6% / 13.5%
Benandarah — 45-54: 20.6% North Batemans Bay — 45-54: 13.5%
55-64 19.4% / 16.2%
Benandarah — 55-64: 19.4% North Batemans Bay — 55-64: 16.2%
65-74 25.5% / 15.2%
Benandarah — 65-74: 25.5% North Batemans Bay — 65-74: 15.2%
75-84 12.7% / 8.7%
Benandarah — 75-84: 12.7% North Batemans Bay — 75-84: 8.7%
85+ — / 2.8%
Benandarah — 85+: not among its largest North Batemans Bay — 85+: 2.8%

Bars are drawn against the largest share shown (25.5%).

Who lives together

Household composition, 2021 Census.

Benandarah 58.0% lone person
Benandarah — Lone Person: 58.0% Benandarah — Couple Families: 28.0% Benandarah — One Parent Families: 8.0% Benandarah — Group Household: 6.0%
North Batemans Bay 49.8% lone person
North Batemans Bay — Lone Person: 49.8% North Batemans Bay — Couple Families: 30.0% North Batemans Bay — One Parent Families: 16.9% North Batemans Bay — Group Household: 3.3%
Lone Person Couple Families One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Benandarah 10.5% renting
Benandarah — Owned Outright: 68.4% Benandarah — Mortgage: 21.1% Benandarah — Renting: 10.5%
North Batemans Bay 32.4% renting
North Batemans Bay — Owned Outright: 38.4% North Batemans Bay — Mortgage: 29.2% North Batemans Bay — Renting: 32.4%
Owned outright Mortgage Renting

Qualifications

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

Benandarah North Batemans Bay
Certificate III & IV 15.8% / 18.4%
Benandarah — Certificate III & IV: 15.8% North Batemans Bay — Certificate III & IV: 18.4%
Advanced Diploma / Diploma 7.9% / 7.4%
Benandarah — Advanced Diploma / Diploma: 7.9% North Batemans Bay — Advanced Diploma / Diploma: 7.4%
Bachelor Degree — / 6.9%
Benandarah — Bachelor Degree: not among its largest North Batemans Bay — Bachelor Degree: 6.9%
Graduate Diploma / Certificate 2.4% / 2.9%
Benandarah — Graduate Diploma / Certificate: 2.4% North Batemans Bay — Graduate Diploma / Certificate: 2.9%
Postgraduate Degree — / 1.5%
Benandarah — Postgraduate Degree: not among its largest North Batemans Bay — Postgraduate Degree: 1.5%

Bars are drawn against the largest share shown (18.4%).

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.

Benandarah North Batemans Bay
England 1.8% / 5.4%
Benandarah — England: 1.8% North Batemans Bay — England: 5.4%
Germany 1.8% / —
Benandarah — Germany: 1.8% North Batemans Bay — Germany: not among its largest
New Zealand — / 1.4%
Benandarah — New Zealand: not among its largest North Batemans Bay — New Zealand: 1.4%
Greece — / 0.9%
Benandarah — Greece: not among its largest North Batemans Bay — Greece: 0.9%
Nepal — / 0.9%
Benandarah — Nepal: not among its largest North Batemans Bay — Nepal: 0.9%
India — / 0.8%
Benandarah — India: not among its largest North Batemans Bay — India: 0.8%

Bars are drawn against the largest share shown (5.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Benandarah 61.6% houses
Benandarah — Houses: 61.6% Benandarah — Flats / Apartments: 38.4% Benandarah — Townhouses: 0.0%
North Batemans Bay 62.7% houses
North Batemans Bay — Houses: 62.7% North Batemans Bay — Flats / Apartments: 24.8% North Batemans Bay — Townhouses: 12.4%
Houses Flats / Apartments Townhouses

Property market

Benandarah North Batemans Bay
Median house price $2,440,000 $915,000
Median unit price — $468,000
Median land price —
same for both
Typical days to sell (houses) — 82 days
from 6 sales

Zoning mix

Benandarah has more rural and farming land (74% vs 11%); Benandarah has more land zoned for conservation (26% vs 9%).

Benandarah North Batemans Bay
Rural and farming 74% 11%
Residential 0% 73%
Environmental 26% 9%
Infrastructure and transport 0% 5%
Parks and recreation 0% 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

Benandarah North Batemans Bay
New dwellings approved 211
across Eurobodalla
same for both
Approvals change year on year -9%
same for both

Ranking within NSW

Benandarah North Batemans Bay
House price Higher than 90% of NSW Higher than 43% of NSW
Income Higher than 13% of NSW Higher than 28% of NSW
Schools —
same for both
Walkability Higher than 2% of NSW Higher than 72% of NSW
Affordability Higher than 2% of NSW Higher than 40% of NSW
EV adoption Higher than 61% of NSW Higher than 62% of NSW
NBN connectivity Higher than 40% of NSW Higher than 66% of NSW

Liveability

North Batemans Bay is more walkable (24 vs 0).

Benandarah North Batemans Bay
Grade — C
Score — 32/100
Socio-economic band mid-range socio-economic
decile 5/10
 below-average income
decile 3/10

Risk profile

Benandarah carries more crime risk (76 vs 41).

Benandarah North Batemans Bay
Bushfire Moderate
60/100
 Moderate
62/100
Crime High
76/100
 Moderate
41/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
40/100
 High
90/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Benandarah North Batemans Bay
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Benandarah

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

Schools in North Batemans Bay

  • Batemans Bay Public School Government · Primary at peers

Amenities in the suburb

Benandarah North Batemans Bay
Cafes & restaurants 0 3
Parks & reserves 2 1
Childcare 0 2
Fuel stations 2 1
Beaches 4 0
Waterways 27 0

Mobility

North Batemans Bay sits further from the CBD (276.5 km vs 271.9 km).

Benandarah North Batemans Bay
Walkability score 0/100 24/100
Distance to Sydney 271.9 km 276.5 km
+2% vs other
Drive time (normal traffic) 235 min 226 min
Electric vehicle share 0.6%
postcode 2536
same for both
Rooftop solar per 100 dwellings 41
postcode 2536
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.

Benandarah North Batemans Bay
Car (driver) 93.3% / 82.4%
Benandarah — Car (driver): 93.3% North Batemans Bay — Car (driver): 82.4%
Worked from Home 6.7% / 11.2%
Benandarah — Worked from Home: 6.7% North Batemans Bay — Worked from Home: 11.2%
Car (passenger) — / 4.3%
Benandarah — Car (passenger): not among its largest North Batemans Bay — Car (passenger): 4.3%
Bus — / 1.1%
Benandarah — Bus: not among its largest North Batemans Bay — Bus: 1.1%
Walked Only — / 1.1%
Benandarah — Walked Only: not among its largest North Batemans Bay — Walked Only: 1.1%

Bars are drawn against the largest share shown (93.3%).

Setting

Benandarah North Batemans Bay
Elevation 136 m
above sea level, at the suburb centre
 31 m
above sea level, at the suburb centre
Distance to the ocean 7.6 km 1.9 km
2.2 km to a named beach

NBN connectivity

Benandarah North Batemans Bay
Connectivity score 28/100 47/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
111 premises
 12%
514 premises

Climate

Benandarah North Batemans Bay
Annual rainfall 914 mm
same for both
Summer max (Jan) 23.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Council rates

Benandarah North Batemans Bay
Average residential rate $1,246/yr
same for both
Council Eurobodalla
same for both

Federal electorate

Benandarah North Batemans Bay
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Benandarah North Batemans Bay
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Benandarah

Premium Retirees Rural

North Batemans Bay

Coastal Retirees

More comparisons

Other comparisons with Benandarah

Benandarah vs Long Beach Benandarah vs Maloneys Beach Benandarah vs Nelligen Benandarah vs South Durras Benandarah vs East Lynne Benandarah vs Currowan

Other comparisons with North Batemans Bay

North Batemans Bay vs Long Beach North Batemans Bay vs Batemans Bay North Batemans Bay vs Surfside North Batemans Bay vs Nelligen
Full data on Benandarah Full data on North Batemans Bay
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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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