Bensville vs Kincumber

Bensville is the younger of the two, with a median age of 42 against 48 in Kincumber. In both, the large majority of households own their home and most homes are detached houses. In Bensville, most households are couple families. On these figures, Bensville tends to suit families with children and couples, while Kincumber suits people living alone and older residents.

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

Bensville

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (19/100 vs 49/100)
  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (99% vs 66%)
  • But Kincumber has more childcare (6 vs 1)

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

First-home buyers

Bensville

ahead on the one thing that separates them

  • leaves households under less mortgage stress (23% vs 36%)

Weighs house prices, land prices, and mortgage stress.

Renters

Kincumber

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (22% vs 7%)
  • has cheaper rent ($400/wk vs $463/wk)
  • But Bensville leaves renters under less rental stress (21% vs 30%)

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

Commuting to the city

Kincumber

ahead on 3 of the 4 things we measure here

  • is more walkable (51/100 vs 41/100)
  • has a shorter drive in (82 min vs 87 min)
  • sits closer to the CBD (87.7 km vs 91 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Kincumber

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (35% vs 1%)
  • has more GPs (3 vs 0)
  • has more residents already 65 and over (31% vs 16%)
  • But Bensville carries lower crime risk (19/100 vs 49/100)

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

Investors

Kincumber

ahead on the one thing that separates them

  • is growing faster (4.3% vs -1.8%)

Weighs house yield and population growth.

Where they sit

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

Bensville Kincumber
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.

Bensville Kincumber
Walkability 41 / 51
Bensville — Walkability: 41/100 Kincumber — Walkability: 51/100
Safety 81 / 51
Bensville — Safety: 81/100 Kincumber — Safety: 51/100
Low fire risk 29 / 81
Bensville — Low fire risk: 29/100 Kincumber — Low fire risk: 81/100

Demographics

Kincumber has more residents (7,398 vs 2,500); Bensville has higher household incomes ($113,152 vs $68,692).

Bensville Kincumber
Population 2,500 7,398
+196% vs other
Population trend (2016 → 2021) -1.8% +4.3%
Median age 42 48
Median household income $113,152/yr
+39% vs other
 $68,692/yr
Median weekly rent $463/wk
+14% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Bensville Kincumber
0-4 5.6% / 5.4%
Bensville — 0-4: 5.6% Kincumber — 0-4: 5.4%
5-14 16.1% / 11.8%
Bensville — 5-14: 16.1% Kincumber — 5-14: 11.8%
15-19 6.6% / 5.5%
Bensville — 15-19: 6.6% Kincumber — 15-19: 5.5%
20-24 4.9% / 4.4%
Bensville — 20-24: 4.9% Kincumber — 20-24: 4.4%
25-34 7.2% / 9.4%
Bensville — 25-34: 7.2% Kincumber — 25-34: 9.4%
35-44 12.8% / 10.4%
Bensville — 35-44: 12.8% Kincumber — 35-44: 10.4%
45-54 16.0% / 10.8%
Bensville — 45-54: 16.0% Kincumber — 45-54: 10.8%
55-64 14.2% / 11.5%
Bensville — 55-64: 14.2% Kincumber — 55-64: 11.5%
65-74 11.3% / 12.2%
Bensville — 65-74: 11.3% Kincumber — 65-74: 12.2%
75-84 4.2% / 11.5%
Bensville — 75-84: 4.2% Kincumber — 75-84: 11.5%
85+ 0.8% / 7.1%
Bensville — 85+: 0.8% Kincumber — 85+: 7.1%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Bensville 65.4% couple families
Bensville — Couple Families: 65.4% Bensville — Lone Person: 19.9% Bensville — One Parent Families: 11.3% Bensville — Group Household: 2.1% Bensville — Other Families: 1.3%
Kincumber 37.6% couple families
Kincumber — Couple Families: 37.6% Kincumber — Lone Person: 44.2% Kincumber — One Parent Families: 15.8% Kincumber — Group Household: 2.0% Kincumber — Other Families: 0.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bensville 7.0% renting
Bensville — Owned Outright: 37.7% Bensville — Mortgage: 55.4% Bensville — Renting: 7.0%
Kincumber 21.7% renting
Kincumber — Owned Outright: 38.9% Kincumber — Mortgage: 39.4% Kincumber — Renting: 21.7%
Owned outright Mortgage Renting

Qualifications

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

Bensville Kincumber
Certificate III & IV 17.3% / 16.7%
Bensville — Certificate III & IV: 17.3% Kincumber — Certificate III & IV: 16.7%
Bachelor Degree 12.0% / 10.5%
Bensville — Bachelor Degree: 12.0% Kincumber — Bachelor Degree: 10.5%
Advanced Diploma / Diploma 9.6% / 8.2%
Bensville — Advanced Diploma / Diploma: 9.6% Kincumber — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 3.4% / 2.7%
Bensville — Postgraduate Degree: 3.4% Kincumber — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 2.4% / 1.3%
Bensville — Graduate Diploma / Certificate: 2.4% Kincumber — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (17.3%).

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.

Bensville Kincumber
England 6.7% / 7.2%
Bensville — England: 6.7% Kincumber — England: 7.2%
New Zealand 1.0% / 1.4%
Bensville — New Zealand: 1.0% Kincumber — New Zealand: 1.4%
South Africa 0.6% / 0.8%
Bensville — South Africa: 0.6% Kincumber — South Africa: 0.8%
Scotland 0.6% / 0.7%
Bensville — Scotland: 0.6% Kincumber — Scotland: 0.7%
Germany 0.8% / 0.4%
Bensville — Germany: 0.8% Kincumber — Germany: 0.4%
Philippines — / 0.6%
Bensville — Philippines: not among its largest Kincumber — Philippines: 0.6%

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bensville 98.6% houses
Bensville — Houses: 98.6% Bensville — Townhouses: 0.6% Bensville — Flats / Apartments: 0.8%
Kincumber 65.5% houses
Kincumber — Houses: 65.5% Kincumber — Townhouses: 30.0% Kincumber — Flats / Apartments: 4.6%
Houses Townhouses Flats / Apartments

Property market

Bensville Kincumber
Median house price $1,230,000 $1,140,000
Median unit price — $785,000
Median land price $2,190,000 $2,160,000
Typical days to sell (houses) 24 days
from 16 sales
 20 days
from 95 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.

Bensville Kincumber
3 bed $1.11M / $1M
Bensville — 3 bed: $1.11M (18 sales) Kincumber — 3 bed: $1M (60 sales)

18 vs 60 sales

4 bed $1.23M / $1.26M
Bensville — 4 bed: $1.23M (30 sales) Kincumber — 4 bed: $1.26M (54 sales)

30 vs 54 sales

5 bed $1.55M / $1.45M
Bensville — 5 bed: $1.55M (16 sales) Kincumber — 5 bed: $1.45M (17 sales)

16 vs 17 sales

Zoning mix

Bensville has more land zoned for conservation (75% vs 54%).

Bensville Kincumber
Environmental 75% 54%
Residential 15% 23%
Infrastructure and transport 3% 12%
Parks and recreation 8% 10%
Industrial 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

Bensville Kincumber
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
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.

Bensville Kincumber
Houses 3.7%
$850/wk on $1.19M
 3.5%
$750/wk on $1.1M
Units —
same for both

Ranking within NSW

Bensville Kincumber
House price Higher than 61% of NSW Higher than 59% of NSW
Income Higher than 78% of NSW —
Schools — Higher than 14% of NSW
Walkability Higher than 79% of NSW Higher than 81% of NSW
Affordability Higher than 61% of NSW —
EV adoption Higher than 84% of NSW
same for both
NBN connectivity Higher than 75% of NSW Higher than 70% of NSW
Rental yield (houses) Higher than 58% of NSW Higher than 47% of NSW

Liveability

Kincumber is more walkable (51 vs 41); Bensville scores higher overall (54 vs 45).

Bensville Kincumber
Grade B C
Score 54/100 45/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 6/10

Risk profile

Bensville carries more bushfire risk (71 vs 19); Kincumber carries more crime risk (49 vs 19).

Bensville Kincumber
Bushfire High
71/100
 Low
19/100
Crime Low
19/100
 Moderate
49/100
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 2
within 5 km
 3
within 5 km

Schools

Bensville Kincumber
Inside the suburb 1 3
Rated above peers 1 0
Rated at peers 0 2
Rated below peers 0 1

Schools in Bensville

  • Coast Christian School Independent · Primary above peers

Schools in Kincumber

  • Kincumber High School Government · Secondary at peers
  • Kincumber Public School Government · Primary at peers
  • Holy Cross Catholic Primary School Catholic · Primary below peers

Amenities in the suburb

Bensville Kincumber
Supermarkets 0 1
Cafes & restaurants 0 2
Parks & reserves 2 7
Childcare 1 6
GPs 0 3
Pharmacies 1
same for both
Banks & Bank@Post 0 2
Fuel stations 0 2
Waterways 2 7

Mobility

Bensville sits further from the CBD (91 km vs 87.7 km).

Bensville Kincumber
Walkability score 41/100 51/100
Distance to Sydney 91 km
+4% vs other
 87.7 km
Drive time (normal traffic) 87 min 82 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 43.2
7-9am + 5-7pm
 171.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2251
same for both
Rooftop solar per 100 dwellings 38
postcode 2251
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.

Bensville Kincumber
Car (driver) 58.2% / 61.3%
Bensville — Car (driver): 58.2% Kincumber — Car (driver): 61.3%
Worked from Home 36.7% / 31.4%
Bensville — Worked from Home: 36.7% Kincumber — Worked from Home: 31.4%
Car (passenger) 2.3% / 3.9%
Bensville — Car (passenger): 2.3% Kincumber — Car (passenger): 3.9%
Train 2.1% / 1.0%
Bensville — Train: 2.1% Kincumber — Train: 1.0%
Walked Only — / 1.8%
Bensville — Walked Only: not among its largest Kincumber — Walked Only: 1.8%
Bus 0.4% / 0.4%
Bensville — Bus: 0.4% Kincumber — Bus: 0.4%

Bars are drawn against the largest share shown (61.3%).

Setting

Bensville Kincumber
Elevation 25 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 2.8 km
2.8 km to a named beach
 3.4 km
3.4 km to a named beach

NBN connectivity

Bensville Kincumber
Connectivity score 67/100 60/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 41%
910 premises
 27%
3,768 premises

Climate

Bensville Kincumber
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Bensville Kincumber
PM2.5 5.1 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Bensville Kincumber
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Bensville Kincumber
Division Robertson
same for both
Member Gordon Reid
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bensville Kincumber
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bensville

Coastal Large Blocks Outer

Kincumber

Outer Parks Retirees River Townhouses

More comparisons

Other comparisons with Bensville

Bensville vs Empire Bay Bensville vs Macmasters Beach Bensville vs Kincumber South

Other comparisons with Kincumber

Kincumber vs Green Point Kincumber vs Avoca Beach Kincumber vs Saratoga Kincumber vs Copacabana Kincumber vs Macmasters Beach Kincumber vs Kincumber South
Full data on Bensville Full data on Kincumber
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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