Bensville vs Kincumber South

Bensville is the younger of the two, with a median age of 42 against 68 in Kincumber South. In both, the large majority of households own their home and most homes are detached houses. In Bensville, most households are couple families. In Kincumber South, most households are people living alone. On these figures, Bensville tends to suit families with children and couples, while Kincumber South suits people living alone and older residents.

Bensville and Kincumber South are quite different communities. Bensville is a larger, younger suburb with a median household income of $113,152 compared to Kincumber South's $37,492, and significantly higher walkability (41 versus 19). Kincumber South is notably older with a median age of 68 years and carries no bushfire risk, whereas Bensville scores 68 on bushfire risk. Both suburbs are similarly distant from Sydney CBD and have comparable crime risk levels, though Bensville ranks higher on socio-economic measures. Bensville suits buyers seeking a more active, affluent community, while Kincumber South may appeal to retirees prioritising safety from bushfire.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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 3 of the 6 things we measure here

  • is already more of a family suburb (77% vs 20%)
  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (99% vs 69%)

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 64%)

Weighs house prices and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Bensville leaves renters under less rental stress (21% vs 43%)
  • Kincumber South has cheaper rent ($310/wk vs $463/wk)

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

Commuting to the city

Bensville

ahead on the one thing that separates them

  • is more walkable (41/100 vs 19/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Kincumber South

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (31% vs 1%)
  • has more residents already 65 and over (58% vs 16%)
  • But Bensville is more walkable (41/100 vs 19/100)

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

Investors

Kincumber South

ahead on the one thing that separates them

  • is growing faster (5.4% vs -1.8%)

Weighs population growth.

Where they sit

Bensville and Kincumber South 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 South
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 South
Walkability 41 / 19
Bensville — Walkability: 41/100 Kincumber South — Walkability: 19/100
Safety 81 / 78
Bensville — Safety: 81/100 Kincumber South — Safety: 78/100
Low fire risk 29 / 100
Bensville — Low fire risk: 29/100 Kincumber South — Low fire risk: 100/100

Demographics

Bensville has more residents (2,500 vs 721); Bensville has higher household incomes ($113,152 vs $37,492).

Bensville Kincumber South
Population 2,500
+71% vs other
 721
Population trend (2016 → 2021) -1.8% +5.4%
Median age 42 68
Median household income $113,152/yr
+67% vs other
 $37,492/yr
Median weekly rent $463/wk
+33% vs other
 $310/wk

Age profile

Share of residents in each band, 2021 Census.

Bensville Kincumber South
0-4 5.6% / 2.4%
Bensville — 0-4: 5.6% Kincumber South — 0-4: 2.4%
5-14 16.1% / 5.4%
Bensville — 5-14: 16.1% Kincumber South — 5-14: 5.4%
15-19 6.6% / 0.8%
Bensville — 15-19: 6.6% Kincumber South — 15-19: 0.8%
20-24 4.9% / 1.9%
Bensville — 20-24: 4.9% Kincumber South — 20-24: 1.9%
25-34 7.2% / 4.4%
Bensville — 25-34: 7.2% Kincumber South — 25-34: 4.4%
35-44 12.8% / 5.0%
Bensville — 35-44: 12.8% Kincumber South — 35-44: 5.0%
45-54 16.0% / 8.5%
Bensville — 45-54: 16.0% Kincumber South — 45-54: 8.5%
55-64 14.2% / 13.5%
Bensville — 55-64: 14.2% Kincumber South — 55-64: 13.5%
65-74 11.3% / 33.0%
Bensville — 65-74: 11.3% Kincumber South — 65-74: 33.0%
75-84 4.2% / 19.0%
Bensville — 75-84: 4.2% Kincumber South — 75-84: 19.0%
85+ 0.8% / 6.5%
Bensville — 85+: 0.8% Kincumber South — 85+: 6.5%

Bars are drawn against the largest share shown (33.0%).

Who lives together

Household composition, 2021 Census.

Bensville 19.9% lone person
Bensville — Lone Person: 19.9% Bensville — Couple Families: 65.4% Bensville — One Parent Families: 11.3% Bensville — Group Household: 2.1% Bensville — Other Families: 1.3%
Kincumber South 73.9% lone person
Kincumber South — Lone Person: 73.9% Kincumber South — Couple Families: 11.3% Kincumber South — One Parent Families: 8.6% Kincumber South — Group Household: 6.2% Kincumber South — Other Families: 0.0%
Lone Person Couple Families 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 South 9.8% renting
Kincumber South — Owned Outright: 82.7% Kincumber South — Mortgage: 7.5% Kincumber South — Renting: 9.8%
Owned outright Mortgage Renting

Qualifications

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

Bensville Kincumber South
Certificate III & IV 17.3% / 14.4%
Bensville — Certificate III & IV: 17.3% Kincumber South — Certificate III & IV: 14.4%
Bachelor Degree 12.0% / 8.7%
Bensville — Bachelor Degree: 12.0% Kincumber South — Bachelor Degree: 8.7%
Advanced Diploma / Diploma 9.6% / 10.3%
Bensville — Advanced Diploma / Diploma: 9.6% Kincumber South — Advanced Diploma / Diploma: 10.3%
Postgraduate Degree 3.4% / 1.9%
Bensville — Postgraduate Degree: 3.4% Kincumber South — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 2.4% / 1.0%
Bensville — Graduate Diploma / Certificate: 2.4% Kincumber South — Graduate Diploma / Certificate: 1.0%

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 South
England 6.7% / 9.3%
Bensville — England: 6.7% Kincumber South — England: 9.3%
New Zealand 1.0% / 2.2%
Bensville — New Zealand: 1.0% Kincumber South — New Zealand: 2.2%
South Africa 0.6% / 1.7%
Bensville — South Africa: 0.6% Kincumber South — South Africa: 1.7%
Germany 0.8% / 0.6%
Bensville — Germany: 0.8% Kincumber South — Germany: 0.6%
Scotland 0.6% / 0.6%
Bensville — Scotland: 0.6% Kincumber South — Scotland: 0.6%
Philippines — / 1.0%
Bensville — Philippines: not among its largest Kincumber South — Philippines: 1.0%
Netherlands — / 0.7%
Bensville — Netherlands: not among its largest Kincumber South — Netherlands: 0.7%

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bensville 98.6% houses
Bensville — Houses: 98.6% Bensville — Flats / Apartments: 0.8% Bensville — Townhouses: 0.6%
Kincumber South 68.9% houses
Kincumber South — Houses: 68.9% Kincumber South — Flats / Apartments: 31.1% Kincumber South — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Bensville Kincumber South
Median house price $1,230,000 $1,200,000
Median unit price —
same for both
Median land price $2,190,000 —
Typical days to sell (houses) 24 days
from 16 sales
 —

Zoning mix

Bensville Kincumber South
Environmental 75% 80%
Residential 15% 5%
Parks and recreation 8% 12%
Infrastructure and transport 3% 2%
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 South
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 South
Houses 3.7%
$850/wk on $1.19M
 —
Units —
same for both

Ranking within NSW

Bensville Kincumber South
House price Higher than 61% of NSW Higher than 62% of NSW
Income Higher than 78% of NSW Higher than 3% of NSW
Schools —
same for both
Walkability Higher than 79% of NSW Higher than 69% of NSW
Affordability Higher than 61% of NSW Higher than 5% of NSW
EV adoption Higher than 84% of NSW
same for both
NBN connectivity Higher than 75% of NSW Higher than 65% of NSW
Rental yield (houses) Higher than 58% of NSW —

Liveability

Bensville is more walkable (41 vs 19).

Bensville Kincumber South
Grade B
same for both
Score 54/100 53/100
Socio-economic band very advantaged area
decile 9/10
 below-average income
decile 3/10

Risk profile

Bensville carries more bushfire risk (71 vs 0).

Bensville Kincumber South
Bushfire High
71/100
 None
0/100
Crime Low
19/100
 Low
22/100
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 South
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Bensville

  • Coast Christian School Independent · Primary above peers

Schools in Kincumber South

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

Amenities in the suburb

Bensville Kincumber South
Parks & reserves 2 1
Childcare 1 0
Pharmacies 1 0
Waterways 2 1

Mobility

Bensville Kincumber South
Walkability score 41/100 19/100
Distance to Sydney 91 km
+2% vs other
 89.3 km
Drive time (normal traffic) 87 min 85 min
Public transport score 79/100
Bus
 38/100
Bus
Peak arrivals per hour 43.2
7-9am + 5-7pm
 6.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
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 South
Car (driver) 58.2% / 59.4%
Bensville — Car (driver): 58.2% Kincumber South — Car (driver): 59.4%
Worked from Home 36.7% / 35.3%
Bensville — Worked from Home: 36.7% Kincumber South — Worked from Home: 35.3%
Car (passenger) 2.3% / 2.3%
Bensville — Car (passenger): 2.3% Kincumber South — Car (passenger): 2.3%
Walked Only — / 3.0%
Bensville — Walked Only: not among its largest Kincumber South — Walked Only: 3.0%
Train 2.1% / —
Bensville — Train: 2.1% Kincumber South — Train: not among its largest
Bus 0.4% / —
Bensville — Bus: 0.4% Kincumber South — Bus: not among its largest

Bars are drawn against the largest share shown (59.4%).

Setting

Bensville Kincumber South
Elevation 25 m
above sea level, at the suburb centre
 0 m
above sea level, at the suburb centre
Distance to the ocean 2.8 km
2.8 km to a named beach
 3.6 km
4.7 km to a named beach

NBN connectivity

Bensville Kincumber South
Connectivity score 67/100 45/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 41%
910 premises
 0%
456 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bensville Kincumber South
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 South

Outer Retirees

More comparisons

Other comparisons with Bensville

Bensville vs Kincumber Bensville vs Empire Bay Bensville vs Macmasters Beach

Other comparisons with Kincumber South

Kincumber South vs Kincumber Kincumber South vs Saratoga Kincumber South vs Davistown Kincumber South vs Empire Bay
Full data on Bensville Full data on Kincumber South
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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