Berry vs Broughton Vale

Berry is the younger of the two, with a median age of 57 against 62 in Broughton Vale. In both, the large majority of households own their home and the large majority of homes are detached houses. In Berry, about half of households are people living alone. In Broughton Vale, most households are couple families. Houses cost more in Broughton Vale: a median of $1.75 million, against $1.61 million in Berry, though rent is higher in Berry. On these figures, Berry tends to suit people living alone, while Broughton Vale suits 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

Broughton Vale

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (13/100 vs 51/100)
  • is already more of a family suburb (73% vs 52%)
  • has more separate houses rather than flats (100% vs 85%)
  • But Berry has more parks and reserves (8 vs 0)

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

First-home buyers

Broughton Vale

ahead on the one thing that separates them

  • has cheaper land ($61,000 vs $887,500)

Weighs house prices, land prices, and mortgage stress.

Renters

Broughton Vale

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 35%)
  • has cheaper rent ($325/wk vs $520/wk)

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Berry has more GPs (3 vs 0)
  • Broughton Vale carries lower crime risk (13/100 vs 51/100)

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

Investors

Berry

ahead on the one thing that separates them

  • is growing faster (16.2% vs 9.1%)

Weighs population growth.

Where they sit

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

Berry Broughton Vale
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.

Berry Broughton Vale
Walkability 19 / 17
Berry — Walkability: 19/100 Broughton Vale — Walkability: 17/100
Safety 49 / 87
Berry — Safety: 49/100 Broughton Vale — Safety: 87/100
Low fire risk 47 / 34
Berry — Low fire risk: 47/100 Broughton Vale — Low fire risk: 34/100

Demographics

Berry has more residents (3,098 vs 180); Berry rents higher ($520/wk vs $325/wk).

Berry Broughton Vale
Population 3,098
+94% vs other
 180
Population trend (2016 → 2021) +16.2% +9.1%
Median age 57 62
Median household income $77,740/yr $111,436/yr
+43% vs other
Median weekly rent $520/wk
+38% vs other
 $325/wk

Age profile

Share of residents in each band, 2021 Census.

Berry Broughton Vale
0-4 3.7% / 4.4%
Berry — 0-4: 3.7% Broughton Vale — 0-4: 4.4%
5-14 10.7% / 8.3%
Berry — 5-14: 10.7% Broughton Vale — 5-14: 8.3%
15-19 4.0% / 3.3%
Berry — 15-19: 4.0% Broughton Vale — 15-19: 3.3%
20-24 2.5% / 3.9%
Berry — 20-24: 2.5% Broughton Vale — 20-24: 3.9%
25-34 6.7% / 7.2%
Berry — 25-34: 6.7% Broughton Vale — 25-34: 7.2%
35-44 9.3% / 9.4%
Berry — 35-44: 9.3% Broughton Vale — 35-44: 9.4%
45-54 10.2% / 7.8%
Berry — 45-54: 10.2% Broughton Vale — 45-54: 7.8%
55-64 14.3% / 17.2%
Berry — 55-64: 14.3% Broughton Vale — 55-64: 17.2%
65-74 17.8% / 24.4%
Berry — 65-74: 17.8% Broughton Vale — 65-74: 24.4%
75-84 13.4% / 12.2%
Berry — 75-84: 13.4% Broughton Vale — 75-84: 12.2%
85+ 7.7% / —
Berry — 85+: 7.7% Broughton Vale — 85+: not among its largest

Bars are drawn against the largest share shown (24.4%).

Who lives together

Household composition, 2021 Census.

Berry 41.2% couple families
Berry — Couple Families: 41.2% Berry — Lone Person: 45.3% Berry — One Parent Families: 11.0% Berry — Group Household: 2.1% Berry — Other Families: 0.4%
Broughton Vale 60.0% couple families
Broughton Vale — Couple Families: 60.0% Broughton Vale — Lone Person: 26.7% Broughton Vale — One Parent Families: 13.3% Broughton Vale — Group Household: 0.0% Broughton Vale — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Berry 14.0% renting
Berry — Owned Outright: 58.6% Berry — Mortgage: 27.4% Berry — Renting: 14.0%
Broughton Vale 5.0% renting
Broughton Vale — Owned Outright: 78.3% Broughton Vale — Mortgage: 16.7% Broughton Vale — Renting: 5.0%
Owned outright Mortgage Renting

Qualifications

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

Berry Broughton Vale
Bachelor Degree 15.8% / 21.7%
Berry — Bachelor Degree: 15.8% Broughton Vale — Bachelor Degree: 21.7%
Certificate III & IV 12.2% / 14.4%
Berry — Certificate III & IV: 12.2% Broughton Vale — Certificate III & IV: 14.4%
Advanced Diploma / Diploma 10.7% / 10.0%
Berry — Advanced Diploma / Diploma: 10.7% Broughton Vale — Advanced Diploma / Diploma: 10.0%
Postgraduate Degree 5.8% / 6.7%
Berry — Postgraduate Degree: 5.8% Broughton Vale — Postgraduate Degree: 6.7%
Graduate Diploma / Certificate 2.2% / —
Berry — Graduate Diploma / Certificate: 2.2% Broughton Vale — Graduate Diploma / Certificate: not among its largest

Bars are drawn against the largest share shown (21.7%).

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.

Berry Broughton Vale
England 6.9% / 8.9%
Berry — England: 6.9% Broughton Vale — England: 8.9%
New Zealand 1.5% / 1.7%
Berry — New Zealand: 1.5% Broughton Vale — New Zealand: 1.7%
Netherlands 0.5% / 1.7%
Berry — Netherlands: 0.5% Broughton Vale — Netherlands: 1.7%
Scotland 0.7% / —
Berry — Scotland: 0.7% Broughton Vale — Scotland: not among its largest
Germany 0.6% / —
Berry — Germany: 0.6% Broughton Vale — Germany: not among its largest
Ireland 0.5% / —
Berry — Ireland: 0.5% Broughton Vale — Ireland: not among its largest

Bars are drawn against the largest share shown (8.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Berry 84.8% houses
Berry — Houses: 84.8% Berry — Townhouses: 14.0% Berry — Flats / Apartments: 1.2%
Broughton Vale 100.0% houses
Broughton Vale — Houses: 100.0% Broughton Vale — Townhouses: 0.0% Broughton Vale — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Berry Broughton Vale
Median house price $1,607,500 $1,750,000
Median unit price $1,000,000 —
Median land price $887,500 $61,000
Typical days to sell (houses) 64 days
from 53 sales
 —

Zoning mix

Broughton Vale has more land zoned for conservation (59% vs 30%); Berry has more rural and farming land (60% vs 40%).

Berry Broughton Vale
Rural and farming 60% 40%
Environmental 30% 59%
Residential 5% 0%
Infrastructure and transport 3% 0%
Planning zones cover 99% of Berry and 100% of Broughton Vale. The rest is unzoned land such as water or road reserve.
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

Berry Broughton Vale
New dwellings approved 854
across Shoalhaven
same for both
Approvals change year on year -10%
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.

Berry Broughton Vale
Houses 2.4%
$855/wk on $1.82M
 —
Units —
same for both

Ranking within NSW

Berry Broughton Vale
House price Higher than 78% of NSW Higher than 81% of NSW
Income Higher than 45% of NSW Higher than 77% of NSW
Schools —
same for both
Walkability Higher than 69% of NSW Higher than 68% of NSW
Affordability Higher than 16% of NSW Higher than 31% of NSW
EV adoption Higher than 87% of NSW
same for both
NBN connectivity Higher than 80% of NSW Higher than 48% of NSW
Rental yield (houses) Higher than 6% of NSW —

Liveability

Berry Broughton Vale
Grade C —
Score 46/100 —
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Berry carries more crime risk (51 vs 13); Broughton Vale carries more bushfire risk (66 vs 53).

Berry Broughton Vale
Bushfire Moderate
53/100
 Moderate
66/100
Crime Moderate
51/100
 Low
13/100
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 1
within 5 km
 0
within 5 km

Schools

Berry Broughton Vale
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Berry

  • Berry Public School Government · Primary at peers

Schools in Broughton Vale

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

Amenities in the suburb

Berry Broughton Vale
Supermarkets 1 0
Cafes & restaurants 19 0
Parks & reserves 8 0
Childcare 4 0
GPs 3 0
Pharmacies 1 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 1 0
EV chargers 1 0
Waterways 21 4

Mobility

Berry Broughton Vale
Walkability score 19/100 17/100
Distance to Sydney 147.3 km 148.3 km
Drive time (normal traffic) 123 min 125 min
Electric vehicle share 1.4%
postcode 2535
same for both
Rooftop solar per 100 dwellings 56
postcode 2535
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.

Berry Broughton Vale
Car (driver) 57.6% / 43.3%
Berry — Car (driver): 57.6% Broughton Vale — Car (driver): 43.3%
Worked from Home 33.8% / 50.0%
Berry — Worked from Home: 33.8% Broughton Vale — Worked from Home: 50.0%
Car (passenger) 3.2% / 6.7%
Berry — Car (passenger): 3.2% Broughton Vale — Car (passenger): 6.7%
Walked Only 5.0% / —
Berry — Walked Only: 5.0% Broughton Vale — Walked Only: not among its largest
Bicycle 0.4% / —
Berry — Bicycle: 0.4% Broughton Vale — Bicycle: not among its largest

Bars are drawn against the largest share shown (57.6%).

Setting

Berry Broughton Vale
Elevation 50 m
above sea level, at the suburb centre
 57 m
above sea level, at the suburb centre
Distance to the ocean 4.2 km 9.0 km

NBN connectivity

Berry Broughton Vale
Connectivity score 73/100 29/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 38%
1,794 premises
 0%
111 premises

Climate

Berry Broughton Vale
Annual rainfall 974 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Berry Broughton Vale
PM2.5 5.1 µg/m³
same for both
PM10 14.3 µg/m³
same for both
NO₂ 0.37 pphm
same for both

Council rates

Berry Broughton Vale
Average residential rate $1,501/yr
same for both
Council Shoalhaven
same for both

Federal electorate

Berry Broughton Vale
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Berry Broughton Vale
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Berry

Retirees Rural

Broughton Vale

Retirees River Rural

More comparisons

Other comparisons with Berry

Berry vs Shoalhaven Heads Berry vs Gerroa Berry vs Jaspers Brush Berry vs Coolangatta Berry vs Far Meadow Berry vs Toolijooa

Other comparisons with Broughton Vale

Broughton Vale vs Foxground Broughton Vale vs Broughton Village Broughton Vale vs Woodhill Broughton Vale vs Broughton
Full data on Berry Full data on Broughton Vale
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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