Biala vs Grabben Gullen

Biala is the younger of the two, with a median age of 38 against 52 in Grabben Gullen. In both, the large majority of households own their home and the large majority of homes are detached houses. In Biala, the large majority of households are couple families. In Grabben Gullen, about half of households are people living alone. On these figures, Biala tends to suit families with children and couples, while Grabben Gullen 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

Biala

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (0/100 vs 20/100)
  • is already more of a family suburb (78% vs 42%)

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

First-home buyers

Grabben Gullen

ahead on 2 of the 2 things we measure here

  • has cheaper land ($387,500 vs $1,835,000)
  • leaves households under less mortgage stress (23% vs 55%)

Weighs land prices and mortgage stress.

Renters

Biala

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (11% vs 25%)
  • has cheaper rent ($230/wk vs $300/wk)

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

Commuting to the city

Grabben Gullen

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (241 km vs 255.7 km)
  • has a shorter drive in (170 min vs 179 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Biala carries lower crime risk (0/100 vs 20/100)
  • Grabben Gullen has more residents already 65 and over (26% vs 11%)

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

Investors

Biala

ahead on the one thing that separates them

  • is growing faster (42.4% vs -2.0%)

Weighs population growth.

Where they sit

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

Biala Grabben Gullen
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.

Biala Grabben Gullen
Walkability 8 / 5
Biala — Walkability: 8/100 Grabben Gullen — Walkability: 5/100
Safety 100 / 80
Biala — Safety: 100/100 Grabben Gullen — Safety: 80/100
Low fire risk 80 / 68
Biala — Low fire risk: 80/100 Grabben Gullen — Low fire risk: 68/100

Demographics

Grabben Gullen has more residents (248 vs 84); Biala has higher household incomes ($110,500 vs $63,336).

Biala Grabben Gullen
Population 84 248
+195% vs other
Population trend (2016 → 2021) +42.4% -2.0%
Median age 38 52
Median household income $110,500/yr
+43% vs other
 $63,336/yr
Median weekly rent $230/wk $300/wk
+30% vs other

Age profile

Share of residents in each band, 2021 Census.

Biala Grabben Gullen
0-4 13.1% / 4.8%
Biala — 0-4: 13.1% Grabben Gullen — 0-4: 4.8%
5-14 16.7% / 10.1%
Biala — 5-14: 16.7% Grabben Gullen — 5-14: 10.1%
15-19 8.3% / 4.4%
Biala — 15-19: 8.3% Grabben Gullen — 15-19: 4.4%
20-24 — / 6.5%
Biala — 20-24: not among its largest Grabben Gullen — 20-24: 6.5%
25-34 13.1% / 6.9%
Biala — 25-34: 13.1% Grabben Gullen — 25-34: 6.9%
35-44 15.5% / 9.3%
Biala — 35-44: 15.5% Grabben Gullen — 35-44: 9.3%
45-54 21.4% / 12.5%
Biala — 45-54: 21.4% Grabben Gullen — 45-54: 12.5%
55-64 11.9% / 21.8%
Biala — 55-64: 11.9% Grabben Gullen — 55-64: 21.8%
65-74 10.7% / 14.9%
Biala — 65-74: 10.7% Grabben Gullen — 65-74: 14.9%
75-84 — / 8.1%
Biala — 75-84: not among its largest Grabben Gullen — 75-84: 8.1%
85+ — / 2.8%
Biala — 85+: not among its largest Grabben Gullen — 85+: 2.8%

Bars are drawn against the largest share shown (21.8%).

Who lives together

Household composition, 2021 Census.

Biala 77.8% couple families
Biala — Couple Families: 77.8% Biala — Lone Person: 22.2% Biala — One Parent Families: 0.0% Biala — Group Household: 0.0%
Grabben Gullen 32.3% couple families
Grabben Gullen — Couple Families: 32.3% Grabben Gullen — Lone Person: 50.0% Grabben Gullen — One Parent Families: 9.7% Grabben Gullen — Group Household: 8.1%
Couple Families Lone Person One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Biala 15.8% renting
Biala — Owned Outright: 84.2% Biala — Mortgage: 0.0% Biala — Renting: 15.8%
Grabben Gullen 10.1% renting
Grabben Gullen — Owned Outright: 60.6% Grabben Gullen — Mortgage: 29.3% Grabben Gullen — Renting: 10.1%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Biala 91.3% houses
Biala — Houses: 91.3% Biala — Flats / Apartments: 8.7%
Grabben Gullen 99.0% houses
Grabben Gullen — Houses: 99.0% Grabben Gullen — Flats / Apartments: 1.0%
Houses Flats / Apartments

Qualifications

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

Biala Grabben Gullen
Certificate III & IV 15.5% / 16.5%
Biala — Certificate III & IV: 15.5% Grabben Gullen — Certificate III & IV: 16.5%
Advanced Diploma / Diploma 10.7% / 8.9%
Biala — Advanced Diploma / Diploma: 10.7% Grabben Gullen — Advanced Diploma / Diploma: 8.9%
Bachelor Degree 13.1% / 4.0%
Biala — Bachelor Degree: 13.1% Grabben Gullen — Bachelor Degree: 4.0%
Postgraduate Degree 3.6% / 2.4%
Biala — Postgraduate Degree: 3.6% Grabben Gullen — Postgraduate Degree: 2.4%
Graduate Diploma / Certificate — / 2.0%
Biala — Graduate Diploma / Certificate: not among its largest Grabben Gullen — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (16.5%).

Property market

Biala Grabben Gullen
Median house price — $800,000
Median unit price —
same for both
Median land price $1,835,000 $387,500

Zoning mix

Biala Grabben Gullen
Rural and farming 100%
same for both
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

Biala Grabben Gullen
New dwellings approved 44
across Upper Lachlan
same for both
Approvals change year on year +175%
same for both

Ranking within NSW

Biala Grabben Gullen
House price — Higher than 33% of NSW
Income Higher than 76% of NSW Higher than 26% of NSW
Schools —
same for both
Walkability Higher than 52% of NSW Higher than 46% of NSW
Affordability — Higher than 46% of NSW
EV adoption Higher than 81% of NSW Higher than 6% of NSW
NBN connectivity Higher than 6% of NSW Higher than 3% of NSW

Liveability

Biala Grabben Gullen
Grade —
same for both
Score —
same for both
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 7/10

Risk profile

Grabben Gullen carries more crime risk (20 vs 0); Grabben Gullen carries more bushfire risk (32 vs 20).

Biala Grabben Gullen
Bushfire Low
20/100
 Low
32/100
Crime None
0/100
 Low
20/100
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

Biala Grabben Gullen
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Biala Grabben Gullen
Waterways 21 5

Mobility

Biala sits further from the CBD (255.7 km vs 241 km).

Biala Grabben Gullen
Walkability score 8/100 5/100
Distance to Sydney 255.7 km
+6% vs other
 241 km
Drive time (normal traffic) 179 min 170 min
Electric vehicle share 1.0%
postcode 2581
 0.1%
postcode 2583
Rooftop solar per 100 dwellings 67
postcode 2581
 47
postcode 2583

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.

Biala Grabben Gullen
Car (driver) 47.5% / 62.1%
Biala — Car (driver): 47.5% Grabben Gullen — Car (driver): 62.1%
Worked from Home 45.0% / 27.2%
Biala — Worked from Home: 45.0% Grabben Gullen — Worked from Home: 27.2%
Walked Only 7.5% / 3.9%
Biala — Walked Only: 7.5% Grabben Gullen — Walked Only: 3.9%
Car (passenger) — / 6.8%
Biala — Car (passenger): not among its largest Grabben Gullen — Car (passenger): 6.8%

Bars are drawn against the largest share shown (62.1%).

Setting

Biala Grabben Gullen
Elevation 621 m
above sea level, at the suburb centre
 877 m
above sea level, at the suburb centre

NBN connectivity

Biala Grabben Gullen
Connectivity score 15/100
same for both
Most common technology Satellite (Sky Muster)
same for both
Full-fibre (FTTP) share 0%
21 premises
 0%
62 premises

Climate

Biala Grabben Gullen
Annual rainfall 840 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Biala Grabben Gullen
Average residential rate $636/yr
same for both
Council Upper Lachlan
same for both

Federal electorate

Biala Grabben Gullen
Division Riverina
same for both
Member Michael Mccormack
same for both
Party The Nationals
same for both

First Home Owner Grant

Biala Grabben Gullen
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Biala

Family Premium Rural Young Families

Grabben Gullen

Retirees Rural

More comparisons

Other comparisons with Biala

Biala vs Narrawa Biala vs Blakney Creek Biala vs Gurrundah Biala vs Wheeo

Other comparisons with Grabben Gullen

Grabben Gullen vs Crookwell Grabben Gullen vs Bannister Grabben Gullen vs Lost River Grabben Gullen vs Gurrundah Grabben Gullen vs Wheeo
Full data on Biala Full data on Grabben Gullen
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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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