Biala vs Gurrundah

Biala is the younger of the two, with a median age of 38 against 41 in Gurrundah. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Biala tends to suit families with children and couples, while Gurrundah suits people living alone.

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 the one thing that separates them

  • is already more of a family suburb (78% vs 67%)

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

First-home buyers

Gurrundah

ahead on 2 of the 2 things we measure here

  • has cheaper land ($477,500 vs $1,835,000)
  • leaves households under less mortgage stress (35% vs 55%)

Weighs land prices and mortgage stress.

Renters

Biala

ahead on the one thing that separates them

  • has cheaper rent ($230/wk vs $261/wk)

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

Commuting to the city

Gurrundah

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (158 min vs 179 min)
  • sits closer to the CBD (236.4 km vs 255.7 km)
  • But Biala is more walkable (8/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Biala

ahead on the one thing that separates them

  • is more walkable (8/100 vs 0/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Biala and Gurrundah 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 Gurrundah
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 Gurrundah
Walkability 8 / 0
Biala — Walkability: 8/100 Gurrundah — Walkability: 0/100
Safety 100 / 100
Biala — Safety: 100/100 Gurrundah — Safety: 100/100
Low fire risk 80 / 74
Biala — Low fire risk: 80/100 Gurrundah — Low fire risk: 74/100

Demographics

Gurrundah rents higher ($261/wk vs $230/wk); Gurrundah skews older (41 vs 38).

Biala Gurrundah
Population 84
+5% vs other
 80
Population trend (2016 → 2021) +42.4% +45.5%
Median age 38 41
Median household income $110,500/yr
same for both
Median weekly rent $230/wk $261/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

Biala Gurrundah
0-4 13.1% / 8.8%
Biala — 0-4: 13.1% Gurrundah — 0-4: 8.8%
5-14 16.7% / 13.8%
Biala — 5-14: 16.7% Gurrundah — 5-14: 13.8%
15-19 8.3% / 3.8%
Biala — 15-19: 8.3% Gurrundah — 15-19: 3.8%
20-24 — / —
Biala — 20-24: not among its largest Gurrundah — 20-24: not among its largest
25-34 13.1% / 12.5%
Biala — 25-34: 13.1% Gurrundah — 25-34: 12.5%
35-44 15.5% / 11.2%
Biala — 35-44: 15.5% Gurrundah — 35-44: 11.2%
45-54 21.4% / 8.8%
Biala — 45-54: 21.4% Gurrundah — 45-54: 8.8%
55-64 11.9% / 28.7%
Biala — 55-64: 11.9% Gurrundah — 55-64: 28.7%
65-74 10.7% / 6.2%
Biala — 65-74: 10.7% Gurrundah — 65-74: 6.2%
75-84 — / 5.0%
Biala — 75-84: not among its largest Gurrundah — 75-84: 5.0%
85+ — / —
Biala — 85+: not among its largest Gurrundah — 85+: not among its largest

Bars are drawn against the largest share shown (28.7%).

Who lives together

Household composition, 2021 Census.

Biala 77.8% couple families
Biala — Couple Families: 77.8% Biala — Lone Person: 22.2%
Gurrundah 66.7% couple families
Gurrundah — Couple Families: 66.7% Gurrundah — Lone Person: 33.3%
Couple Families Lone Person

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%
Gurrundah 23.8% renting
Gurrundah — Owned Outright: 33.3% Gurrundah — Mortgage: 42.9% Gurrundah — Renting: 23.8%
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%
Gurrundah 81.5% houses
Gurrundah — Houses: 81.5% Gurrundah — Flats / Apartments: 18.5%
Houses Flats / Apartments

Qualifications

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

Biala Gurrundah
Certificate III & IV 15.5% / 21.2%
Biala — Certificate III & IV: 15.5% Gurrundah — Certificate III & IV: 21.2%
Bachelor Degree 13.1% / 6.2%
Biala — Bachelor Degree: 13.1% Gurrundah — Bachelor Degree: 6.2%
Advanced Diploma / Diploma 10.7% / 6.2%
Biala — Advanced Diploma / Diploma: 10.7% Gurrundah — Advanced Diploma / Diploma: 6.2%
Postgraduate Degree 3.6% / 3.8%
Biala — Postgraduate Degree: 3.6% Gurrundah — Postgraduate Degree: 3.8%

Bars are drawn against the largest share shown (21.2%).

Property market

Biala Gurrundah
Median house price —
same for both
Median unit price —
same for both
Median land price $1,835,000 $477,500

Zoning mix

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

Ranking within NSW

Biala Gurrundah
House price —
same for both
Income Higher than 76% of NSW
same for both
Schools —
same for both
Walkability Higher than 52% of NSW Higher than 39% of NSW
Affordability —
same for both
EV adoption Higher than 81% of NSW
same for both
NBN connectivity Higher than 6% of NSW Higher than 20% of NSW

Liveability

Biala is more walkable (8 vs 0).

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

Risk profile

Biala Gurrundah
Bushfire Low
20/100
 Low
26/100
Crime None
0/100
same for both
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 Gurrundah
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 Gurrundah
Waterways 21 11

Mobility

Biala sits further from the CBD (255.7 km vs 236.4 km).

Biala Gurrundah
Walkability score 8/100 0/100
Distance to Sydney 255.7 km
+8% vs other
 236.4 km
Drive time (normal traffic) 179 min 158 min
Electric vehicle share 1.0%
postcode 2581
same for both
Rooftop solar per 100 dwellings 67
postcode 2581
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.

Biala Gurrundah
Car (driver) 47.5% / 68.3%
Biala — Car (driver): 47.5% Gurrundah — Car (driver): 68.3%
Worked from Home 45.0% / 12.2%
Biala — Worked from Home: 45.0% Gurrundah — Worked from Home: 12.2%
Walked Only 7.5% / 7.3%
Biala — Walked Only: 7.5% Gurrundah — Walked Only: 7.3%
Car (passenger) — / 12.2%
Biala — Car (passenger): not among its largest Gurrundah — Car (passenger): 12.2%

Bars are drawn against the largest share shown (68.3%).

Setting

Biala Gurrundah
Elevation 621 m
above sea level, at the suburb centre
 817 m
above sea level, at the suburb centre

NBN connectivity

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

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

Biala Gurrundah
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

Gurrundah

Family Rural Young Families

More comparisons

Other comparisons with Biala

Biala vs Grabben Gullen Biala vs Narrawa Biala vs Blakney Creek Biala vs Wheeo

Other comparisons with Gurrundah

Gurrundah vs Grabben Gullen Gurrundah vs Parkesbourne Gurrundah vs Bannister Gurrundah vs Breadalbane Gurrundah vs Pomeroy
Full data on Biala Full data on Gurrundah
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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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