Blackwall vs Booker Bay

Blackwall is the younger of the two, with a median age of 45 against 54 in Booker Bay. In both, most households own their home. In Blackwall, most homes are detached houses. In Booker Bay, about half of households are people living alone. Houses cost more in Booker Bay: a median of $1.61 million, against $1.03 million in Blackwall. On these figures, Blackwall tends to suit buyers on a tighter budget, while Booker Bay 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

They split

one each way, out of the 6 things we measure here

  • Blackwall has more separate houses rather than flats (71% vs 52%)
  • Booker Bay carries lower crime risk (46/100 vs 66/100)

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

First-home buyers

Blackwall

ahead on 3 of the 3 things we measure here

  • has cheaper units ($715,000 vs $1,195,000)
  • has cheaper houses ($1,032,500 vs $1,610,000)
  • leaves households under less mortgage stress (32% vs 41%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Blackwall

ahead on the one thing that separates them

  • leaves renters under less rental stress (27% vs 33%)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Booker Bay

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (48% vs 29%)
  • has more residents already 65 and over (36% vs 23%)
  • carries lower crime risk (46/100 vs 66/100)

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

Investors

Booker Bay

ahead on 2 of the 2 things we measure here

  • is growing faster (8.7% vs 2.8%)
  • returns a higher gross yield on houses (4.3% vs 3.2%)

Weighs house yield and population growth.

Where they sit

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

Blackwall Booker Bay
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.

Blackwall Booker Bay
Walkability 68 / 65
Blackwall — Walkability: 68/100 Booker Bay — Walkability: 65/100
Safety 34 / 54
Blackwall — Safety: 34/100 Booker Bay — Safety: 54/100
Low fire risk 76 / 100
Blackwall — Low fire risk: 76/100 Booker Bay — Low fire risk: 100/100

Demographics

Blackwall has more residents (1,941 vs 1,442); Booker Bay skews older (54 vs 45).

Blackwall Booker Bay
Population 1,941
+26% vs other
 1,442
Population trend (2016 → 2021) +2.8% +8.7%
Median age 45 54
Median household income $75,348/yr
+16% vs other
 $63,336/yr
Median weekly rent $390/wk $400/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Blackwall Booker Bay
0-4 5.3% / 5.5%
Blackwall — 0-4: 5.3% Booker Bay — 0-4: 5.5%
5-14 10.7% / 8.6%
Blackwall — 5-14: 10.7% Booker Bay — 5-14: 8.6%
15-19 5.0% / 3.2%
Blackwall — 15-19: 5.0% Booker Bay — 15-19: 3.2%
20-24 5.0% / 2.5%
Blackwall — 20-24: 5.0% Booker Bay — 20-24: 2.5%
25-34 11.3% / 7.4%
Blackwall — 25-34: 11.3% Booker Bay — 25-34: 7.4%
35-44 12.1% / 13.5%
Blackwall — 35-44: 12.1% Booker Bay — 35-44: 13.5%
45-54 13.8% / 9.8%
Blackwall — 45-54: 13.8% Booker Bay — 45-54: 9.8%
55-64 13.8% / 13.6%
Blackwall — 55-64: 13.8% Booker Bay — 55-64: 13.6%
65-74 12.1% / 18.4%
Blackwall — 65-74: 12.1% Booker Bay — 65-74: 18.4%
75-84 8.8% / 15.0%
Blackwall — 75-84: 8.8% Booker Bay — 75-84: 15.0%
85+ 2.3% / 3.1%
Blackwall — 85+: 2.3% Booker Bay — 85+: 3.1%

Bars are drawn against the largest share shown (18.4%).

Who lives together

Household composition, 2021 Census.

Blackwall 43.2% lone person
Blackwall — Lone Person: 43.2% Blackwall — Couple Families: 28.6% Blackwall — One Parent Families: 21.2% Blackwall — Group Household: 4.8% Blackwall — Other Families: 2.2%
Booker Bay 51.2% lone person
Booker Bay — Lone Person: 51.2% Booker Bay — Couple Families: 26.8% Booker Bay — One Parent Families: 15.8% Booker Bay — Group Household: 4.5% Booker Bay — Other Families: 1.7%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Blackwall 31.7% renting
Blackwall — Owned Outright: 36.1% Blackwall — Mortgage: 32.2% Blackwall — Renting: 31.7%
Booker Bay 33.4% renting
Booker Bay — Owned Outright: 45.4% Booker Bay — Mortgage: 21.1% Booker Bay — Renting: 33.4%
Owned outright Mortgage Renting

Qualifications

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

Blackwall Booker Bay
Certificate III & IV 18.0% / 15.3%
Blackwall — Certificate III & IV: 18.0% Booker Bay — Certificate III & IV: 15.3%
Bachelor Degree 10.0% / 10.8%
Blackwall — Bachelor Degree: 10.0% Booker Bay — Bachelor Degree: 10.8%
Advanced Diploma / Diploma 8.9% / 9.4%
Blackwall — Advanced Diploma / Diploma: 8.9% Booker Bay — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 3.2% / 3.1%
Blackwall — Postgraduate Degree: 3.2% Booker Bay — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 1.6% / 1.5%
Blackwall — Graduate Diploma / Certificate: 1.6% Booker Bay — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (18.0%).

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.

Blackwall Booker Bay
England 4.7% / 5.3%
Blackwall — England: 4.7% Booker Bay — England: 5.3%
New Zealand 2.1% / 2.4%
Blackwall — New Zealand: 2.1% Booker Bay — New Zealand: 2.4%
South Africa 0.4% / 0.8%
Blackwall — South Africa: 0.4% Booker Bay — South Africa: 0.8%
Scotland 0.6% / 0.5%
Blackwall — Scotland: 0.6% Booker Bay — Scotland: 0.5%
Philippines 0.6% / —
Blackwall — Philippines: 0.6% Booker Bay — Philippines: not among its largest
Italy 0.6% / —
Blackwall — Italy: 0.6% Booker Bay — Italy: not among its largest
Netherlands — / 0.5%
Blackwall — Netherlands: not among its largest Booker Bay — Netherlands: 0.5%

Bars are drawn against the largest share shown (5.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Blackwall 71.0% houses
Blackwall — Houses: 71.0% Blackwall — Townhouses: 22.8% Blackwall — Flats / Apartments: 6.2%
Booker Bay 51.5% houses
Booker Bay — Houses: 51.5% Booker Bay — Townhouses: 40.2% Booker Bay — Flats / Apartments: 8.3%
Houses Townhouses Flats / Apartments

Property market

Blackwall Booker Bay
Median house price $1,032,500 $1,610,000
Median unit price $715,000 $1,195,000
Median land price —
same for both
Typical days to sell (houses) 34 days
from 15 sales
 118 days
from 10 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.

Blackwall Booker Bay
3 bed $995K / $1.4M
Blackwall — 3 bed: $995K (14 sales) Booker Bay — 3 bed: $1.4M (14 sales)

14 vs 14 sales

4 bed $1.12M / $1.73M
Blackwall — 4 bed: $1.12M (7 sales) Booker Bay — 4 bed: $1.73M (10 sales)

7 vs 10 sales

Zoning mix

Blackwall Booker Bay
Residential 56% 89%
Parks and recreation 36% 0%
Environmental 0% 9%
Infrastructure and transport 5% 2%
Industrial 1% 0%
Planning zones cover 100% of Blackwall and 99% of Booker Bay. 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

Blackwall Booker Bay
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.

Blackwall Booker Bay
Houses 3.2%
$640/wk on $1.05M
 4.3%
$850/wk on $1.02M
Units —
same for both

Ranking within NSW

Blackwall Booker Bay
House price Higher than 58% of NSW Higher than 73% of NSW
Income Higher than 43% of NSW Higher than 26% of NSW
Schools —
same for both
Walkability Higher than 88% of NSW Higher than 87% of NSW
Affordability Higher than 34% of NSW Higher than 11% of NSW
EV adoption Higher than 75% of NSW Higher than 77% of NSW
NBN connectivity Higher than 70% of NSW Higher than 72% of NSW
Rental yield (houses) Higher than 29% of NSW Higher than 87% of NSW

Liveability

Booker Bay scores higher overall (62 vs 49).

Blackwall Booker Bay
Grade B
same for both
Score 49/100 62/100
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 6/10

Risk profile

Blackwall carries more bushfire risk (24 vs 0); Blackwall carries more crime risk (66 vs 46).

Blackwall Booker Bay
Bushfire Low
24/100
 None
0/100
Crime Moderate
66/100
 Moderate
46/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Moderate
61/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Blackwall Booker Bay
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

Blackwall Booker Bay
Parks & reserves 2 0
Childcare 3 2
Fuel stations 1 0

Mobility

Blackwall Booker Bay
Walkability score 68/100 65/100
Distance to Sydney 84.5 km 86.1 km
+2% vs other
Drive time (normal traffic) 78 min 80 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 53.5
7-9am + 5-7pm
 42.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 2256
 0.9%
postcode 2257
Rooftop solar per 100 dwellings 31
postcode 2256
 31
postcode 2257

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.

Blackwall Booker Bay
Car (driver) 50.7% / 52.5%
Blackwall — Car (driver): 50.7% Booker Bay — Car (driver): 52.5%
Worked from Home 37.4% / 40.7%
Blackwall — Worked from Home: 37.4% Booker Bay — Worked from Home: 40.7%
Train 4.3% / 2.9%
Blackwall — Train: 4.3% Booker Bay — Train: 2.9%
Car (passenger) 3.9% / 1.8%
Blackwall — Car (passenger): 3.9% Booker Bay — Car (passenger): 1.8%
Walked Only 1.9% / 1.3%
Blackwall — Walked Only: 1.9% Booker Bay — Walked Only: 1.3%

Bars are drawn against the largest share shown (52.5%).

Setting

Blackwall Booker Bay
Elevation 70 m
above sea level, at the suburb centre
 4 m
above sea level, at the suburb centre
Distance to the ocean 1.1 km
2.9 km to a named beach
 274 m
1.9 km to a named beach

NBN connectivity

Blackwall Booker Bay
Connectivity score 60/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 28%
964 premises
 33%
828 premises

Climate

Blackwall Booker Bay
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)

Blackwall Booker Bay
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

Blackwall Booker Bay
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Blackwall Booker Bay
Division Robertson
same for both
Member Gordon Reid
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Blackwall Booker Bay
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Blackwall

Coastal Outer Parks Quiet Townhouses

Booker Bay

Coastal Outer Retirees Townhouses

More comparisons

Other comparisons with Blackwall

Blackwall vs Umina Beach Blackwall vs Woy Woy Blackwall vs Ettalong Beach Blackwall vs St Huberts Island Blackwall vs Daleys Point

Other comparisons with Booker Bay

Booker Bay vs Ettalong Beach Booker Bay vs Daleys Point Booker Bay vs Killcare Booker Bay vs Pretty Beach Booker Bay vs Wagstaffe
Full data on Blackwall Full data on Booker Bay
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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