Bombowlee Creek vs Lacmalac
In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Lacmalac: a median of $1.4 million, against $1.15 million in Bombowlee Creek. On these figures, Bombowlee Creek tends to suit buyers on a tighter budget.
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
Bombowlee Creek
ahead on 2 of the 6 things we measure here
- carries lower crime risk (0/100 vs 37/100)
- is already more of a family suburb (100% vs 72%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Bombowlee Creek
ahead on the one thing that separates them
- has cheaper houses ($1,150,000 vs $1,401,074)
Weighs house prices and mortgage stress.
Renters
Too close to call
Nothing among the 2 things we measure here separates them by enough to be worth acting on.
Weighs rent and rental stress.
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
Bombowlee Creek
ahead on 2 of the 4 things we measure here
- carries lower crime risk (0/100 vs 37/100)
- has more residents already 65 and over (21% vs 16%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Bombowlee Creek
ahead on the one thing that separates them
- is growing faster (2.0% vs -8.2%)
Weighs population growth.
Where they sit
Bombowlee Creek and Lacmalac drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Lacmalac has more residents (146 vs 52); Lacmalac has higher household incomes ($143,000 vs $121,316).
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Population | 52 | 146 +181% vs other |
| Population trend (2016 → 2021) | +2.0% | -8.2% |
| Median age | 47 | 48 |
| Median household income | $121,316/yr | $143,000/yr +18% vs other |
| Median weekly rent | $290/wk | $300/wk +3% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (28.8%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (22.6%).
Property market
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Median house price | $1,150,000 | $1,401,074 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Rural and farming | 100% | 98% |
| Residential | 0% | 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
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| New dwellings approved | 36 across Snowy Valleys same for both | |
| Approvals change year on year | -50% same for both | |
Ranking within NSW
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| House price | Higher than 60% of NSW | Higher than 72% of NSW |
| Income | Higher than 85% of NSW | Higher than 93% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 53% of NSW | Higher than 48% of NSW |
| Affordability | Higher than 68% of NSW | Higher than 66% of NSW |
| EV adoption | Higher than 9% of NSW same for both | |
| NBN connectivity | Higher than 37% of NSW | Higher than 60% of NSW |
Liveability
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | mid-range socio-economic decile 4/10 | very advantaged area decile 9/10 |
Risk profile
Lacmalac carries more crime risk (37 vs 0); Lacmalac carries more bushfire risk (15 vs 0).
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Bushfire | None 0/100 | Low 15/100 |
| Crime | None 0/100 | Low 37/100 |
| 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
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| 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
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Waterways | 3 same for both | |
Mobility
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Walkability score | 8/100 | 5/100 |
| Distance to Sydney | 418.3 km same for both | |
| Drive time (normal traffic) | 267 min | 270 min |
| Electric vehicle share | 0.1% postcode 2720 same for both | |
| Rooftop solar per 100 dwellings | 51 postcode 2720 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.
Bars are drawn against the largest share shown (82.7%).
Setting
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Elevation | 360 m above sea level, at the suburb centre | 377 m above sea level, at the suburb centre |
NBN connectivity
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Connectivity score | 26/100 | 30/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 17 premises | 0% 64 premises |
Climate
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Annual rainfall | 889 mm same for both | |
| Summer max (Jan) | 30.7°C same for both | |
| Winter min (Jul) | 3.9°C same for both | |
Council rates
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Average residential rate | $945/yr same for both | |
| Council | Snowy Valleys same for both | |
Federal electorate
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Division | Riverina same for both | |
| Member | Michael Mccormack same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Bombowlee Creek | Lacmalac | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Bombowlee Creek
Other comparisons with Lacmalac
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.