Boydtown vs Eden

Eden is the younger of the two, with a median age of 53 against 58 in Boydtown. In both, most households own their home. In Boydtown, most homes are flats or apartments and most households are people living alone. In Eden, the large majority of homes are detached houses and about half of households are people living alone. Houses cost more in Eden: a median of $760,000, against $554,000 in Boydtown, and rent is higher there too. On these figures, Boydtown tends to suit people living alone, share households, and 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

Eden

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (15 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • is already more of a family suburb (44% vs 20%)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Boydtown has cheaper houses ($553,750 vs $760,000)
  • Eden leaves households under less mortgage stress (34% vs 57%)

Weighs house prices and mortgage stress.

Renters

Boydtown

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($127/wk vs $270/wk)
  • leaves renters under less rental stress (17% vs 26%)
  • But Eden has a bigger rental market to choose from (32% vs 18%)

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

Commuting to the city

Boydtown

ahead on 2 of the 3 things we measure here

  • is more walkable (14/100 vs 0/100)
  • has a shorter drive in (389 min vs 395 min)
  • But Eden sits closer to the CBD (548.4 km vs 555 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Boydtown is more walkable (14/100 vs 0/100)
  • Eden has more GPs (2 vs 0)

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

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

Boydtown Eden
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.

Boydtown Eden
Walkability 14 / 0
Boydtown — Walkability: 14/100 Eden — Walkability: 0/100
Safety 21 / 19
Boydtown — Safety: 21/100 Eden — Safety: 19/100
Low fire risk 1 / 6
Boydtown — Low fire risk: 1/100 Eden — Low fire risk: 6/100

Demographics

Eden has more residents (3,350 vs 75); Eden rents higher ($270/wk vs $127/wk).

Boydtown Eden
Population 75 3,350
+4367% vs other
Population trend (2016 → 2021) +7.1% +6.3%
Median age 58 53
Median household income $38,428/yr $53,300/yr
+39% vs other
Median weekly rent $127/wk $270/wk
+113% vs other

Age profile

Share of residents in each band, 2021 Census.

Boydtown Eden
0-4 5.3% / 4.5%
Boydtown — 0-4: 5.3% Eden — 0-4: 4.5%
5-14 6.7% / 11.4%
Boydtown — 5-14: 6.7% Eden — 5-14: 11.4%
15-19 — / 4.8%
Boydtown — 15-19: not among its largest Eden — 15-19: 4.8%
20-24 6.7% / 3.7%
Boydtown — 20-24: 6.7% Eden — 20-24: 3.7%
25-34 14.7% / 7.6%
Boydtown — 25-34: 14.7% Eden — 25-34: 7.6%
35-44 6.7% / 8.2%
Boydtown — 35-44: 6.7% Eden — 35-44: 8.2%
45-54 9.3% / 11.9%
Boydtown — 45-54: 9.3% Eden — 45-54: 11.9%
55-64 26.7% / 15.6%
Boydtown — 55-64: 26.7% Eden — 55-64: 15.6%
65-74 21.3% / 18.4%
Boydtown — 65-74: 21.3% Eden — 65-74: 18.4%
75-84 4.0% / 9.6%
Boydtown — 75-84: 4.0% Eden — 75-84: 9.6%
85+ — / 4.1%
Boydtown — 85+: not among its largest Eden — 85+: 4.1%

Bars are drawn against the largest share shown (26.7%).

Who lives together

Household composition, 2021 Census.

Boydtown 65.0% lone person
Boydtown — Lone Person: 65.0% Boydtown — Couple Families: 20.0% Boydtown — Group Household: 15.0% Boydtown — One Parent Families: 0.0% Boydtown — Other Families: 0.0%
Eden 50.2% lone person
Eden — Lone Person: 50.2% Eden — Couple Families: 26.6% Eden — Group Household: 3.9% Eden — One Parent Families: 17.5% Eden — Other Families: 1.8%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Boydtown 17.6% renting
Boydtown — Owned Outright: 73.5% Boydtown — Mortgage: 8.8% Boydtown — Renting: 17.6%
Eden 32.1% renting
Eden — Owned Outright: 46.4% Eden — Mortgage: 21.5% Eden — Renting: 32.1%
Owned outright Mortgage Renting

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.

Boydtown Eden
England 5.3% / 3.6%
Boydtown — England: 5.3% Eden — England: 3.6%
New Zealand — / 1.2%
Boydtown — New Zealand: not among its largest Eden — New Zealand: 1.2%
Germany — / 0.8%
Boydtown — Germany: not among its largest Eden — Germany: 0.8%
Philippines — / 0.6%
Boydtown — Philippines: not among its largest Eden — Philippines: 0.6%
Netherlands — / 0.5%
Boydtown — Netherlands: not among its largest Eden — Netherlands: 0.5%

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

Qualifications

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

Boydtown Eden
Certificate III & IV 20.0% / 16.8%
Boydtown — Certificate III & IV: 20.0% Eden — Certificate III & IV: 16.8%
Bachelor Degree 6.7% / 6.7%
Boydtown — Bachelor Degree: 6.7% Eden — Bachelor Degree: 6.7%
Advanced Diploma / Diploma 6.7% / 6.4%
Boydtown — Advanced Diploma / Diploma: 6.7% Eden — Advanced Diploma / Diploma: 6.4%
Graduate Diploma / Certificate — / 1.4%
Boydtown — Graduate Diploma / Certificate: not among its largest Eden — Graduate Diploma / Certificate: 1.4%
Postgraduate Degree — / 1.2%
Boydtown — Postgraduate Degree: not among its largest Eden — Postgraduate Degree: 1.2%

Bars are drawn against the largest share shown (20.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Boydtown 38.5% houses
Boydtown — Houses: 38.5% Boydtown — Flats / Apartments: 61.5% Boydtown — Townhouses: 0.0%
Eden 80.1% houses
Eden — Houses: 80.1% Eden — Flats / Apartments: 7.3% Eden — Townhouses: 12.6%
Houses Flats / Apartments Townhouses

Property market

Boydtown Eden
Median house price $553,750 $760,000
Median unit price — $485,000
Median land price — $440,000
Typical days to sell (houses) — 115 days
from 7 sales

Zoning mix

Eden has more rural and farming land (50% vs 8%); Boydtown has more land zoned for conservation (74% vs 43%).

Boydtown Eden
Environmental 74% 43%
Rural and farming 8% 50%
Other and special use 15% 0%
Residential 1% 4%
Parks and recreation 1% 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

Boydtown Eden
New dwellings approved 109
across Bega Valley
same for both
Approvals change year on year -32%
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.

Boydtown Eden
Houses — 4.0%
$700/wk on $904K
Units — 4.6%
$400/wk on $455K

Ranking within NSW

Boydtown Eden
House price Higher than 18% of NSW Higher than 27% of NSW
Income Higher than 3% of NSW Higher than 13% of NSW
Schools —
same for both
Walkability Higher than 64% of NSW Higher than 8% of NSW
Affordability Higher than 37% of NSW Higher than 41% of NSW
EV adoption Higher than 15% of NSW
same for both
NBN connectivity Higher than 19% of NSW Higher than 73% of NSW
Rental yield (houses) — Higher than 75% of NSW
Rental yield (units) — Higher than 48% of NSW

Liveability

Boydtown is more walkable (14 vs 0).

Boydtown Eden
Grade — D
Score — 6/100
Socio-economic band below-average income
decile 3/10
 high-need area
decile 1/10

Risk profile

Boydtown Eden
Bushfire High
99/100
 High
94/100
Crime High
79/100
 High
81/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
66/100
 Moderate
45/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 3
within 5 km

Schools

Boydtown Eden
Inside the suburb 0 2
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Boydtown

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

Schools in Eden

  • Eden Marine High School Government · Secondary at peers
  • Eden Public School Government · Primary at peers

Amenities in the suburb

Boydtown Eden
Supermarkets 0 2
Cafes & restaurants 0 8
Parks & reserves 0 15
Childcare 0 2
GPs 0 2
Pharmacies 0 2
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 3
EV chargers 1
same for both
Beaches 0 10
Waterways 10 33

Mobility

Boydtown sits further from the CBD (555 km vs 548.4 km).

Boydtown Eden
Walkability score 14/100 0/100
Distance to Sydney 555 km
+1% vs other
 548.4 km
Drive time (normal traffic) 389 min 395 min
Electric vehicle share 0.2%
postcode 2551
same for both
Rooftop solar per 100 dwellings 46
postcode 2551
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.

Boydtown Eden
Car (driver) 100.0% / 78.8%
Boydtown — Car (driver): 100.0% Eden — Car (driver): 78.8%
Worked from Home — / 8.4%
Boydtown — Worked from Home: not among its largest Eden — Worked from Home: 8.4%
Car (passenger) — / 6.2%
Boydtown — Car (passenger): not among its largest Eden — Car (passenger): 6.2%
Walked Only — / 6.2%
Boydtown — Walked Only: not among its largest Eden — Walked Only: 6.2%
Bus — / 0.4%
Boydtown — Bus: not among its largest Eden — Bus: 0.4%

Bars are drawn against the largest share shown (100.0%).

Setting

Boydtown Eden
Elevation 21 m
above sea level, at the suburb centre
 160 m
above sea level, at the suburb centre
Distance to the ocean 830 m
2.4 km to a named beach
 3.7 km
3.9 km to a named beach

NBN connectivity

Boydtown Eden
Connectivity score 15/100 65/100
Most common technology Satellite (Sky Muster) Fibre to the node
Full-fibre (FTTP) share 0%
20 premises
 37%
2,000 premises

Climate

Boydtown Eden
Annual rainfall 649 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Boydtown Eden
Average residential rate $1,767/yr
same for both
Council Bega Valley
same for both

Federal electorate

Boydtown Eden
Division Eden-monaro
same for both
Member Kristy Mcbain
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Boydtown Eden
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Boydtown

Affordable Coastal Retirees River Rural

Eden

Retirees Rural

More comparisons

Other comparisons with Boydtown

Boydtown vs Kiah

Other comparisons with Eden

Eden vs Pambula Beach Eden vs Nethercote Eden vs Greigs Flat Eden vs Broadwater
Full data on Boydtown Full data on Eden
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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