Bredbo vs Shannons Flat
Bredbo is the younger of the two, with a median age of 43 against 54 in Shannons Flat. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bredbo, about half of households are couple families. In Shannons Flat, the large majority of households are people living alone. Houses cost more in Bredbo: a median of $700,000, against $600,000 in Shannons Flat, and rent is higher there too. On these figures, Bredbo tends to suit families with children and couples, while Shannons Flat 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
Bredbo
ahead on 2 of the 6 things we measure here
- has more parks and reserves (3 vs 0)
- is already more of a family suburb (71% vs 25%)
- But Shannons Flat carries lower crime risk (19/100 vs 40/100)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
They split
one each way, out of the 3 things we measure here
- Bredbo has cheaper land ($400,000 vs $557,500)
- Shannons Flat has cheaper houses ($600,000 vs $700,000)
Weighs house prices, land prices, and mortgage stress.
Renters
Shannons Flat
ahead on the one thing that separates them
- has cheaper rent ($0/wk vs $400/wk)
Weighs rent.
Commuting to the city
Bredbo
ahead on 2 of the 3 things we measure here
- has a shorter drive in (244 min vs 276 min)
- sits closer to the CBD (366.3 km vs 402 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Shannons Flat
ahead on 2 of the 4 things we measure here
- has more residents already 65 and over (38% vs 12%)
- carries lower crime risk (19/100 vs 40/100)
Weighs 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
Bredbo and Shannons Flat 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
Bredbo rents higher ($400/wk vs $0/wk); Bredbo has more residents (392 vs 87).
| Bredbo | Shannons Flat | |
|---|---|---|
| Population | 392 +78% vs other | 87 |
| Population trend (2016 → 2021) | +11.4% | +11.5% |
| Median age | 43 | 54 |
| Median household income | $116,168/yr +16% vs other | $97,500/yr |
| Median weekly rent | $400/wk (not reported on the other side) | — |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (20.7%).
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.
Bars are drawn against the largest share shown (6.9%).
Who lives together
Household composition, 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 (19.6%).
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
Property market
| Bredbo | Shannons Flat | |
|---|---|---|
| Median house price | $700,000 | $600,000 |
| Median unit price | — same for both | |
| Median land price | $400,000 | $557,500 |
| Typical days to sell (houses) | 66 days from 3 sales | — |
Zoning mix
| Bredbo | Shannons Flat | |
|---|---|---|
| Rural and farming | 94% | 100% |
| Residential | 5% | 0% |
| 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
| Bredbo | Shannons Flat | |
|---|---|---|
| New dwellings approved | 72 across Snowy Monaro same for both | |
| Approvals change year on year | +29% same for both | |
Ranking within NSW
| Bredbo | Shannons Flat | |
|---|---|---|
| House price | Higher than 14% of NSW | Higher than 20% of NSW |
| Income | Higher than 80% of NSW | Higher than 66% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 13% of NSW | Higher than 27% of NSW |
| Affordability | Higher than 95% of NSW | Higher than 89% of NSW |
| EV adoption | Higher than 89% of NSW | Higher than 52% of NSW |
| NBN connectivity | Higher than 41% of NSW | Higher than 34% of NSW |
Liveability
| Bredbo | Shannons Flat | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | advantaged area decile 7/10 | very advantaged area decile 9/10 |
Risk profile
Bredbo carries more crime risk (40 vs 19).
| Bredbo | Shannons Flat | |
|---|---|---|
| Bushfire | High 72/100 | High 74/100 |
| Crime | Moderate 40/100 | Low 19/100 |
| 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
| Bredbo | Shannons Flat | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Bredbo
- Bredbo Public School Government · Primary
Schools in Shannons Flat
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Bredbo | Shannons Flat | |
|---|---|---|
| Cafes & restaurants | 2 | 0 |
| Parks & reserves | 3 | 0 |
| Childcare | 1 | 0 |
| Waterways | 28 same for both | |
Mobility
Shannons Flat sits further from the CBD (402 km vs 366.3 km).
| Bredbo | Shannons Flat | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 366.3 km | 402 km +10% vs other |
| Drive time (normal traffic) | 244 min | 276 min |
| Electric vehicle share | 1.5% postcode 2626 | 0.5% postcode 2630 |
| Rooftop solar per 100 dwellings | 64 postcode 2626 | 39 postcode 2630 |
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 (77.1%).
Setting
| Bredbo | Shannons Flat | |
|---|---|---|
| Elevation | 801 m above sea level, at the suburb centre | 1,057 m above sea level, at the suburb centre |
NBN connectivity
| Bredbo | Shannons Flat | |
|---|---|---|
| Connectivity score | 28/100 | 24/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 160 premises | 0% 46 premises |
Climate
| Bredbo | Shannons Flat | |
|---|---|---|
| Annual rainfall | 536 mm same for both | |
| Summer max (Jan) | 26.6°C same for both | |
| Winter min (Jul) | -1.7°C same for both | |
Council rates
| Bredbo | Shannons Flat | |
|---|---|---|
| Average residential rate | $1,253/yr same for both | |
| Council | Snowy Monaro same for both | |
Federal electorate
| Bredbo | Shannons Flat | |
|---|---|---|
| Division | Eden-monaro same for both | |
| Member | Kristy Mcbain same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Bredbo | Shannons Flat | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
Bredbo
Shannons Flat
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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.