Broadmeadow vs Hamilton North

In both, most homes are detached houses. In Broadmeadow, about half of households rent. In Hamilton North, most households own their home. Houses cost more in Broadmeadow: a median of $1.25 million, against $962,000 in Hamilton North. On these figures, Broadmeadow tends to suit renters, while Hamilton North suits 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

They split

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

  • Broadmeadow has more childcare (6 vs 1)
  • Hamilton North has more separate houses rather than flats (91% vs 67%)

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

First-home buyers

Hamilton North

ahead on the one thing that separates them

  • has cheaper houses ($962,500 vs $1,250,000)

Weighs house prices and mortgage stress.

Renters

Broadmeadow

ahead on the one thing that separates them

  • has a bigger rental market to choose from (45% vs 33%)

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

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

Broadmeadow

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (33% vs 9%)
  • has more GPs (2 vs 0)
  • But Hamilton North carries lower crime risk (84/100 vs 97/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Broadmeadow Hamilton North
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.

Broadmeadow Hamilton North
Walkability 86 / 80
Broadmeadow — Walkability: 86/100 Hamilton North — Walkability: 80/100
Safety 3 / 16
Broadmeadow — Safety: 3/100 Hamilton North — Safety: 16/100
Low fire risk 100 / 100
Broadmeadow — Low fire risk: 100/100 Hamilton North — Low fire risk: 100/100

Demographics

Broadmeadow has more residents (1,688 vs 934); Hamilton North has higher household incomes ($100,568 vs $85,956).

Broadmeadow Hamilton North
Population 1,688
+45% vs other
 934
Population trend (2016 → 2021) +6.0% +7.5%
Median age 34 36
Median household income $85,956/yr $100,568/yr
+17% vs other
Median weekly rent $400/wk $420/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadmeadow Hamilton North
0-4 5.1% / 5.7%
Broadmeadow — 0-4: 5.1% Hamilton North — 0-4: 5.7%
5-14 9.4% / 11.3%
Broadmeadow — 5-14: 9.4% Hamilton North — 5-14: 11.3%
15-19 4.7% / 5.8%
Broadmeadow — 15-19: 4.7% Hamilton North — 15-19: 5.8%
20-24 10.5% / 9.3%
Broadmeadow — 20-24: 10.5% Hamilton North — 20-24: 9.3%
25-34 20.8% / 15.5%
Broadmeadow — 25-34: 20.8% Hamilton North — 25-34: 15.5%
35-44 14.2% / 14.8%
Broadmeadow — 35-44: 14.2% Hamilton North — 35-44: 14.8%
45-54 11.6% / 14.1%
Broadmeadow — 45-54: 11.6% Hamilton North — 45-54: 14.1%
55-64 11.1% / 12.1%
Broadmeadow — 55-64: 11.1% Hamilton North — 55-64: 12.1%
65-74 7.9% / 6.1%
Broadmeadow — 65-74: 7.9% Hamilton North — 65-74: 6.1%
75-84 3.1% / 4.0%
Broadmeadow — 75-84: 3.1% Hamilton North — 75-84: 4.0%
85+ 1.6% / 1.3%
Broadmeadow — 85+: 1.6% Hamilton North — 85+: 1.3%

Bars are drawn against the largest share shown (20.8%).

Who lives together

Household composition, 2021 Census.

Broadmeadow 42.8% lone person
Broadmeadow — Lone Person: 42.8% Broadmeadow — Couple Families: 29.7% Broadmeadow — One Parent Families: 14.4% Broadmeadow — Group Household: 11.2% Broadmeadow — Other Families: 1.9%
Hamilton North 39.1% lone person
Hamilton North — Lone Person: 39.1% Hamilton North — Couple Families: 29.0% Hamilton North — One Parent Families: 17.2% Hamilton North — Group Household: 12.1% Hamilton North — Other Families: 2.7%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broadmeadow 45.3% renting
Broadmeadow — Owned Outright: 25.5% Broadmeadow — Mortgage: 29.3% Broadmeadow — Renting: 45.3%
Hamilton North 32.6% renting
Hamilton North — Owned Outright: 29.4% Hamilton North — Mortgage: 38.0% Hamilton North — Renting: 32.6%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadow Hamilton North
Bachelor Degree 17.1% / 16.7%
Broadmeadow — Bachelor Degree: 17.1% Hamilton North — Bachelor Degree: 16.7%
Certificate III & IV 16.2% / 16.8%
Broadmeadow — Certificate III & IV: 16.2% Hamilton North — Certificate III & IV: 16.8%
Advanced Diploma / Diploma 8.2% / 7.0%
Broadmeadow — Advanced Diploma / Diploma: 8.2% Hamilton North — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 4.6% / 4.6%
Broadmeadow — Postgraduate Degree: 4.6% Hamilton North — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 2.4% / 1.9%
Broadmeadow — Graduate Diploma / Certificate: 2.4% Hamilton North — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (17.1%).

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.

Broadmeadow Hamilton North
England 1.4% / 2.9%
Broadmeadow — England: 1.4% Hamilton North — England: 2.9%
New Zealand 1.6% / 2.2%
Broadmeadow — New Zealand: 1.6% Hamilton North — New Zealand: 2.2%
India 1.5% / 0.3%
Broadmeadow — India: 1.5% Hamilton North — India: 0.3%
Italy 0.8% / 1.0%
Broadmeadow — Italy: 0.8% Hamilton North — Italy: 1.0%
China 1.7% / —
Broadmeadow — China: 1.7% Hamilton North — China: not among its largest
Malaysia — / 0.6%
Broadmeadow — Malaysia: not among its largest Hamilton North — Malaysia: 0.6%
Vietnam — / 0.5%
Broadmeadow — Vietnam: not among its largest Hamilton North — Vietnam: 0.5%

Bars are drawn against the largest share shown (2.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadmeadow 66.7% houses
Broadmeadow — Houses: 66.7% Broadmeadow — Townhouses: 18.3% Broadmeadow — Flats / Apartments: 15.0%
Hamilton North 91.0% houses
Hamilton North — Houses: 91.0% Hamilton North — Townhouses: 7.1% Hamilton North — Flats / Apartments: 1.8%
Houses Townhouses Flats / Apartments

Property market

Broadmeadow Hamilton North
Median house price $1,250,000 $962,500
Median unit price $745,000 —
Median land price $1,600,000 —
Typical days to sell (houses) 57 days
from 6 sales
 13 days
from 5 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.

Broadmeadow Hamilton North
2 bed $1.14M / $847K
Broadmeadow — 2 bed: $1.14M (6 sales) Hamilton North — 2 bed: $847K (7 sales)

6 vs 7 sales

3 bed $1.02M / $950K
Broadmeadow — 3 bed: $1.02M (15 sales) Hamilton North — 3 bed: $950K (13 sales)

15 vs 13 sales

Zoning mix

Hamilton North has more industrially zoned land (44% vs 25%).

Broadmeadow Hamilton North
Industrial 25% 44%
Residential 35% 30%
Parks and recreation 29% 14%
Infrastructure and transport 8% 12%
Commercial 3% 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

Broadmeadow Hamilton North
New dwellings approved 912
across Newcastle
same for both
Approvals change year on year +77%
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.

Broadmeadow Hamilton North
Houses 4.1%
$750/wk on $945K
 4.2%
$775/wk on $964K
Units 4.3%
$650/wk on $790K
 —

Ranking within NSW

Broadmeadow Hamilton North
House price Higher than 62% of NSW Higher than 46% of NSW
Income Higher than 55% of NSW Higher than 68% of NSW
Schools Higher than 73% of NSW —
Walkability Higher than 95% of NSW Higher than 92% of NSW
Affordability Higher than 39% of NSW Higher than 70% of NSW
EV adoption Higher than 84% of NSW
same for both
NBN connectivity Higher than 74% of NSW Higher than 68% of NSW
Rental yield (houses) Higher than 78% of NSW Higher than 81% of NSW
Rental yield (units) Higher than 36% of NSW —

Liveability

Broadmeadow Hamilton North
Grade B
same for both
Score 56/100
same for both
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 7/10

Risk profile

Broadmeadow carries more crime risk (97 vs 84).

Broadmeadow Hamilton North
Bushfire None
0/100
same for both
Crime High
97/100
 High
84/100
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 14
within 5 km
 21
within 5 km

Schools

Broadmeadow Hamilton North
Inside the suburb 3 1
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 1
same for both
Universities within 10 km 2
The University of Newcastle (Newcastle City), 4.3 km
 2
The University of Newcastle (Callaghan), 4.0 km
Full-time students aged 15–24 3.7% 3.2%

Schools in Broadmeadow

  • St Laurence Flexible Learning Centre Catholic · Secondary · Special school above peers
  • Hunter School of Performing Arts Government · Combined at peers
  • Merewether High School Government · Secondary below peers

Schools in Hamilton North

  • Hamilton North Public School Government · Primary below peers

Amenities in the suburb

Broadmeadow Hamilton North
Supermarkets 1 0
Cafes & restaurants 6 1
Parks & reserves 3 2
Childcare 6 1
GPs 2 0
Pharmacies 1 0
Banks & Bank@Post 2 0
Fuel stations 1 0

Mobility

Broadmeadow Hamilton North
Walkability score 86/100 80/100
Distance to Sydney 157.6 km 156.8 km
Drive time (normal traffic) 120 min
same for both
Public transport score 88/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 155.2
7-9am + 5-7pm
 36.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 2292
same for both
Rooftop solar per 100 dwellings 34
postcode 2292
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.

Broadmeadow Hamilton North
Car (driver) 58.2% / 63.1%
Broadmeadow — Car (driver): 58.2% Hamilton North — Car (driver): 63.1%
Worked from Home 29.7% / 28.7%
Broadmeadow — Worked from Home: 29.7% Hamilton North — Worked from Home: 28.7%
Car (passenger) 4.2% / 3.6%
Broadmeadow — Car (passenger): 4.2% Hamilton North — Car (passenger): 3.6%
Walked Only 4.6% / 0.9%
Broadmeadow — Walked Only: 4.6% Hamilton North — Walked Only: 0.9%
Bus 1.4% / 2.5%
Broadmeadow — Bus: 1.4% Hamilton North — Bus: 2.5%
Bicycle 1.2% / 1.1%
Broadmeadow — Bicycle: 1.2% Hamilton North — Bicycle: 1.1%

Bars are drawn against the largest share shown (63.1%).

Setting

Broadmeadow Hamilton North
Elevation 10 m
above sea level, at the suburb centre
same for both
Distance to the ocean 3.5 km
3.5 km to a named beach
 3.1 km
4.1 km to a named beach

NBN connectivity

Broadmeadow Hamilton North
Connectivity score 66/100 56/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,353 premises
 21%
512 premises

Climate

Broadmeadow Hamilton North
Annual rainfall 1,025 mm
same for both
Summer max (Jan) 25.4°C
same for both
Winter min (Jul) 10.2°C
same for both

Air quality (annual mean)

Broadmeadow Hamilton North
PM2.5 6.5 µg/m³ 6.8 µg/m³
PM10 21.7 µg/m³ 22.6 µg/m³
NO₂ 0.64 pphm 0.89 pphm

Council rates

Broadmeadow Hamilton North
Average residential rate $1,783/yr
same for both
Council Newcastle
same for both

Federal electorate

Broadmeadow Hamilton North
Division Newcastle
same for both
Member Sharon Claydon
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Broadmeadow Hamilton North
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Broadmeadow

Parks Transport Hub

Hamilton North

Large Blocks Parks

More comparisons

Other comparisons with Broadmeadow

Broadmeadow vs New Lambton Broadmeadow vs Adamstown Broadmeadow vs Lambton Broadmeadow vs Waratah Broadmeadow vs Hamilton Broadmeadow vs Hamilton South

Other comparisons with Hamilton North

Hamilton North vs Mayfield Hamilton North vs Hamilton Hamilton North vs Georgetown Hamilton North vs Islington
Full data on Broadmeadow Full data on Hamilton North
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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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