Broadmeadow vs Hamilton

Broadmeadow is the younger of the two, with a median age of 34 against 39 in Hamilton. In both, about half of households rent and most homes are detached houses. In Hamilton, about half of households are people living alone. Houses cost more in Broadmeadow: a median of $1.25 million, against $1.13 million in Hamilton.

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

Broadmeadow

ahead on the one thing that separates them

  • has more schools inside the suburb (3 vs 1)

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

First-home buyers

Hamilton

ahead on the one thing that separates them

  • has cheaper houses ($1,130,000 vs $1,250,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Hamilton

ahead on the one thing that separates them

  • has more residents already 65 and over (19% vs 13%)

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

Investors

They split

one each way, out of the 3 things we measure here

  • Broadmeadow returns a higher gross yield on houses (4.1% vs 2.8%)
  • Hamilton returns a higher gross yield on units (5.3% vs 4.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

Broadmeadow and Hamilton 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
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
Walkability 86 / 91
Broadmeadow — Walkability: 86/100 Hamilton — Walkability: 91/100
Safety 3 / 4
Broadmeadow — Safety: 3/100 Hamilton — Safety: 4/100
Low fire risk 100 / 100
Broadmeadow — Low fire risk: 100/100 Hamilton — Low fire risk: 100/100

Demographics

Hamilton has more residents (4,614 vs 1,688); Hamilton skews older (39 vs 34).

Broadmeadow Hamilton
Population 1,688 4,614
+173% vs other
Population trend (2016 → 2021) +6.0% +9.1%
Median age 34 39
Median household income $85,956/yr $87,828/yr
+2% vs other
Median weekly rent $400/wk $420/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadmeadow Hamilton
0-4 5.1% / 3.5%
Broadmeadow — 0-4: 5.1% Hamilton — 0-4: 3.5%
5-14 9.4% / 7.7%
Broadmeadow — 5-14: 9.4% Hamilton — 5-14: 7.7%
15-19 4.7% / 4.0%
Broadmeadow — 15-19: 4.7% Hamilton — 15-19: 4.0%
20-24 10.5% / 12.2%
Broadmeadow — 20-24: 10.5% Hamilton — 20-24: 12.2%
25-34 20.8% / 16.9%
Broadmeadow — 25-34: 20.8% Hamilton — 25-34: 16.9%
35-44 14.2% / 12.5%
Broadmeadow — 35-44: 14.2% Hamilton — 35-44: 12.5%
45-54 11.6% / 11.5%
Broadmeadow — 45-54: 11.6% Hamilton — 45-54: 11.5%
55-64 11.1% / 12.5%
Broadmeadow — 55-64: 11.1% Hamilton — 55-64: 12.5%
65-74 7.9% / 10.8%
Broadmeadow — 65-74: 7.9% Hamilton — 65-74: 10.8%
75-84 3.1% / 5.3%
Broadmeadow — 75-84: 3.1% Hamilton — 75-84: 5.3%
85+ 1.6% / 3.2%
Broadmeadow — 85+: 1.6% Hamilton — 85+: 3.2%

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 45.8% lone person
Hamilton — Lone Person: 45.8% Hamilton — Couple Families: 23.4% Hamilton — One Parent Families: 13.7% Hamilton — Group Household: 15.1% Hamilton — Other Families: 2.1%
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 45.9% renting
Hamilton — Owned Outright: 29.6% Hamilton — Mortgage: 24.5% Hamilton — Renting: 45.9%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadow Hamilton
Bachelor Degree 17.1% / 19.5%
Broadmeadow — Bachelor Degree: 17.1% Hamilton — Bachelor Degree: 19.5%
Certificate III & IV 16.2% / 13.2%
Broadmeadow — Certificate III & IV: 16.2% Hamilton — Certificate III & IV: 13.2%
Advanced Diploma / Diploma 8.2% / 8.0%
Broadmeadow — Advanced Diploma / Diploma: 8.2% Hamilton — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 4.6% / 7.2%
Broadmeadow — Postgraduate Degree: 4.6% Hamilton — Postgraduate Degree: 7.2%
Graduate Diploma / Certificate 2.4% / 2.9%
Broadmeadow — Graduate Diploma / Certificate: 2.4% Hamilton — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (19.5%).

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
England 1.4% / 3.0%
Broadmeadow — England: 1.4% Hamilton — England: 3.0%
India 1.5% / 1.3%
Broadmeadow — India: 1.5% Hamilton — India: 1.3%
New Zealand 1.6% / 1.1%
Broadmeadow — New Zealand: 1.6% Hamilton — New Zealand: 1.1%
Italy 0.8% / 1.1%
Broadmeadow — Italy: 0.8% Hamilton — Italy: 1.1%
China 1.7% / —
Broadmeadow — China: 1.7% Hamilton — China: not among its largest
Nepal 0.5% / 1.0%
Broadmeadow — Nepal: 0.5% Hamilton — Nepal: 1.0%

Bars are drawn against the largest share shown (3.0%).

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 58.3% houses
Hamilton — Houses: 58.3% Hamilton — Townhouses: 25.2% Hamilton — Flats / Apartments: 16.5%
Houses Townhouses Flats / Apartments

Property market

Broadmeadow Hamilton
Median house price $1,250,000 $1,130,000
Median unit price $745,000 $748,000
Median land price $1,600,000 —
Typical days to sell (houses) 57 days
from 6 sales
 23 days
from 47 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
2 bed $1.14M / $906K
Broadmeadow — 2 bed: $1.14M (6 sales) Hamilton — 2 bed: $906K (21 sales)

6 vs 21 sales

3 bed $1.02M / $1.16M
Broadmeadow — 3 bed: $1.02M (15 sales) Hamilton — 3 bed: $1.16M (67 sales)

15 vs 67 sales

4 bed $1.32M / $1.6M
Broadmeadow — 4 bed: $1.32M (5 sales) Hamilton — 4 bed: $1.6M (18 sales)

5 vs 18 sales

Zoning mix

Broadmeadow has more industrially zoned land (25% vs 0%).

Broadmeadow Hamilton
Residential 35% 74%
Parks and recreation 29% 6%
Industrial 25% 0%
Infrastructure and transport 8% 13%
Commercial 3% 8%
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
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
Houses 4.1%
$750/wk on $945K
 2.8%
$700/wk on $1.3M
Units 4.3%
$650/wk on $790K
 5.3%
$600/wk on $592K

Ranking within NSW

Broadmeadow Hamilton
House price Higher than 62% of NSW Higher than 55% of NSW
Income Higher than 55% of NSW Higher than 57% of NSW
Schools Higher than 73% of NSW —
Walkability Higher than 95% of NSW Higher than 97% of NSW
Affordability Higher than 39% of NSW Higher than 49% of NSW
EV adoption Higher than 84% of NSW Higher than 89% of NSW
NBN connectivity Higher than 74% of NSW Higher than 71% of NSW
Rental yield (houses) Higher than 78% of NSW Higher than 14% of NSW
Rental yield (units) Higher than 36% of NSW Higher than 77% of NSW

Liveability

Broadmeadow Hamilton
Grade B
same for both
Score 56/100 58/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 8/10

Risk profile

Broadmeadow Hamilton
Bushfire None
0/100
same for both
Crime High
97/100
 High
96/100
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
 19
within 5 km

Schools

Broadmeadow Hamilton
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 (Newcastle City), 3.2 km
Full-time students aged 15–24 3.7% 5.2%

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

  • Hamilton Public School Government · Primary below peers

Amenities in the suburb

Broadmeadow Hamilton
Supermarkets 1 2
Cafes & restaurants 6 18
Parks & reserves 3 2
Childcare 6 4
GPs 2
same for both
Pharmacies 1 5
Banks & Bank@Post 2 7
Fuel stations 1 2

Mobility

Broadmeadow Hamilton
Walkability score 86/100 91/100
Distance to Sydney 157.6 km 157.8 km
Drive time (normal traffic) 120 min 121 min
Public transport score 88/100
Rail · Bus
 87/100
Rail · Bus
Peak arrivals per hour 155.2
7-9am + 5-7pm
 141.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2292
 1.5%
postcode 2303
Rooftop solar per 100 dwellings 34
postcode 2292
 30
postcode 2303

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
Car (driver) 58.2% / 54.5%
Broadmeadow — Car (driver): 58.2% Hamilton — Car (driver): 54.5%
Worked from Home 29.7% / 31.9%
Broadmeadow — Worked from Home: 29.7% Hamilton — Worked from Home: 31.9%
Walked Only 4.6% / 6.3%
Broadmeadow — Walked Only: 4.6% Hamilton — Walked Only: 6.3%
Car (passenger) 4.2% / 2.5%
Broadmeadow — Car (passenger): 4.2% Hamilton — Car (passenger): 2.5%
Bus 1.4% / 2.1%
Broadmeadow — Bus: 1.4% Hamilton — Bus: 2.1%
Bicycle 1.2% / 2.1%
Broadmeadow — Bicycle: 1.2% Hamilton — Bicycle: 2.1%

Bars are drawn against the largest share shown (58.2%).

Setting

Broadmeadow Hamilton
Elevation 10 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 3.5 km
3.5 km to a named beach
 2.6 km
3.0 km to a named beach

NBN connectivity

Broadmeadow Hamilton
Connectivity score 66/100 62/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,353 premises
 31%
2,901 premises

Climate

Broadmeadow Hamilton
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
PM2.5 6.5 µg/m³
same for both
PM10 21.7 µg/m³
same for both
NO₂ 0.64 pphm
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

Broadmeadow Hamilton
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

Cafe Culture Coastal Nightlife Parks Professionals Townhouses Transport Hub Urban

More comparisons

Other comparisons with Broadmeadow

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

Other comparisons with Hamilton

Hamilton vs Hamilton South Hamilton vs Islington Hamilton vs Wickham Hamilton vs Newcastle West Hamilton vs Hamilton East Hamilton vs Hamilton North
Full data on Broadmeadow Full data on Hamilton
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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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