Broadmeadow vs Hamilton South

Broadmeadow is the younger of the two, with a median age of 34 against 44 in Hamilton South. In both, most homes are detached houses. In Broadmeadow, about half of households rent. In Hamilton South, most households own their home and about half of households are people living alone. Houses cost more in Hamilton South: a median of $1.65 million, against $1.25 million in Broadmeadow, though rent is higher in Broadmeadow. On these figures, Broadmeadow tends to suit young adults 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

Broadmeadow

ahead on 2 of the 6 things we measure here

  • has more childcare (6 vs 1)
  • has more schools inside the suburb (3 vs 0)

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

First-home buyers

Broadmeadow

ahead on 3 of the 3 things we measure here

  • leaves households under less mortgage stress (26% vs 39%)
  • has cheaper houses ($1,250,000 vs $1,650,000)
  • has cheaper units ($745,000 vs $887,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Hamilton South

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($162/wk vs $400/wk)
  • leaves renters under less rental stress (11% vs 24%)

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

Commuting to the city

Broadmeadow

ahead on 2 of the 3 things we measure here

  • is more walkable (86/100 vs 76/100)
  • sits closer to the CBD (157.6 km vs 159.6 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Broadmeadow is more walkable (86/100 vs 76/100)
  • Hamilton South has more residents already 65 and over (20% vs 13%)

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 South 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 South
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 South
Walkability 86 / 76
Broadmeadow — Walkability: 86/100 Hamilton South — Walkability: 76/100
Safety 3 / 5
Broadmeadow — Safety: 3/100 Hamilton South — Safety: 5/100
Low fire risk 100 / 100
Broadmeadow — Low fire risk: 100/100 Hamilton South — Low fire risk: 100/100

Demographics

Broadmeadow rents higher ($400/wk vs $162/wk); Hamilton South has more residents (4,057 vs 1,688).

Broadmeadow Hamilton South
Population 1,688 4,057
+140% vs other
Population trend (2016 → 2021) +6.0% +4.7%
Median age 34 44
Median household income $85,956/yr
+14% vs other
 $74,152/yr
Median weekly rent $400/wk
+60% vs other
 $162/wk

Age profile

Share of residents in each band, 2021 Census.

Broadmeadow Hamilton South
0-4 5.1% / 4.6%
Broadmeadow — 0-4: 5.1% Hamilton South — 0-4: 4.6%
5-14 9.4% / 12.3%
Broadmeadow — 5-14: 9.4% Hamilton South — 5-14: 12.3%
15-19 4.7% / 5.5%
Broadmeadow — 15-19: 4.7% Hamilton South — 15-19: 5.5%
20-24 10.5% / 6.0%
Broadmeadow — 20-24: 10.5% Hamilton South — 20-24: 6.0%
25-34 20.8% / 10.6%
Broadmeadow — 25-34: 20.8% Hamilton South — 25-34: 10.6%
35-44 14.2% / 11.7%
Broadmeadow — 35-44: 14.2% Hamilton South — 35-44: 11.7%
45-54 11.6% / 15.4%
Broadmeadow — 45-54: 11.6% Hamilton South — 45-54: 15.4%
55-64 11.1% / 14.1%
Broadmeadow — 55-64: 11.1% Hamilton South — 55-64: 14.1%
65-74 7.9% / 11.1%
Broadmeadow — 65-74: 7.9% Hamilton South — 65-74: 11.1%
75-84 3.1% / 6.1%
Broadmeadow — 75-84: 3.1% Hamilton South — 75-84: 6.1%
85+ 1.6% / 2.7%
Broadmeadow — 85+: 1.6% Hamilton South — 85+: 2.7%

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 South 47.7% lone person
Hamilton South — Lone Person: 47.7% Hamilton South — Couple Families: 34.5% Hamilton South — One Parent Families: 11.2% Hamilton South — Group Household: 5.6% Hamilton South — Other Families: 1.0%
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 South 44.6% renting
Hamilton South — Owned Outright: 32.6% Hamilton South — Mortgage: 22.8% Hamilton South — Renting: 44.6%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadow Hamilton South
Bachelor Degree 17.1% / 16.9%
Broadmeadow — Bachelor Degree: 17.1% Hamilton South — Bachelor Degree: 16.9%
Certificate III & IV 16.2% / 10.0%
Broadmeadow — Certificate III & IV: 16.2% Hamilton South — Certificate III & IV: 10.0%
Advanced Diploma / Diploma 8.2% / 6.2%
Broadmeadow — Advanced Diploma / Diploma: 8.2% Hamilton South — Advanced Diploma / Diploma: 6.2%
Postgraduate Degree 4.6% / 5.8%
Broadmeadow — Postgraduate Degree: 4.6% Hamilton South — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 2.4% / 2.6%
Broadmeadow — Graduate Diploma / Certificate: 2.4% Hamilton South — Graduate Diploma / Certificate: 2.6%

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 South
England 1.4% / 2.3%
Broadmeadow — England: 1.4% Hamilton South — England: 2.3%
New Zealand 1.6% / 1.1%
Broadmeadow — New Zealand: 1.6% Hamilton South — New Zealand: 1.1%
China 1.7% / 0.6%
Broadmeadow — China: 1.7% Hamilton South — China: 0.6%
Italy 0.8% / 1.0%
Broadmeadow — Italy: 0.8% Hamilton South — Italy: 1.0%
India 1.5% / —
Broadmeadow — India: 1.5% Hamilton South — India: not among its largest
Greece — / 1.1%
Broadmeadow — Greece: not among its largest Hamilton South — Greece: 1.1%
Scotland — / 0.6%
Broadmeadow — Scotland: not among its largest Hamilton South — Scotland: 0.6%

Bars are drawn against the largest share shown (2.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadmeadow 66.7% houses
Broadmeadow — Houses: 66.7% Broadmeadow — Flats / Apartments: 15.0% Broadmeadow — Townhouses: 18.3%
Hamilton South 60.2% houses
Hamilton South — Houses: 60.2% Hamilton South — Flats / Apartments: 27.9% Hamilton South — Townhouses: 11.9%
Houses Flats / Apartments Townhouses

Property market

Broadmeadow Hamilton South
Median house price $1,250,000 $1,650,000
Median unit price $745,000 $887,500
Median land price $1,600,000 —
Typical days to sell (houses) 57 days
from 6 sales
 54 days
from 23 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 South
2 bed $1.14M / $1.14M
Broadmeadow — 2 bed: $1.14M (6 sales) Hamilton South — 2 bed: $1.14M (14 sales)

6 vs 14 sales

3 bed $1.02M / $1.52M
Broadmeadow — 3 bed: $1.02M (15 sales) Hamilton South — 3 bed: $1.52M (29 sales)

15 vs 29 sales

4 bed $1.32M / $1.89M
Broadmeadow — 4 bed: $1.32M (5 sales) Hamilton South — 4 bed: $1.89M (32 sales)

5 vs 32 sales

Zoning mix

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

Broadmeadow Hamilton South
Residential 35% 86%
Parks and recreation 29% 11%
Industrial 25% 0%
Infrastructure and transport 8% 2%
Commercial 3% 1%
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 South
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 South
Houses 4.1%
$750/wk on $945K
 3.6%
$1,000/wk on $1.45M
Units 4.3%
$650/wk on $790K
 —

Ranking within NSW

Broadmeadow Hamilton South
House price Higher than 62% of NSW Higher than 81% of NSW
Income Higher than 55% of NSW Higher than 41% of NSW
Schools Higher than 73% of NSW —
Walkability Higher than 95% of NSW Higher than 91% of NSW
Affordability Higher than 39% of NSW Higher than 10% of NSW
EV adoption Higher than 84% of NSW Higher than 89% of NSW
NBN connectivity Higher than 74% of NSW Higher than 69% of NSW
Rental yield (houses) Higher than 78% of NSW Higher than 50% of NSW
Rental yield (units) Higher than 36% of NSW —

Liveability

Broadmeadow scores higher overall (56 vs 49); Broadmeadow is more walkable (86 vs 76).

Broadmeadow Hamilton South
Grade B
same for both
Score 56/100 49/100
Socio-economic band mid-range socio-economic
decile 6/10
same for both

Risk profile

Broadmeadow Hamilton South
Bushfire None
0/100
same for both
Crime High
97/100
 High
95/100
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
 12
within 5 km

Schools

Broadmeadow Hamilton South
Inside the suburb 3 0
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km 2
The University of Newcastle (Newcastle City), 4.3 km
 2
The University of Newcastle (Newcastle City), 3.0 km
Full-time students aged 15–24 3.7% 2.8%

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 South

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

Amenities in the suburb

Broadmeadow Hamilton South
Supermarkets 1 0
Cafes & restaurants 6 0
Parks & reserves 3 4
Childcare 6 1
GPs 2
same for both
Pharmacies 1
same for both
Banks & Bank@Post 2 0
Fuel stations 1 0

Mobility

Hamilton South sits further from the CBD (159.6 km vs 157.6 km).

Broadmeadow Hamilton South
Walkability score 86/100 76/100
Distance to Sydney 157.6 km 159.6 km
+1% vs other
Drive time (normal traffic) 120 min 123 min
Public transport score 88/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 155.2
7-9am + 5-7pm
 59.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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 South
Car (driver) 58.2% / 53.6%
Broadmeadow — Car (driver): 58.2% Hamilton South — Car (driver): 53.6%
Worked from Home 29.7% / 36.1%
Broadmeadow — Worked from Home: 29.7% Hamilton South — Worked from Home: 36.1%
Car (passenger) 4.2% / 3.7%
Broadmeadow — Car (passenger): 4.2% Hamilton South — Car (passenger): 3.7%
Walked Only 4.6% / 2.8%
Broadmeadow — Walked Only: 4.6% Hamilton South — Walked Only: 2.8%
Bicycle 1.2% / 2.2%
Broadmeadow — Bicycle: 1.2% Hamilton South — Bicycle: 2.2%
Bus 1.4% / 1.6%
Broadmeadow — Bus: 1.4% Hamilton South — Bus: 1.6%

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

Setting

Broadmeadow Hamilton South
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
 1.8 km
1.8 km to a named beach

NBN connectivity

Broadmeadow Hamilton South
Connectivity score 66/100 57/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,353 premises
 22%
2,148 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Broadmeadow Hamilton South
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 South

Coastal Parks Professionals Urban

More comparisons

Other comparisons with Broadmeadow

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

Other comparisons with Hamilton South

Hamilton South vs Merewether Hamilton South vs Adamstown Hamilton South vs Hamilton Hamilton South vs Cooks Hill Hamilton South vs Newcastle West Hamilton South vs Hamilton East
Full data on Broadmeadow Full data on Hamilton South
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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