Broadmeadow vs New Lambton

Broadmeadow is the younger of the two, with a median age of 34 against 41 in New Lambton. In both, most homes are detached houses. In Broadmeadow, about half of households rent. In New Lambton, most households own their home. On these figures, Broadmeadow tends to suit renters and young adults, while New Lambton suits families with children.

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

New Lambton

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (15 vs 3)
  • carries lower crime risk (62/100 vs 97/100)
  • is already more of a family suburb (55% vs 44%)
  • But Broadmeadow has more schools rated above their peers (1 vs 0)

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

First-home buyers

Too close to call

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

Weighs house prices, unit prices, and mortgage stress.

Renters

Broadmeadow

ahead on the one thing that separates them

  • has a bigger rental market to choose from (45% vs 31%)

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

New Lambton

ahead on 3 of the 5 things we measure here

  • has more GPs (5 vs 2)
  • carries lower crime risk (62/100 vs 97/100)
  • has more residents already 65 and over (18% vs 13%)
  • But Broadmeadow has more units and townhouses to downsize into (33% vs 22%)

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 2.9%)
  • New Lambton returns a higher gross yield on units (4.8% vs 4.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

Broadmeadow and New Lambton 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 New Lambton
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 New Lambton
Walkability 86 / 93
Broadmeadow — Walkability: 86/100 New Lambton — Walkability: 93/100
Safety 3 / 38
Broadmeadow — Safety: 3/100 New Lambton — Safety: 38/100
Low fire risk 100 / 100
Broadmeadow — Low fire risk: 100/100 New Lambton — Low fire risk: 100/100

Demographics

New Lambton has more residents (10,651 vs 1,688); New Lambton skews older (41 vs 34).

Broadmeadow New Lambton
Population 1,688 10,651
+531% vs other
Population trend (2016 → 2021) +6.0%
same for both
Median age 34 41
Median household income $85,956/yr $96,356/yr
+12% vs other
Median weekly rent $400/wk
+1% vs other
 $395/wk

Age profile

Share of residents in each band, 2021 Census.

Broadmeadow New Lambton
0-4 5.1% / 4.8%
Broadmeadow — 0-4: 5.1% New Lambton — 0-4: 4.8%
5-14 9.4% / 13.7%
Broadmeadow — 5-14: 9.4% New Lambton — 5-14: 13.7%
15-19 4.7% / 6.5%
Broadmeadow — 15-19: 4.7% New Lambton — 15-19: 6.5%
20-24 10.5% / 5.9%
Broadmeadow — 20-24: 10.5% New Lambton — 20-24: 5.9%
25-34 20.8% / 11.0%
Broadmeadow — 25-34: 20.8% New Lambton — 25-34: 11.0%
35-44 14.2% / 13.2%
Broadmeadow — 35-44: 14.2% New Lambton — 35-44: 13.2%
45-54 11.6% / 14.3%
Broadmeadow — 45-54: 11.6% New Lambton — 45-54: 14.3%
55-64 11.1% / 12.7%
Broadmeadow — 55-64: 11.1% New Lambton — 55-64: 12.7%
65-74 7.9% / 9.9%
Broadmeadow — 65-74: 7.9% New Lambton — 65-74: 9.9%
75-84 3.1% / 5.3%
Broadmeadow — 75-84: 3.1% New Lambton — 75-84: 5.3%
85+ 1.6% / 2.6%
Broadmeadow — 85+: 1.6% New Lambton — 85+: 2.6%

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%
New Lambton 38.2% lone person
New Lambton — Lone Person: 38.2% New Lambton — Couple Families: 38.9% New Lambton — One Parent Families: 16.0% New Lambton — Group Household: 5.3% New Lambton — Other Families: 1.5%
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%
New Lambton 30.9% renting
New Lambton — Owned Outright: 35.4% New Lambton — Mortgage: 33.7% New Lambton — Renting: 30.9%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadow New Lambton
Bachelor Degree 17.1% / 17.2%
Broadmeadow — Bachelor Degree: 17.1% New Lambton — Bachelor Degree: 17.2%
Certificate III & IV 16.2% / 13.5%
Broadmeadow — Certificate III & IV: 16.2% New Lambton — Certificate III & IV: 13.5%
Advanced Diploma / Diploma 8.2% / 8.0%
Broadmeadow — Advanced Diploma / Diploma: 8.2% New Lambton — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 4.6% / 6.0%
Broadmeadow — Postgraduate Degree: 4.6% New Lambton — Postgraduate Degree: 6.0%
Graduate Diploma / Certificate 2.4% / 2.5%
Broadmeadow — Graduate Diploma / Certificate: 2.4% New Lambton — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (17.2%).

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 New Lambton
England 1.4% / 2.2%
Broadmeadow — England: 1.4% New Lambton — England: 2.2%
New Zealand 1.6% / 0.9%
Broadmeadow — New Zealand: 1.6% New Lambton — New Zealand: 0.9%
China 1.7% / 0.5%
Broadmeadow — China: 1.7% New Lambton — China: 0.5%
India 1.5% / 0.7%
Broadmeadow — India: 1.5% New Lambton — India: 0.7%
Philippines 0.5% / 0.6%
Broadmeadow — Philippines: 0.5% New Lambton — Philippines: 0.6%
Italy 0.8% / —
Broadmeadow — Italy: 0.8% New Lambton — Italy: not among its largest

Bars are drawn against the largest share shown (2.2%).

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%
New Lambton 77.9% houses
New Lambton — Houses: 77.9% New Lambton — Townhouses: 13.7% New Lambton — Flats / Apartments: 8.4%
Houses Townhouses Flats / Apartments

Property market

Broadmeadow New Lambton
Median house price $1,250,000 $1,300,000
Median unit price $745,000 $722,500
Median land price $1,600,000 —
Typical days to sell (houses) 57 days
from 6 sales
 25 days
from 100 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 New Lambton
2 bed $1.14M / $1M
Broadmeadow — 2 bed: $1.14M (6 sales) New Lambton — 2 bed: $1M (30 sales)

6 vs 30 sales

3 bed $1.02M / $1.22M
Broadmeadow — 3 bed: $1.02M (15 sales) New Lambton — 3 bed: $1.22M (95 sales)

15 vs 95 sales

4 bed $1.32M / $1.59M
Broadmeadow — 4 bed: $1.32M (5 sales) New Lambton — 4 bed: $1.59M (38 sales)

5 vs 38 sales

Zoning mix

New Lambton has more land zoned for conservation (27% vs 0%); Broadmeadow has more industrially zoned land (25% vs 1%).

Broadmeadow New Lambton
Residential 35% 52%
Parks and recreation 29% 15%
Environmental 0% 27%
Industrial 25% 1%
Infrastructure and transport 8% 4%
Commercial 3% 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

Broadmeadow New Lambton
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 New Lambton
Houses 4.1%
$750/wk on $945K
 2.9%
$800/wk on $1.45M
Units 4.3%
$650/wk on $790K
 4.8%
$550/wk on $598K

Ranking within NSW

Broadmeadow New Lambton
House price Higher than 62% of NSW Higher than 63% of NSW
Income Higher than 55% of NSW Higher than 63% of NSW
Schools Higher than 73% of NSW Higher than 17% of NSW
Walkability Higher than 95% of NSW Higher than 98% of NSW
Affordability Higher than 39% of NSW Higher than 47% of NSW
EV adoption Higher than 84% of NSW Higher than 87% of NSW
NBN connectivity Higher than 74% of NSW Higher than 75% of NSW
Rental yield (houses) Higher than 78% of NSW Higher than 17% of NSW
Rental yield (units) Higher than 36% of NSW Higher than 56% of NSW

Liveability

Broadmeadow New Lambton
Grade B
same for both
Score 56/100 55/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 8/10

Risk profile

Broadmeadow carries more crime risk (97 vs 62).

Broadmeadow New Lambton
Bushfire None
0/100
same for both
Crime High
97/100
 Moderate
62/100
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
 4
within 5 km

Schools

Broadmeadow New Lambton
Inside the suburb 3
same for both
Rated above peers 1 0
Rated at peers 1
same for both
Rated below peers 1 2
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% 2.5%

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 New Lambton

  • New Lambton Public School Government · Primary at peers
  • New Lambton South Public School Government · Primary below peers
  • St Therese's Primary School Catholic · Primary below peers

Amenities in the suburb

Broadmeadow New Lambton
Supermarkets 1 2
Cafes & restaurants 6 10
Parks & reserves 3 15
Childcare 6 8
GPs 2 5
Pharmacies 1 3
Banks & Bank@Post 2 4
Fuel stations 1 2
Waterways 0 12

Mobility

Broadmeadow New Lambton
Walkability score 86/100 93/100
Distance to Sydney 157.6 km 156.1 km
Drive time (normal traffic) 120 min 119 min
Public transport score 88/100
Rail · Bus
 79/100
Rail · Bus
Peak arrivals per hour 155.2
7-9am + 5-7pm
 238.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2292
 1.4%
postcode 2305
Rooftop solar per 100 dwellings 34
postcode 2292
 38
postcode 2305

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 New Lambton
Car (driver) 58.2% / 60.1%
Broadmeadow — Car (driver): 58.2% New Lambton — Car (driver): 60.1%
Worked from Home 29.7% / 30.5%
Broadmeadow — Worked from Home: 29.7% New Lambton — Worked from Home: 30.5%
Car (passenger) 4.2% / 4.1%
Broadmeadow — Car (passenger): 4.2% New Lambton — Car (passenger): 4.1%
Walked Only 4.6% / 2.7%
Broadmeadow — Walked Only: 4.6% New Lambton — Walked Only: 2.7%
Bus 1.4% / 1.2%
Broadmeadow — Bus: 1.4% New Lambton — Bus: 1.2%
Bicycle 1.2% / 1.3%
Broadmeadow — Bicycle: 1.2% New Lambton — Bicycle: 1.3%

Bars are drawn against the largest share shown (60.1%).

Setting

Broadmeadow New Lambton
Elevation 10 m
above sea level, at the suburb centre
 26 m
above sea level, at the suburb centre
Distance to the ocean 3.5 km
3.5 km to a named beach
 4.6 km

NBN connectivity

Broadmeadow New Lambton
Connectivity score 66/100 67/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,353 premises
 40%
5,022 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Broadmeadow New Lambton
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

New Lambton

Parks Professionals Regional Centre River

More comparisons

Other comparisons with Broadmeadow

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

Other comparisons with New Lambton

New Lambton vs Adamstown New Lambton vs Lambton New Lambton vs Kotara New Lambton vs New Lambton Heights
Full data on Broadmeadow Full data on New Lambton
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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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