Broadmeadow vs Waratah

Broadmeadow is the younger of the two, with a median age of 34 against 41 in Waratah. In both, about half of households rent and most homes are detached houses. In Waratah, about half of households are people living alone. Houses cost more in Broadmeadow: a median of $1.25 million, against $975,000 in Waratah, and rent is higher there too. On these figures, Waratah tends to suit older residents 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

Waratah

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (8 vs 3)
  • has more childcare (9 vs 6)
  • 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

Waratah

ahead on the one thing that separates them

  • has cheaper houses ($975,000 vs $1,250,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Waratah

ahead on the one thing that separates them

  • has cheaper rent ($350/wk vs $400/wk)

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

Commuting to the city

Waratah

ahead on the one thing that separates them

  • sits closer to the CBD (155.3 km vs 157.6 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Waratah

ahead on the one thing that separates them

  • has more residents already 65 and over (25% vs 13%)

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

Investors

Waratah

ahead on the one thing that separates them

  • 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 Waratah 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 Waratah
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 Waratah
Walkability 86 / 88
Broadmeadow — Walkability: 86/100 Waratah — Walkability: 88/100
Safety 3 / 9
Broadmeadow — Safety: 3/100 Waratah — Safety: 9/100
Low fire risk 100 / 100
Broadmeadow — Low fire risk: 100/100 Waratah — Low fire risk: 100/100

Demographics

Waratah has more residents (4,927 vs 1,688); Waratah skews older (41 vs 34).

Broadmeadow Waratah
Population 1,688 4,927
+192% vs other
Population trend (2016 → 2021) +6.0% +9.7%
Median age 34 41
Median household income $85,956/yr
+9% vs other
 $78,572/yr
Median weekly rent $400/wk
+12% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

Broadmeadow Waratah
0-4 5.1% / 4.0%
Broadmeadow — 0-4: 5.1% Waratah — 0-4: 4.0%
5-14 9.4% / 8.2%
Broadmeadow — 5-14: 9.4% Waratah — 5-14: 8.2%
15-19 4.7% / 4.2%
Broadmeadow — 15-19: 4.7% Waratah — 15-19: 4.2%
20-24 10.5% / 8.4%
Broadmeadow — 20-24: 10.5% Waratah — 20-24: 8.4%
25-34 20.8% / 17.0%
Broadmeadow — 25-34: 20.8% Waratah — 25-34: 17.0%
35-44 14.2% / 11.3%
Broadmeadow — 35-44: 14.2% Waratah — 35-44: 11.3%
45-54 11.6% / 11.3%
Broadmeadow — 45-54: 11.6% Waratah — 45-54: 11.3%
55-64 11.1% / 10.2%
Broadmeadow — 55-64: 11.1% Waratah — 55-64: 10.2%
65-74 7.9% / 9.1%
Broadmeadow — 65-74: 7.9% Waratah — 65-74: 9.1%
75-84 3.1% / 7.4%
Broadmeadow — 75-84: 3.1% Waratah — 75-84: 7.4%
85+ 1.6% / 8.8%
Broadmeadow — 85+: 1.6% Waratah — 85+: 8.8%

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%
Waratah 45.7% lone person
Waratah — Lone Person: 45.7% Waratah — Couple Families: 24.0% Waratah — One Parent Families: 17.0% Waratah — Group Household: 11.0% Waratah — Other Families: 2.2%
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%
Waratah 48.4% renting
Waratah — Owned Outright: 22.2% Waratah — Mortgage: 29.3% Waratah — Renting: 48.4%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadow Waratah
Bachelor Degree 17.1% / 14.4%
Broadmeadow — Bachelor Degree: 17.1% Waratah — Bachelor Degree: 14.4%
Certificate III & IV 16.2% / 14.0%
Broadmeadow — Certificate III & IV: 16.2% Waratah — Certificate III & IV: 14.0%
Advanced Diploma / Diploma 8.2% / 6.5%
Broadmeadow — Advanced Diploma / Diploma: 8.2% Waratah — Advanced Diploma / Diploma: 6.5%
Postgraduate Degree 4.6% / 4.9%
Broadmeadow — Postgraduate Degree: 4.6% Waratah — Postgraduate Degree: 4.9%
Graduate Diploma / Certificate 2.4% / 1.9%
Broadmeadow — Graduate Diploma / Certificate: 2.4% Waratah — 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 Waratah
England 1.4% / 1.8%
Broadmeadow — England: 1.4% Waratah — England: 1.8%
New Zealand 1.6% / 1.3%
Broadmeadow — New Zealand: 1.6% Waratah — New Zealand: 1.3%
China 1.7% / 0.6%
Broadmeadow — China: 1.7% Waratah — China: 0.6%
India 1.5% / 0.7%
Broadmeadow — India: 1.5% Waratah — India: 0.7%
Nepal 0.5% / 1.2%
Broadmeadow — Nepal: 0.5% Waratah — Nepal: 1.2%
Italy 0.8% / 0.6%
Broadmeadow — Italy: 0.8% Waratah — Italy: 0.6%
Philippines 0.5% / 0.8%
Broadmeadow — Philippines: 0.5% Waratah — Philippines: 0.8%

Bars are drawn against the largest share shown (1.8%).

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%
Waratah 62.5% houses
Waratah — Houses: 62.5% Waratah — Townhouses: 19.4% Waratah — Flats / Apartments: 18.1%
Houses Townhouses Flats / Apartments

Property market

Broadmeadow Waratah
Median house price $1,250,000 $975,000
Median unit price $745,000 $734,000
Median land price $1,600,000 —
Typical days to sell (houses) 57 days
from 6 sales
 21 days
from 19 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 Waratah
2 bed $1.14M / $900K
Broadmeadow — 2 bed: $1.14M (6 sales) Waratah — 2 bed: $900K (9 sales)

6 vs 9 sales

3 bed $1.02M / $999K
Broadmeadow — 3 bed: $1.02M (15 sales) Waratah — 3 bed: $999K (40 sales)

15 vs 40 sales

4 bed $1.32M / $1.02M
Broadmeadow — 4 bed: $1.32M (5 sales) Waratah — 4 bed: $1.02M (10 sales)

5 vs 10 sales

Zoning mix

Broadmeadow has more industrially zoned land (25% vs 3%).

Broadmeadow Waratah
Residential 35% 71%
Parks and recreation 29% 8%
Industrial 25% 3%
Infrastructure and transport 8% 11%
Commercial 3% 6%
Environmental 0% 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 Waratah
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 Waratah
Houses 4.1%
$750/wk on $945K
 4.0%
$750/wk on $972K
Units 4.3%
$650/wk on $790K
 4.8%
$480/wk on $525K

Ranking within NSW

Broadmeadow Waratah
House price Higher than 62% of NSW Higher than 48% of NSW
Income Higher than 55% of NSW Higher than 46% of NSW
Schools Higher than 73% of NSW Higher than 3% of NSW
Walkability Higher than 95% of NSW
same for both
Affordability Higher than 39% of NSW Higher than 49% of NSW
EV adoption Higher than 84% of NSW Higher than 67% of NSW
NBN connectivity Higher than 74% of NSW Higher than 76% of NSW
Rental yield (houses) Higher than 78% of NSW Higher than 74% of NSW
Rental yield (units) Higher than 36% of NSW Higher than 55% of NSW

Liveability

Broadmeadow scores higher overall (56 vs 42).

Broadmeadow Waratah
Grade B C
Score 56/100 42/100
Socio-economic band mid-range socio-economic
decile 6/10
 mid-range socio-economic
decile 4/10

Risk profile

Broadmeadow Waratah
Bushfire None
0/100
same for both
Crime High
97/100
 High
91/100
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
 18
within 5 km

Schools

Broadmeadow Waratah
Inside the suburb 3 8
Rated above peers 1 0
Rated at peers 1 4
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), 2.4 km
Full-time students aged 15–24 3.7% 3.6%

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 Waratah

  • Callaghan College Waratah Campus Government · Secondary at peers
  • Corpus Christi Primary School Catholic · Primary at peers
  • St Philip's Christian College - Waratah Independent · Combined at peers
  • Waratah Public School Government · Primary at peers
  • St Philip's Christian College Dynamic Learning Independent · Combined · Special school below peers
  • Newcastle Middle School Government · Combined · Special school

Amenities in the suburb

Broadmeadow Waratah
Supermarkets 1
same for both
Cafes & restaurants 6 1
Parks & reserves 3
same for both
Childcare 6 9
GPs 2 3
Pharmacies 1
same for both
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 2 4
Fuel stations 1 0

Mobility

Broadmeadow sits further from the CBD (157.6 km vs 155.3 km).

Broadmeadow Waratah
Walkability score 86/100 88/100
Distance to Sydney 157.6 km
+1% vs other
 155.3 km
Drive time (normal traffic) 120 min 117 min
Public transport score 88/100
Rail · Bus
 79/100
Rail · Bus
Peak arrivals per hour 155.2
7-9am + 5-7pm
 145.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2292
 0.7%
postcode 2298
Rooftop solar per 100 dwellings 34
postcode 2292
 26
postcode 2298

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 Waratah
Car (driver) 58.2% / 62.3%
Broadmeadow — Car (driver): 58.2% Waratah — Car (driver): 62.3%
Worked from Home 29.7% / 26.8%
Broadmeadow — Worked from Home: 29.7% Waratah — Worked from Home: 26.8%
Walked Only 4.6% / 4.0%
Broadmeadow — Walked Only: 4.6% Waratah — Walked Only: 4.0%
Car (passenger) 4.2% / 3.8%
Broadmeadow — Car (passenger): 4.2% Waratah — Car (passenger): 3.8%
Bus 1.4% / 1.5%
Broadmeadow — Bus: 1.4% Waratah — Bus: 1.5%

Bars are drawn against the largest share shown (62.3%).

Setting

Broadmeadow Waratah
Elevation 10 m
above sea level, at the suburb centre
 25 m
above sea level, at the suburb centre
Distance to the ocean 3.5 km
3.5 km to a named beach
 3.8 km

NBN connectivity

Broadmeadow Waratah
Connectivity score 66/100 69/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,353 premises
 43%
2,512 premises

Climate

Broadmeadow Waratah
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 Waratah
PM2.5 6.5 µg/m³ 6.6 µg/m³
PM10 21.7 µg/m³ 21.1 µg/m³
NO₂ 0.64 pphm 0.75 pphm

Council rates

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

Federal electorate

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

First Home Owner Grant

Broadmeadow Waratah
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

Waratah

Parks Retirees

More comparisons

Other comparisons with Broadmeadow

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

Other comparisons with Waratah

Waratah vs Mayfield Waratah vs Lambton Waratah vs North Lambton Waratah vs Waratah West Waratah vs Georgetown Waratah vs Mayfield West
Full data on Broadmeadow Full data on Waratah
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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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