Broadwater vs Eden

In both, most households own their home and the large majority of homes are detached houses. In Broadwater, about half of households are couple families. In Eden, about half of households are people living alone. Houses cost more in Eden: a median of $760,000, against $546,000 in Broadwater, and rent is higher there too. On these figures, Broadwater tends to suit couples and buyers on a tighter budget, while Eden suits people living alone and older residents.

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

Broadwater

ahead on 3 of the 5 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • is already more of a family suburb (65% vs 44%)
  • has more separate houses rather than flats (100% vs 80%)
  • But Eden has more parks and reserves (15 vs 1)

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

First-home buyers

Broadwater

ahead on 3 of the 3 things we measure here

  • has cheaper land ($240,000 vs $440,000)
  • has cheaper houses ($546,000 vs $760,000)
  • leaves households under less mortgage stress (25% vs 34%)

Weighs house prices, land prices, and mortgage stress.

Renters

Broadwater

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 26%)
  • has cheaper rent ($250/wk vs $270/wk)
  • But Eden has a bigger rental market to choose from (32% vs 12%)

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

Commuting to the city

Broadwater

ahead on 3 of the 3 things we measure here

  • is more walkable (8/100 vs 0/100)
  • has a shorter drive in (373 min vs 395 min)
  • sits closer to the CBD (536.3 km vs 548.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Eden

ahead on 2 of the 3 things we measure here

  • has more GPs (2 vs 0)
  • has more residents already 65 and over (32% vs 23%)
  • But Broadwater is more walkable (8/100 vs 0/100)

Weighs who already lives there, GPs, and walkability.

Investors

Broadwater

ahead on the one thing that separates them

  • is growing faster (26.5% vs 6.3%)

Weighs population growth.

Where they sit

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

Broadwater Eden
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.

Broadwater Eden
Walkability 8 / 0
Broadwater — Walkability: 8/100 Eden — Walkability: 0/100
Low fire risk 41 / 6
Broadwater — Low fire risk: 41/100 Eden — Low fire risk: 6/100

Demographics

Eden has more residents (3,350 vs 148); Broadwater has higher household incomes ($94,224 vs $53,300).

Broadwater Eden
Population 148 3,350
+2164% vs other
Population trend (2016 → 2021) +26.5% +6.3%
Median age 51 53
Median household income $94,224/yr
+43% vs other
 $53,300/yr
Median weekly rent $250/wk $270/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadwater Eden
0-4 8.1% / 4.5%
Broadwater — 0-4: 8.1% Eden — 0-4: 4.5%
5-14 10.1% / 11.4%
Broadwater — 5-14: 10.1% Eden — 5-14: 11.4%
15-19 8.1% / 4.8%
Broadwater — 15-19: 8.1% Eden — 15-19: 4.8%
20-24 — / 3.7%
Broadwater — 20-24: not among its largest Eden — 20-24: 3.7%
25-34 6.8% / 7.6%
Broadwater — 25-34: 6.8% Eden — 25-34: 7.6%
35-44 10.8% / 8.2%
Broadwater — 35-44: 10.8% Eden — 35-44: 8.2%
45-54 9.5% / 11.9%
Broadwater — 45-54: 9.5% Eden — 45-54: 11.9%
55-64 22.3% / 15.6%
Broadwater — 55-64: 22.3% Eden — 55-64: 15.6%
65-74 18.9% / 18.4%
Broadwater — 65-74: 18.9% Eden — 65-74: 18.4%
75-84 4.1% / 9.6%
Broadwater — 75-84: 4.1% Eden — 75-84: 9.6%
85+ — / 4.1%
Broadwater — 85+: not among its largest Eden — 85+: 4.1%

Bars are drawn against the largest share shown (22.3%).

Who lives together

Household composition, 2021 Census.

Broadwater 34.6% lone person
Broadwater — Lone Person: 34.6% Broadwater — Couple Families: 53.8% Broadwater — One Parent Families: 11.5% Broadwater — Group Household: 0.0% Broadwater — Other Families: 0.0%
Eden 50.2% lone person
Eden — Lone Person: 50.2% Eden — Couple Families: 26.6% Eden — One Parent Families: 17.5% Eden — Group Household: 3.9% Eden — Other Families: 1.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broadwater 12.5% renting
Broadwater — Owned Outright: 57.1% Broadwater — Mortgage: 30.4% Broadwater — Renting: 12.5%
Eden 32.1% renting
Eden — Owned Outright: 46.4% Eden — Mortgage: 21.5% Eden — Renting: 32.1%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadwater 100.0% houses
Broadwater — Houses: 100.0% Broadwater — Townhouses: 0.0% Broadwater — Flats / Apartments: 0.0%
Eden 80.1% houses
Eden — Houses: 80.1% Eden — Townhouses: 12.6% Eden — Flats / Apartments: 7.3%
Houses Townhouses Flats / Apartments

Qualifications

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

Broadwater Eden
Certificate III & IV 28.4% / 16.8%
Broadwater — Certificate III & IV: 28.4% Eden — Certificate III & IV: 16.8%
Bachelor Degree 5.4% / 6.7%
Broadwater — Bachelor Degree: 5.4% Eden — Bachelor Degree: 6.7%
Advanced Diploma / Diploma 2.7% / 6.4%
Broadwater — Advanced Diploma / Diploma: 2.7% Eden — Advanced Diploma / Diploma: 6.4%
Postgraduate Degree 3.4% / 1.2%
Broadwater — Postgraduate Degree: 3.4% Eden — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate — / 1.4%
Broadwater — Graduate Diploma / Certificate: not among its largest Eden — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (28.4%).

Property market

Broadwater Eden
Median house price $546,000 $760,000
Median unit price — $485,000
Median land price $240,000 $440,000
Typical days to sell (houses) — 115 days
from 7 sales

Zoning mix

Broadwater has more land zoned for conservation (98% vs 43%); Eden has more rural and farming land (50% vs 1%).

Broadwater Eden
Environmental 98% 43%
Rural and farming 1% 50%
Residential 0% 4%
Parks and recreation 1% 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

Broadwater Eden
New dwellings approved 109
across Bega Valley
same for both
Approvals change year on year -32%
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.

Broadwater Eden
Houses — 4.0%
$700/wk on $904K
Units — 4.6%
$400/wk on $455K

Ranking within NSW

Broadwater Eden
House price Higher than 17% of NSW Higher than 27% of NSW
Income Higher than 61% of NSW Higher than 13% of NSW
Schools —
same for both
Walkability Higher than 54% of NSW Higher than 8% of NSW
Affordability Higher than 90% of NSW Higher than 41% of NSW
EV adoption Higher than 40% of NSW Higher than 15% of NSW
NBN connectivity Higher than 47% of NSW Higher than 73% of NSW
Rental yield (houses) — Higher than 75% of NSW
Rental yield (units) — Higher than 48% of NSW

Liveability

Broadwater is more walkable (8 vs 0).

Broadwater Eden
Grade — D
Score — 6/100
Socio-economic band mid-range socio-economic
decile 5/10
 high-need area
decile 1/10

Risk profile

Eden carries more bushfire risk (94 vs 59).

Broadwater Eden
Bushfire Moderate
59/100
 High
94/100
Crime — High
81/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
60/100
 Moderate
45/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 3
within 5 km

Schools

Broadwater Eden
Inside the suburb 1 2
Rated above peers 1 0
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Broadwater

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

Schools in Eden

  • Eden Marine High School Government · Secondary at peers
  • Eden Public School Government · Primary at peers

Amenities in the suburb

Broadwater Eden
Supermarkets 0 2
Cafes & restaurants 0 8
Parks & reserves 1 15
Childcare 0 2
GPs 0 2
Pharmacies 0 2
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 3
EV chargers 0 1
Beaches 0 10
Waterways 3 33

Mobility

Eden sits further from the CBD (548.4 km vs 536.3 km).

Broadwater Eden
Walkability score 8/100 0/100
Distance to Sydney 536.3 km 548.4 km
+2% vs other
Drive time (normal traffic) 373 min 395 min
Public transport score 21/100
Bus
 52/100
Bus
Peak arrivals per hour 2.0
7-9am + 5-7pm
 21.8
7-9am + 5-7pm
Median peak wait 18 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2549
 0.2%
postcode 2551
Rooftop solar per 100 dwellings 52
postcode 2549
 46
postcode 2551

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.

Broadwater Eden
Car (driver) 67.2% / 78.8%
Broadwater — Car (driver): 67.2% Eden — Car (driver): 78.8%
Car (passenger) 15.5% / 6.2%
Broadwater — Car (passenger): 15.5% Eden — Car (passenger): 6.2%
Worked from Home 10.3% / 8.4%
Broadwater — Worked from Home: 10.3% Eden — Worked from Home: 8.4%
Walked Only 6.9% / 6.2%
Broadwater — Walked Only: 6.9% Eden — Walked Only: 6.2%
Bus — / 0.4%
Broadwater — Bus: not among its largest Eden — Bus: 0.4%

Bars are drawn against the largest share shown (78.8%).

Setting

Broadwater Eden
Elevation 0 m
above sea level, at the suburb centre
 160 m
above sea level, at the suburb centre
Distance to the ocean 2.5 km
2.5 km to a named beach
 3.7 km
3.9 km to a named beach

NBN connectivity

Broadwater Eden
Connectivity score 29/100 65/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
65 premises
 37%
2,000 premises

Climate

Broadwater Eden
Annual rainfall 768 mm 649 mm
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Broadwater Eden
Average residential rate $1,767/yr
same for both
Council Bega Valley
same for both

Federal electorate

Broadwater Eden
Division Eden-monaro
same for both
Member Kristy Mcbain
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Broadwater Eden
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Broadwater

Affordable Coastal Rural

Eden

Retirees Rural

More comparisons

Other comparisons with Broadwater

Broadwater vs Pambula Beach Broadwater vs Greigs Flat

Other comparisons with Eden

Eden vs Pambula Beach Eden vs Nethercote Eden vs Greigs Flat Eden vs Boydtown
Full data on Broadwater Full data on Eden
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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