Broadwater vs Greigs Flat

Greigs Flat is the younger of the two, with a median age of 47 against 51 in Broadwater. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Greigs Flat: a median of $677,000, against $546,000 in Broadwater, though rent is higher in Broadwater. On these figures, Broadwater tends to suit 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

Broadwater

ahead on the one thing that separates them

  • has more schools rated above their peers (1 vs 0)

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

First-home buyers

Broadwater

ahead on 2 of the 2 things we measure here

  • leaves households under less mortgage stress (25% vs 31%)
  • has cheaper houses ($546,000 vs $677,000)

Weighs house prices and mortgage stress.

Renters

Greigs Flat

ahead on the one thing that separates them

  • has cheaper rent ($180/wk vs $250/wk)

Weighs rent and rental stress.

Commuting to the city

Greigs Flat

ahead on the one thing that separates them

  • sits closer to the CBD (533.9 km vs 536.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

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

Weighs who already lives there, GPs, and walkability.

Investors

Greigs Flat

ahead on the one thing that separates them

  • is growing faster (36.4% vs 26.5%)

Weighs population growth.

Where they sit

Broadwater and Greigs Flat 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 Greigs Flat
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 Greigs Flat
Walkability 8 / 4
Broadwater — Walkability: 8/100 Greigs Flat — Walkability: 4/100
Low fire risk 41 / 38
Broadwater — Low fire risk: 41/100 Greigs Flat — Low fire risk: 38/100

Demographics

Greigs Flat has more residents (206 vs 148); Broadwater rents higher ($250/wk vs $180/wk).

Broadwater Greigs Flat
Population 148 206
+39% vs other
Population trend (2016 → 2021) +26.5% +36.4%
Median age 51 47
Median household income $94,224/yr
+20% vs other
 $75,816/yr
Median weekly rent $250/wk
+28% vs other
 $180/wk

Age profile

Share of residents in each band, 2021 Census.

Broadwater Greigs Flat
0-4 8.1% / 4.9%
Broadwater — 0-4: 8.1% Greigs Flat — 0-4: 4.9%
5-14 10.1% / 13.6%
Broadwater — 5-14: 10.1% Greigs Flat — 5-14: 13.6%
15-19 8.1% / 7.8%
Broadwater — 15-19: 8.1% Greigs Flat — 15-19: 7.8%
20-24 — / 2.9%
Broadwater — 20-24: not among its largest Greigs Flat — 20-24: 2.9%
25-34 6.8% / 9.7%
Broadwater — 25-34: 6.8% Greigs Flat — 25-34: 9.7%
35-44 10.8% / 8.3%
Broadwater — 35-44: 10.8% Greigs Flat — 35-44: 8.3%
45-54 9.5% / 14.6%
Broadwater — 45-54: 9.5% Greigs Flat — 45-54: 14.6%
55-64 22.3% / 9.7%
Broadwater — 55-64: 22.3% Greigs Flat — 55-64: 9.7%
65-74 18.9% / 22.8%
Broadwater — 65-74: 18.9% Greigs Flat — 65-74: 22.8%
75-84 4.1% / 2.4%
Broadwater — 75-84: 4.1% Greigs Flat — 75-84: 2.4%
85+ — / 1.9%
Broadwater — 85+: not among its largest Greigs Flat — 85+: 1.9%

Bars are drawn against the largest share shown (22.8%).

Who lives together

Household composition, 2021 Census.

Broadwater 53.8% couple families
Broadwater — Couple Families: 53.8% Broadwater — Lone Person: 34.6% Broadwater — One Parent Families: 11.5%
Greigs Flat 51.1% couple families
Greigs Flat — Couple Families: 51.1% Greigs Flat — Lone Person: 40.0% Greigs Flat — One Parent Families: 8.9%
Couple Families Lone Person One Parent 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%
Greigs Flat 0.0% renting
Greigs Flat — Owned Outright: 57.4% Greigs Flat — Mortgage: 42.6% Greigs Flat — Renting: 0.0%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadwater 100.0% houses
Broadwater — Houses: 100.0% Broadwater — Flats / Apartments: 0.0%
Greigs Flat 98.6% houses
Greigs Flat — Houses: 98.6% Greigs Flat — Flats / Apartments: 1.4%
Houses Flats / Apartments

Qualifications

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

Broadwater Greigs Flat
Certificate III & IV 28.4% / 14.6%
Broadwater — Certificate III & IV: 28.4% Greigs Flat — Certificate III & IV: 14.6%
Bachelor Degree 5.4% / 9.7%
Broadwater — Bachelor Degree: 5.4% Greigs Flat — Bachelor Degree: 9.7%
Advanced Diploma / Diploma 2.7% / 7.3%
Broadwater — Advanced Diploma / Diploma: 2.7% Greigs Flat — Advanced Diploma / Diploma: 7.3%
Postgraduate Degree 3.4% / 1.5%
Broadwater — Postgraduate Degree: 3.4% Greigs Flat — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate — / 4.4%
Broadwater — Graduate Diploma / Certificate: not among its largest Greigs Flat — Graduate Diploma / Certificate: 4.4%

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

Property market

Broadwater Greigs Flat
Median house price $546,000 $677,000
Median unit price —
same for both
Median land price $240,000 —

Zoning mix

Greigs Flat has more rural and farming land (81% vs 1%); Broadwater has more land zoned for conservation (98% vs 19%).

Broadwater Greigs Flat
Environmental 98% 19%
Rural and farming 1% 81%
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 Greigs Flat
New dwellings approved 109
across Bega Valley
same for both
Approvals change year on year -32%
same for both

Ranking within NSW

Broadwater Greigs Flat
House price Higher than 17% of NSW Higher than 24% of NSW
Income Higher than 61% of NSW Higher than 43% of NSW
Schools —
same for both
Walkability Higher than 54% of NSW Higher than 45% of NSW
Affordability Higher than 90% of NSW Higher than 73% of NSW
EV adoption Higher than 40% of NSW
same for both
NBN connectivity Higher than 47% of NSW Higher than 51% of NSW

Liveability

Broadwater Greigs Flat
Grade —
same for both
Score —
same for both
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 4/10

Risk profile

Broadwater Greigs Flat
Bushfire Moderate
59/100
 Moderate
62/100
Crime — Low
12/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
60/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Broadwater Greigs Flat
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Broadwater Greigs Flat
Parks & reserves 1 0
Waterways 3
same for both

Mobility

Broadwater sits further from the CBD (536.3 km vs 533.9 km).

Broadwater Greigs Flat
Walkability score 8/100 4/100
Distance to Sydney 536.3 km 533.9 km
Drive time (normal traffic) 373 min 376 min
Electric vehicle share 0.4%
postcode 2549
same for both
Rooftop solar per 100 dwellings 52
postcode 2549
same for both

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 Greigs Flat
Car (driver) 67.2% / 87.0%
Broadwater — Car (driver): 67.2% Greigs Flat — Car (driver): 87.0%
Car (passenger) 15.5% / 5.8%
Broadwater — Car (passenger): 15.5% Greigs Flat — Car (passenger): 5.8%
Worked from Home 10.3% / 7.2%
Broadwater — Worked from Home: 10.3% Greigs Flat — Worked from Home: 7.2%
Walked Only 6.9% / —
Broadwater — Walked Only: 6.9% Greigs Flat — Walked Only: not among its largest

Bars are drawn against the largest share shown (87.0%).

Setting

Broadwater Greigs Flat
Elevation 0 m
above sea level, at the suburb centre
 50 m
above sea level, at the suburb centre
Distance to the ocean 2.5 km
2.5 km to a named beach
 5.1 km

NBN connectivity

Broadwater Greigs Flat
Connectivity score 29/100 30/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
65 premises
 0%
73 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

Broadwater Greigs Flat
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

Greigs Flat

Affordable Retirees Rural

More comparisons

Other comparisons with Broadwater

Broadwater vs Eden Broadwater vs Pambula Beach

Other comparisons with Greigs Flat

Greigs Flat vs Eden Greigs Flat vs Pambula Greigs Flat vs Pambula Beach Greigs Flat vs South Pambula Greigs Flat vs Lochiel Greigs Flat vs Nethercote
Full data on Broadwater Full data on Greigs Flat
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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