Budgewoi vs Buff Point

Budgewoi and Buff Point are similar-sized coastal NSW suburbs with comparable populations and median ages around 44 years. Buff Point edges ahead on liveability (33 vs 27), median household income ($68,796 vs $67,028), and has a notably lower crime risk score of 66 compared to Budgewoi's 83—a meaningful difference for safety-conscious buyers. Budgewoi offers a slightly higher rental yield at 4.1 percent and marginally better walkability, though both suburbs are reasonably walkable. House prices are notably different: Budgewoi's median is $830,000 versus Buff Point's $897,500, making Budgewoi the more affordable option if budget is a primary concern.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

They split

one each way, out of the 6 things we measure here

  • Budgewoi has more parks and reserves (7 vs 4)
  • Buff Point carries lower crime risk (66/100 vs 83/100)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Budgewoi

ahead on the one thing that separates them

  • has cheaper rent ($350/wk vs $380/wk)

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

Buff Point

ahead on the one thing that separates them

  • carries lower crime risk (66/100 vs 83/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Budgewoi Buff Point
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.

Budgewoi Buff Point
Walkability 56 / 54
Budgewoi — Walkability: 56/100 Buff Point — Walkability: 54/100
Safety 17 / 34
Budgewoi — Safety: 17/100 Buff Point — Safety: 34/100
Low fire risk 45 / 50
Budgewoi — Low fire risk: 45/100 Buff Point — Low fire risk: 50/100

Demographics

Budgewoi Buff Point
Population 3,497 3,559
+2% vs other
Population trend (2016 → 2021) +4.1% +1.4%
Median age 44
same for both
Median household income $67,028/yr $68,796/yr
+3% vs other
Median weekly rent $350/wk $380/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Budgewoi Buff Point
0-4 5.7% / 5.6%
Budgewoi — 0-4: 5.7% Buff Point — 0-4: 5.6%
5-14 10.7% / 13.0%
Budgewoi — 5-14: 10.7% Buff Point — 5-14: 13.0%
15-19 5.0% / 5.5%
Budgewoi — 15-19: 5.0% Buff Point — 15-19: 5.5%
20-24 5.1% / 4.2%
Budgewoi — 20-24: 5.1% Buff Point — 20-24: 4.2%
25-34 13.0% / 11.4%
Budgewoi — 25-34: 13.0% Buff Point — 25-34: 11.4%
35-44 10.8% / 11.5%
Budgewoi — 35-44: 10.8% Buff Point — 35-44: 11.5%
45-54 12.4% / 11.5%
Budgewoi — 45-54: 12.4% Buff Point — 45-54: 11.5%
55-64 15.2% / 14.7%
Budgewoi — 55-64: 15.2% Buff Point — 55-64: 14.7%
65-74 11.4% / 12.0%
Budgewoi — 65-74: 11.4% Buff Point — 65-74: 12.0%
75-84 7.9% / 8.3%
Budgewoi — 75-84: 7.9% Buff Point — 75-84: 8.3%
85+ 2.7% / 2.3%
Budgewoi — 85+: 2.7% Buff Point — 85+: 2.3%

Bars are drawn against the largest share shown (15.2%).

Who lives together

Household composition, 2021 Census.

Budgewoi 44.8% lone person
Budgewoi — Lone Person: 44.8% Budgewoi — Couple Families: 27.5% Budgewoi — One Parent Families: 21.9% Budgewoi — Group Household: 5.0% Budgewoi — Other Families: 0.7%
Buff Point 38.7% lone person
Buff Point — Lone Person: 38.7% Buff Point — Couple Families: 36.9% Buff Point — One Parent Families: 19.9% Buff Point — Group Household: 3.3% Buff Point — Other Families: 1.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Budgewoi 30.2% renting
Budgewoi — Owned Outright: 37.2% Budgewoi — Mortgage: 32.7% Budgewoi — Renting: 30.2%
Buff Point 22.7% renting
Buff Point — Owned Outright: 40.0% Buff Point — Mortgage: 37.4% Buff Point — Renting: 22.7%
Owned outright Mortgage Renting

Qualifications

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

Budgewoi Buff Point
Certificate III & IV 20.3% / 21.0%
Budgewoi — Certificate III & IV: 20.3% Buff Point — Certificate III & IV: 21.0%
Advanced Diploma / Diploma 7.0% / 7.6%
Budgewoi — Advanced Diploma / Diploma: 7.0% Buff Point — Advanced Diploma / Diploma: 7.6%
Bachelor Degree 6.7% / 6.2%
Budgewoi — Bachelor Degree: 6.7% Buff Point — Bachelor Degree: 6.2%
Postgraduate Degree 1.7% / 1.2%
Budgewoi — Postgraduate Degree: 1.7% Buff Point — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate 1.3% / 0.8%
Budgewoi — Graduate Diploma / Certificate: 1.3% Buff Point — Graduate Diploma / Certificate: 0.8%

Bars are drawn against the largest share shown (21.0%).

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.

Budgewoi Buff Point
England 3.3% / 4.0%
Budgewoi — England: 3.3% Buff Point — England: 4.0%
New Zealand 1.5% / 1.3%
Budgewoi — New Zealand: 1.5% Buff Point — New Zealand: 1.3%
Scotland 0.4% / 0.6%
Budgewoi — Scotland: 0.4% Buff Point — Scotland: 0.6%
Philippines 0.5% / 0.4%
Budgewoi — Philippines: 0.5% Buff Point — Philippines: 0.4%
Germany 0.5% / 0.2%
Budgewoi — Germany: 0.5% Buff Point — Germany: 0.2%
Italy — / 0.4%
Budgewoi — Italy: not among its largest Buff Point — Italy: 0.4%

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Budgewoi 88.4% houses
Budgewoi — Houses: 88.4% Budgewoi — Flats / Apartments: 9.9% Budgewoi — Townhouses: 1.7%
Buff Point 96.2% houses
Buff Point — Houses: 96.2% Buff Point — Flats / Apartments: 1.4% Buff Point — Townhouses: 2.4%
Houses Flats / Apartments Townhouses

Property market

Budgewoi Buff Point
Median house price $830,000 $895,000
Median unit price $800,000 —
Median land price —
same for both
Typical days to sell (houses) 20 days
from 34 sales
 31 days
from 30 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.

Budgewoi Buff Point
2 bed $715K / $695K
Budgewoi — 2 bed: $715K (19 sales) Buff Point — 2 bed: $695K (5 sales)

19 vs 5 sales

3 bed $802K / $855K
Budgewoi — 3 bed: $802K (58 sales) Buff Point — 3 bed: $855K (33 sales)

58 vs 33 sales

4 bed $900K / $972K
Budgewoi — 4 bed: $900K (30 sales) Buff Point — 4 bed: $972K (16 sales)

30 vs 16 sales

5 bed $1.42M / $1.2M
Budgewoi — 5 bed: $1.42M (7 sales) Buff Point — 5 bed: $1.2M (6 sales)

7 vs 6 sales

Zoning mix

Budgewoi has more land zoned for conservation (28% vs 5%).

Budgewoi Buff Point
Residential 44% 62%
Environmental 28% 5%
Parks and recreation 21% 15%
Infrastructure and transport 5% 17%
Commercial 2% 0%
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

Budgewoi Buff Point
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
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.

Budgewoi Buff Point
Houses — 3.9%
$675/wk on $900K
Units —
same for both

Ranking within NSW

Budgewoi Buff Point
House price Higher than 33% of NSW Higher than 36% of NSW
Income Higher than 29% of NSW Higher than 32% of NSW
Schools —
same for both
Walkability Higher than 83% of NSW
same for both
Affordability Higher than 52% of NSW Higher than 50% of NSW
EV adoption Higher than 28% of NSW
same for both
NBN connectivity Higher than 74% of NSW Higher than 79% of NSW
Rental yield (houses) — Higher than 68% of NSW

Liveability

Buff Point scores higher overall (33 vs 27).

Budgewoi Buff Point
Grade D C
Score 27/100 33/100
Socio-economic band below-average income
decile 2/10
 below-average income
decile 3/10

Risk profile

Budgewoi carries more crime risk (83 vs 66).

Budgewoi Buff Point
Bushfire Moderate
55/100
 Moderate
50/100
Crime High
83/100
 Moderate
66/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
51/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 2
within 5 km

Schools

Budgewoi Buff Point
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Budgewoi Buff Point
Supermarkets 1 0
Cafes & restaurants 6 0
Parks & reserves 7 4
Childcare 2 1
GPs 1 0
Pharmacies 2 1
Banks & Bank@Post 1 0
Beaches 1 0

Mobility

Budgewoi Buff Point
Walkability score 56/100 54/100
Distance to Sydney 113.2 km
+2% vs other
 111.4 km
Drive time (normal traffic) 90 min 87 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 64.5
7-9am + 5-7pm
 62.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 2262
same for both
Rooftop solar per 100 dwellings 43
postcode 2262
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.

Budgewoi Buff Point
Car (driver) 69.4% / 70.0%
Budgewoi — Car (driver): 69.4% Buff Point — Car (driver): 70.0%
Worked from Home 24.5% / 23.6%
Budgewoi — Worked from Home: 24.5% Buff Point — Worked from Home: 23.6%
Car (passenger) 3.7% / 3.5%
Budgewoi — Car (passenger): 3.7% Buff Point — Car (passenger): 3.5%
Train 0.6% / 1.4%
Budgewoi — Train: 0.6% Buff Point — Train: 1.4%
Walked Only 1.5% / 0.4%
Budgewoi — Walked Only: 1.5% Buff Point — Walked Only: 0.4%
Bus 0.4% / 0.7%
Budgewoi — Bus: 0.4% Buff Point — Bus: 0.7%

Bars are drawn against the largest share shown (70.0%).

Setting

Budgewoi Buff Point
Elevation 7 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 878 m
841 m to a named beach
 3.4 km
3.4 km to a named beach

NBN connectivity

Budgewoi Buff Point
Connectivity score 66/100 72/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 38%
1,813 premises
 48%
1,615 premises

Climate

Budgewoi Buff Point
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Budgewoi Buff Point
PM2.5 5.1 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Budgewoi Buff Point
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Budgewoi Buff Point
Division Shortland
same for both
Member Pat Conroy
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Budgewoi Buff Point
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Budgewoi

Beach Coastal Large Blocks Parks

Buff Point

Large Blocks Parks

More comparisons

Other comparisons with Budgewoi

Budgewoi vs Toukley Budgewoi vs Noraville Budgewoi vs Halekulani

Other comparisons with Buff Point

Buff Point vs San Remo Buff Point vs Halekulani
Full data on Budgewoi Full data on Buff Point
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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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