Clarence Town vs Twelve Mile Creek

Clarence Town is the younger of the two, with a median age of 39 against 49 in Twelve Mile Creek. In Clarence Town, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. In Twelve Mile Creek, about half of households rent, most homes are flats or apartments, and most households are people living alone. On these figures, Clarence Town tends to suit families with children and couples, while Twelve Mile Creek suits renters, 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

Clarence Town

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (8 vs 3)
  • has more separate houses rather than flats (98% vs 38%)
  • is already more of a family suburb (72% vs 32%)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Clarence Town leaves households under less mortgage stress (24% vs 39%)
  • Twelve Mile Creek has cheaper land ($680,000 vs $1,025,000)

Weighs land prices and mortgage stress.

Renters

Twelve Mile Creek

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (50% vs 10%)
  • has cheaper rent ($273/wk vs $365/wk)
  • But Clarence Town leaves renters under less rental stress (19% vs 29%)

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

Commuting to the city

Twelve Mile Creek

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (138 min vs 146 min)
  • sits closer to the CBD (186.7 km vs 192.2 km)
  • But Clarence Town is more walkable (67/100 vs 10/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Clarence Town

ahead on 3 of the 5 things we measure here

  • is more walkable (67/100 vs 10/100)
  • has more GPs (2 vs 0)
  • carries lower crime risk (63/100 vs 94/100)
  • But Twelve Mile Creek has more units and townhouses to downsize into (62% vs 2%)

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

Investors

Clarence Town

ahead on the one thing that separates them

  • is growing faster (13.6% vs -1.2%)

Weighs population growth.

Where they sit

Clarence Town and Twelve Mile Creek drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Clarence Town Twelve Mile Creek
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.

Clarence Town Twelve Mile Creek
Walkability 67 / 10
Clarence Town — Walkability: 67/100 Twelve Mile Creek — Walkability: 10/100
Safety 37 / 6
Clarence Town — Safety: 37/100 Twelve Mile Creek — Safety: 6/100
Low fire risk 33 / 13
Clarence Town — Low fire risk: 33/100 Twelve Mile Creek — Low fire risk: 13/100

Demographics

Clarence Town has more residents (2,265 vs 159); Clarence Town has higher household incomes ($100,568 vs $48,516).

Clarence Town Twelve Mile Creek
Population 2,265
+93% vs other
 159
Population trend (2016 → 2021) +13.6% -1.2%
Median age 39 49
Median household income $100,568/yr
+52% vs other
 $48,516/yr
Median weekly rent $365/wk
+25% vs other
 $273/wk

Age profile

Share of residents in each band, 2021 Census.

Clarence Town Twelve Mile Creek
0-4 6.8% / —
Clarence Town — 0-4: 6.8% Twelve Mile Creek — 0-4: not among its largest
5-14 14.3% / 15.1%
Clarence Town — 5-14: 14.3% Twelve Mile Creek — 5-14: 15.1%
15-19 5.3% / —
Clarence Town — 15-19: 5.3% Twelve Mile Creek — 15-19: not among its largest
20-24 3.7% / 2.5%
Clarence Town — 20-24: 3.7% Twelve Mile Creek — 20-24: 2.5%
25-34 12.3% / 7.5%
Clarence Town — 25-34: 12.3% Twelve Mile Creek — 25-34: 7.5%
35-44 13.0% / 14.5%
Clarence Town — 35-44: 13.0% Twelve Mile Creek — 35-44: 14.5%
45-54 13.5% / 15.7%
Clarence Town — 45-54: 13.5% Twelve Mile Creek — 45-54: 15.7%
55-64 14.8% / 15.1%
Clarence Town — 55-64: 14.8% Twelve Mile Creek — 55-64: 15.1%
65-74 11.2% / 13.2%
Clarence Town — 65-74: 11.2% Twelve Mile Creek — 65-74: 13.2%
75-84 4.2% / 8.2%
Clarence Town — 75-84: 4.2% Twelve Mile Creek — 75-84: 8.2%
85+ 0.8% / 3.1%
Clarence Town — 85+: 0.8% Twelve Mile Creek — 85+: 3.1%

Bars are drawn against the largest share shown (15.7%).

Who lives together

Household composition, 2021 Census.

Clarence Town 24.5% lone person
Clarence Town — Lone Person: 24.5% Clarence Town — Couple Families: 59.9% Clarence Town — One Parent Families: 12.4% Clarence Town — Group Household: 2.7% Clarence Town — Other Families: 0.6%
Twelve Mile Creek 60.0% lone person
Twelve Mile Creek — Lone Person: 60.0% Twelve Mile Creek — Couple Families: 14.0% Twelve Mile Creek — One Parent Families: 18.0% Twelve Mile Creek — Group Household: 8.0% Twelve Mile Creek — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Clarence Town 9.5% renting
Clarence Town — Owned Outright: 35.7% Clarence Town — Mortgage: 54.8% Clarence Town — Renting: 9.5%
Twelve Mile Creek 50.0% renting
Twelve Mile Creek — Owned Outright: 44.8% Twelve Mile Creek — Mortgage: 5.2% Twelve Mile Creek — Renting: 50.0%
Owned outright Mortgage Renting

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.

Clarence Town Twelve Mile Creek
England 2.5% / 5.0%
Clarence Town — England: 2.5% Twelve Mile Creek — England: 5.0%
New Zealand 0.6% / —
Clarence Town — New Zealand: 0.6% Twelve Mile Creek — New Zealand: not among its largest
Netherlands 0.3% / —
Clarence Town — Netherlands: 0.3% Twelve Mile Creek — Netherlands: not among its largest
Scotland 0.3% / —
Clarence Town — Scotland: 0.3% Twelve Mile Creek — Scotland: not among its largest
Zimbabwe 0.2% / —
Clarence Town — Zimbabwe: 0.2% Twelve Mile Creek — Zimbabwe: not among its largest

Bars are drawn against the largest share shown (5.0%).

Qualifications

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

Clarence Town Twelve Mile Creek
Certificate III & IV 23.0% / 17.6%
Clarence Town — Certificate III & IV: 23.0% Twelve Mile Creek — Certificate III & IV: 17.6%
Bachelor Degree 7.8% / 2.5%
Clarence Town — Bachelor Degree: 7.8% Twelve Mile Creek — Bachelor Degree: 2.5%
Advanced Diploma / Diploma 8.3% / 1.9%
Clarence Town — Advanced Diploma / Diploma: 8.3% Twelve Mile Creek — Advanced Diploma / Diploma: 1.9%
Graduate Diploma / Certificate 1.1% / 1.9%
Clarence Town — Graduate Diploma / Certificate: 1.1% Twelve Mile Creek — Graduate Diploma / Certificate: 1.9%
Postgraduate Degree 1.7% / —
Clarence Town — Postgraduate Degree: 1.7% Twelve Mile Creek — Postgraduate Degree: not among its largest

Bars are drawn against the largest share shown (23.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Clarence Town 98.1% houses
Clarence Town — Houses: 98.1% Clarence Town — Flats / Apartments: 1.1% Clarence Town — Townhouses: 0.8%
Twelve Mile Creek 37.9% houses
Twelve Mile Creek — Houses: 37.9% Twelve Mile Creek — Flats / Apartments: 62.1% Twelve Mile Creek — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Clarence Town Twelve Mile Creek
Median house price $840,000 —
Median unit price —
same for both
Median land price $1,025,000 $680,000
Typical days to sell (houses) 11 days
from 8 sales
 —

Zoning mix

Twelve Mile Creek has more rural and farming land (78% vs 45%); Clarence Town has more land zoned for conservation (39% vs 19%).

Clarence Town Twelve Mile Creek
Rural and farming 45% 78%
Environmental 39% 19%
Residential 15% 0%
Infrastructure and transport 0% 2%
Parks and recreation 0% 1%
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

Clarence Town Twelve Mile Creek
New dwellings approved 55
across Dungog
 495
across Port Stephens
Approvals change year on year -23% -72%

Ranking within NSW

Clarence Town Twelve Mile Creek
House price Higher than 38% of NSW —
Income Higher than 68% of NSW Higher than 10% of NSW
Schools —
same for both
Walkability Higher than 87% of NSW Higher than 59% of NSW
Affordability Higher than 76% of NSW —
EV adoption Higher than 57% of NSW Higher than 51% of NSW
NBN connectivity Higher than 66% of NSW Higher than 22% of NSW

Liveability

Clarence Town is more walkable (67 vs 10).

Clarence Town Twelve Mile Creek
Grade C —
Score 36/100 —
Socio-economic band mid-range socio-economic
decile 5/10
 high-need area
decile 1/10

Risk profile

Twelve Mile Creek carries more crime risk (94 vs 63); Twelve Mile Creek carries more bushfire risk (87 vs 67).

Clarence Town Twelve Mile Creek
Bushfire Moderate
67/100
 High
87/100
Crime Moderate
63/100
 High
94/100
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 0
within 5 km
same for both

Schools

Clarence Town Twelve Mile Creek
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Clarence Town

  • Clarence Town Public School Government · Primary below peers

Schools in Twelve Mile Creek

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

Amenities in the suburb

Clarence Town Twelve Mile Creek
Supermarkets 1 0
Parks & reserves 8 3
Childcare 2 0
GPs 2 0
Pharmacies 1 0
Police stations 1 0
Banks & Bank@Post 1 0
Waterways 12 2

Mobility

Clarence Town sits further from the CBD (192.2 km vs 186.7 km).

Clarence Town Twelve Mile Creek
Walkability score 67/100 10/100
Distance to Sydney 192.2 km
+3% vs other
 186.7 km
Drive time (normal traffic) 146 min 138 min
Electric vehicle share 0.6%
postcode 2321
 0.5%
postcode 2324
Rooftop solar per 100 dwellings 69
postcode 2321
 54
postcode 2324

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.

Clarence Town Twelve Mile Creek
Car (driver) 72.0% / 66.7%
Clarence Town — Car (driver): 72.0% Twelve Mile Creek — Car (driver): 66.7%
Worked from Home 22.8% / 23.1%
Clarence Town — Worked from Home: 22.8% Twelve Mile Creek — Worked from Home: 23.1%
Car (passenger) 3.5% / 10.3%
Clarence Town — Car (passenger): 3.5% Twelve Mile Creek — Car (passenger): 10.3%
Walked Only 1.7% / —
Clarence Town — Walked Only: 1.7% Twelve Mile Creek — Walked Only: not among its largest

Bars are drawn against the largest share shown (72.0%).

Setting

Clarence Town Twelve Mile Creek
Elevation 11 m
above sea level, at the suburb centre
 74 m
above sea level, at the suburb centre
Distance to the ocean 18.7 km 8.4 km

NBN connectivity

Clarence Town Twelve Mile Creek
Connectivity score 49/100 15/100
Most common technology Fixed wireless Satellite (Sky Muster)
Full-fibre (FTTP) share 23%
957 premises
 0%
11 premises

Climate

Clarence Town Twelve Mile Creek
Annual rainfall 996 mm 1,181 mm
Summer max (Jan) 30.0°C 28.7°C
Winter min (Jul) 7.1°C 7.5°C

Air quality (annual mean)

Clarence Town Twelve Mile Creek
PM2.5 6.3 µg/m³
same for both
PM10 17.5 µg/m³
same for both
NO₂ 0.72 pphm
same for both

Council rates

Clarence Town Twelve Mile Creek
Average residential rate $1,646/yr $1,359/yr
Council Dungog Port Stephens

Federal electorate

Clarence Town Twelve Mile Creek
Division Lyne
same for both
Member Alison Penfold
same for both
Party The Nationals
same for both

First Home Owner Grant

Clarence Town Twelve Mile Creek
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Clarence Town

Acreage Parks Quiet River

Twelve Mile Creek

Rural

More comparisons

Other comparisons with Clarence Town

Clarence Town vs Glen Oak Clarence Town vs East Seaham Clarence Town vs Martins Creek Clarence Town vs Limeburners Creek Clarence Town vs Brookfield Clarence Town vs Wallarobba

Other comparisons with Twelve Mile Creek

Twelve Mile Creek vs Karuah Twelve Mile Creek vs Limeburners Creek Twelve Mile Creek vs Swan Bay Twelve Mile Creek vs Ferodale
Full data on Clarence Town Full data on Twelve Mile Creek
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or