Comboyne vs Upper Lansdowne

In both, the large majority of households own their home and the large majority of homes are detached houses. In Comboyne, about half of households are people living alone. Houses cost more in Upper Lansdowne: a median of $880,000, against $560,000 in Comboyne, and rent is higher there too. On these figures, Comboyne tends to suit people living alone 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

Upper Lansdowne

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (39/100 vs 54/100)
  • is already more of a family suburb (57% vs 42%)
  • But Comboyne has more parks and reserves (4 vs 1)

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

First-home buyers

Comboyne

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($560,000 vs $880,000)
  • leaves households under less mortgage stress (26% vs 31%)

Weighs house prices and mortgage stress.

Renters

Comboyne

ahead on 3 of the 3 things we measure here

  • has a bigger rental market to choose from (19% vs 8%)
  • leaves renters under less rental stress (21% vs 26%)
  • has cheaper rent ($250/wk vs $300/wk)

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

Commuting to the city

Upper Lansdowne

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (239 min vs 279 min)
  • sits closer to the CBD (340.9 km vs 361.4 km)
  • But Comboyne is more walkable (34/100 vs 25/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Comboyne is more walkable (34/100 vs 25/100)
  • Upper Lansdowne carries lower crime risk (39/100 vs 54/100)

Weighs 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

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

Comboyne Upper Lansdowne
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.

Comboyne Upper Lansdowne
Walkability 34 / 25
Comboyne — Walkability: 34/100 Upper Lansdowne — Walkability: 25/100
Safety 46 / 61
Comboyne — Safety: 46/100 Upper Lansdowne — Safety: 61/100
Low fire risk 46 / 43
Comboyne — Low fire risk: 46/100 Upper Lansdowne — Low fire risk: 43/100

Demographics

Upper Lansdowne has more residents (533 vs 416); Upper Lansdowne rents higher ($300/wk vs $250/wk).

Comboyne Upper Lansdowne
Population 416 533
+28% vs other
Population trend (2016 → 2021) -8.4% -5.7%
Median age 55 54
Median household income $61,932/yr
+4% vs other
 $59,436/yr
Median weekly rent $250/wk $300/wk
+20% vs other

Age profile

Share of residents in each band, 2021 Census.

Comboyne Upper Lansdowne
0-4 5.3% / 3.0%
Comboyne — 0-4: 5.3% Upper Lansdowne — 0-4: 3.0%
5-14 9.1% / 12.0%
Comboyne — 5-14: 9.1% Upper Lansdowne — 5-14: 12.0%
15-19 2.4% / 4.7%
Comboyne — 15-19: 2.4% Upper Lansdowne — 15-19: 4.7%
20-24 3.8% / 2.6%
Comboyne — 20-24: 3.8% Upper Lansdowne — 20-24: 2.6%
25-34 11.1% / 6.9%
Comboyne — 25-34: 11.1% Upper Lansdowne — 25-34: 6.9%
35-44 7.9% / 8.1%
Comboyne — 35-44: 7.9% Upper Lansdowne — 35-44: 8.1%
45-54 10.6% / 13.3%
Comboyne — 45-54: 10.6% Upper Lansdowne — 45-54: 13.3%
55-64 19.2% / 21.8%
Comboyne — 55-64: 19.2% Upper Lansdowne — 55-64: 21.8%
65-74 22.1% / 20.8%
Comboyne — 65-74: 22.1% Upper Lansdowne — 65-74: 20.8%
75-84 7.7% / 6.0%
Comboyne — 75-84: 7.7% Upper Lansdowne — 75-84: 6.0%
85+ 1.7% / 0.8%
Comboyne — 85+: 1.7% Upper Lansdowne — 85+: 0.8%

Bars are drawn against the largest share shown (22.1%).

Who lives together

Household composition, 2021 Census.

Comboyne 51.4% lone person
Comboyne — Lone Person: 51.4% Comboyne — Couple Families: 28.0% Comboyne — One Parent Families: 14.0% Comboyne — Group Household: 6.5%
Upper Lansdowne 40.3% lone person
Upper Lansdowne — Lone Person: 40.3% Upper Lansdowne — Couple Families: 41.2% Upper Lansdowne — One Parent Families: 16.0% Upper Lansdowne — Group Household: 2.5%
Lone Person Couple Families One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Comboyne 18.8% renting
Comboyne — Owned Outright: 59.1% Comboyne — Mortgage: 22.1% Comboyne — Renting: 18.8%
Upper Lansdowne 8.3% renting
Upper Lansdowne — Owned Outright: 56.8% Upper Lansdowne — Mortgage: 34.9% Upper Lansdowne — Renting: 8.3%
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.

Comboyne Upper Lansdowne
England 2.6% / 4.3%
Comboyne — England: 2.6% Upper Lansdowne — England: 4.3%
Fiji 1.4% / —
Comboyne — Fiji: 1.4% Upper Lansdowne — Fiji: not among its largest
South Africa 1.0% / —
Comboyne — South Africa: 1.0% Upper Lansdowne — South Africa: not among its largest
Netherlands — / 0.6%
Comboyne — Netherlands: not among its largest Upper Lansdowne — Netherlands: 0.6%

Bars are drawn against the largest share shown (4.3%).

Qualifications

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

Comboyne Upper Lansdowne
Certificate III & IV 18.3% / 21.4%
Comboyne — Certificate III & IV: 18.3% Upper Lansdowne — Certificate III & IV: 21.4%
Bachelor Degree 8.7% / 9.6%
Comboyne — Bachelor Degree: 8.7% Upper Lansdowne — Bachelor Degree: 9.6%
Advanced Diploma / Diploma 5.8% / 8.1%
Comboyne — Advanced Diploma / Diploma: 5.8% Upper Lansdowne — Advanced Diploma / Diploma: 8.1%
Postgraduate Degree 2.4% / 1.3%
Comboyne — Postgraduate Degree: 2.4% Upper Lansdowne — Postgraduate Degree: 1.3%
Graduate Diploma / Certificate 0.7% / 1.3%
Comboyne — Graduate Diploma / Certificate: 0.7% Upper Lansdowne — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (21.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Comboyne 99.4% houses
Comboyne — Houses: 99.4% Comboyne — Flats / Apartments: 0.6%
Upper Lansdowne 100.0% houses
Upper Lansdowne — Houses: 100.0% Upper Lansdowne — Flats / Apartments: 0.0%
Houses Flats / Apartments

Property market

Comboyne Upper Lansdowne
Median house price $560,000 $880,000
Median unit price —
same for both
Median land price — $686,250
Typical days to sell (houses) — 114 days
from 3 sales

Zoning mix

Upper Lansdowne has more land zoned for conservation (23% vs 10%); Comboyne has more rural and farming land (90% vs 77%).

Comboyne Upper Lansdowne
Rural and farming 90% 77%
Environmental 10% 23%
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

Comboyne Upper Lansdowne
New dwellings approved 546
across Port Macquarie-Hastings
 743
across Mid-Coast
Approvals change year on year +33% +327%

Ranking within NSW

Comboyne Upper Lansdowne
House price Higher than 33% of NSW Higher than 48% of NSW
Income Higher than 24% of NSW Higher than 21% of NSW
Schools —
same for both
Walkability Higher than 76% of NSW Higher than 73% of NSW
Affordability Higher than 45% of NSW Higher than 29% of NSW
EV adoption Higher than 24% of NSW Higher than 36% of NSW
NBN connectivity Higher than 52% of NSW Higher than 44% of NSW

Liveability

Comboyne is more walkable (34 vs 25).

Comboyne Upper Lansdowne
Grade — C
Score — 32/100
Socio-economic band below-average income
decile 3/10
same for both

Risk profile

Comboyne carries more crime risk (54 vs 39).

Comboyne Upper Lansdowne
Bushfire Moderate
54/100
 Moderate
57/100
Crime Moderate
54/100
 Low
39/100
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

Comboyne Upper Lansdowne
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Comboyne

  • Comboyne Public School Government · Primary below peers

Schools in Upper Lansdowne

  • Upper Lansdowne Public School Government · Primary

Amenities in the suburb

Comboyne Upper Lansdowne
Supermarkets 2 0
Cafes & restaurants 1 0
Parks & reserves 4 1
Childcare 1 0
Police stations 1 0
Banks & Bank@Post 1 0
Fuel stations 1 0
Waterways 45 8

Mobility

Comboyne sits further from the CBD (361.4 km vs 340.9 km).

Comboyne Upper Lansdowne
Walkability score 34/100 25/100
Distance to Sydney 361.4 km
+6% vs other
 340.9 km
Drive time (normal traffic) 279 min 239 min
Electric vehicle share 0.2%
postcode 2429
 0.4%
postcode 2430
Rooftop solar per 100 dwellings 62
postcode 2429
 54
postcode 2430

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.

Comboyne Upper Lansdowne
Car (driver) 52.9% / 74.1%
Comboyne — Car (driver): 52.9% Upper Lansdowne — Car (driver): 74.1%
Worked from Home 33.5% / 19.9%
Comboyne — Worked from Home: 33.5% Upper Lansdowne — Worked from Home: 19.9%
Car (passenger) 5.3% / 6.0%
Comboyne — Car (passenger): 5.3% Upper Lansdowne — Car (passenger): 6.0%
Walked Only 8.2% / —
Comboyne — Walked Only: 8.2% Upper Lansdowne — Walked Only: not among its largest

Bars are drawn against the largest share shown (74.1%).

Setting

Comboyne Upper Lansdowne
Elevation 603 m
above sea level, at the suburb centre
 60 m
above sea level, at the suburb centre
Distance to the ocean 33.0 km 26.1 km

NBN connectivity

Comboyne Upper Lansdowne
Connectivity score 30/100 28/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
236 premises
 0%
252 premises

Climate

Comboyne Upper Lansdowne
Annual rainfall 2,842 mm 1,331 mm
Summer max (Jan) 29.0°C —
Winter min (Jul) 6.7°C —

Council rates

Comboyne Upper Lansdowne
Average residential rate $1,325/yr $1,560/yr
Council Port Macquarie-Hastings Mid-Coast

Federal electorate

Comboyne Upper Lansdowne
Division Lyne
same for both
Member Alison Penfold
same for both
Party The Nationals
same for both

First Home Owner Grant

Comboyne Upper Lansdowne
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Comboyne

Quiet Retirees Rural

Upper Lansdowne

Retirees Rural

More comparisons

Other comparisons with Comboyne

Comboyne vs Byabarra Comboyne vs Killabakh Comboyne vs Ellenborough

Other comparisons with Upper Lansdowne

Upper Lansdowne vs Lansdowne Upper Lansdowne vs Killabakh Upper Lansdowne vs Melinga Upper Lansdowne vs Waitui
Full data on Comboyne Full data on Upper Lansdowne
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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