Diamond Beach vs Tallwoods Village

Diamond Beach is the younger of the two, with a median age of 50 against 60 in Tallwoods Village. In both, the large majority of households own their home and the large majority of homes are detached houses. On these figures, Tallwoods Village tends to suit 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

Tallwoods Village

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (17/100 vs 46/100)
  • has more separate houses rather than flats (99% vs 88%)

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

First-home buyers

Tallwoods Village

ahead on 2 of the 4 things we measure here

  • has cheaper land ($268,000 vs $664,000)
  • has cheaper units ($615,000 vs $1,440,000)
  • But Diamond Beach leaves households under less mortgage stress (29% vs 35%)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Diamond Beach

ahead on the one thing that separates them

  • has a bigger rental market to choose from (23% vs 9%)

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

Commuting to the city

Tallwoods Village

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (212 min vs 222 min)
  • sits closer to the CBD (300.8 km vs 305.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Tallwoods Village

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (17/100 vs 46/100)
  • has more residents already 65 and over (40% vs 25%)
  • But Diamond Beach has more units and townhouses to downsize into (12% vs 1%)

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

Investors

They split

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

  • Diamond Beach returns a higher gross yield on houses (3.8% vs 3.0%)
  • Tallwoods Village is growing faster (40.9% vs 14.2%)

Weighs house yield and population growth.

Where they sit

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

Diamond Beach Tallwoods Village
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.

Diamond Beach Tallwoods Village
Walkability 15 / 18
Diamond Beach — Walkability: 15/100 Tallwoods Village — Walkability: 18/100
Safety 54 / 83
Diamond Beach — Safety: 54/100 Tallwoods Village — Safety: 83/100
Low fire risk 11 / 5
Diamond Beach — Low fire risk: 11/100 Tallwoods Village — Low fire risk: 5/100

Demographics

Tallwoods Village skews older (60 vs 50).

Diamond Beach Tallwoods Village
Population 1,012
+2% vs other
 993
Population trend (2016 → 2021) +14.2% +40.9%
Median age 50 60
Median household income $69,212/yr
+1% vs other
 $68,328/yr
Median weekly rent $400/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Diamond Beach Tallwoods Village
0-4 4.6% / 3.4%
Diamond Beach — 0-4: 4.6% Tallwoods Village — 0-4: 3.4%
5-14 13.1% / 6.7%
Diamond Beach — 5-14: 13.1% Tallwoods Village — 5-14: 6.7%
15-19 5.0% / 3.2%
Diamond Beach — 15-19: 5.0% Tallwoods Village — 15-19: 3.2%
20-24 2.2% / 2.8%
Diamond Beach — 20-24: 2.2% Tallwoods Village — 20-24: 2.8%
25-34 8.8% / 7.4%
Diamond Beach — 25-34: 8.8% Tallwoods Village — 25-34: 7.4%
35-44 9.4% / 6.3%
Diamond Beach — 35-44: 9.4% Tallwoods Village — 35-44: 6.3%
45-54 11.9% / 11.4%
Diamond Beach — 45-54: 11.9% Tallwoods Village — 45-54: 11.4%
55-64 19.8% / 17.5%
Diamond Beach — 55-64: 19.8% Tallwoods Village — 55-64: 17.5%
65-74 18.3% / 28.0%
Diamond Beach — 65-74: 18.3% Tallwoods Village — 65-74: 28.0%
75-84 5.3% / 11.5%
Diamond Beach — 75-84: 5.3% Tallwoods Village — 75-84: 11.5%
85+ 1.2% / 0.5%
Diamond Beach — 85+: 1.2% Tallwoods Village — 85+: 0.5%

Bars are drawn against the largest share shown (28.0%).

Who lives together

Household composition, 2021 Census.

Diamond Beach 39.1% lone person
Diamond Beach — Lone Person: 39.1% Diamond Beach — Couple Families: 36.5% Diamond Beach — One Parent Families: 19.7% Diamond Beach — Group Household: 3.4% Diamond Beach — Other Families: 1.3%
Tallwoods Village 40.9% lone person
Tallwoods Village — Lone Person: 40.9% Tallwoods Village — Couple Families: 40.4% Tallwoods Village — One Parent Families: 13.5% Tallwoods Village — Group Household: 3.6% Tallwoods Village — Other Families: 1.6%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Diamond Beach 22.9% renting
Diamond Beach — Owned Outright: 48.4% Diamond Beach — Mortgage: 28.7% Diamond Beach — Renting: 22.9%
Tallwoods Village 8.9% renting
Tallwoods Village — Owned Outright: 60.9% Tallwoods Village — Mortgage: 30.2% Tallwoods Village — Renting: 8.9%
Owned outright Mortgage Renting

Qualifications

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

Diamond Beach Tallwoods Village
Certificate III & IV 19.4% / 16.8%
Diamond Beach — Certificate III & IV: 19.4% Tallwoods Village — Certificate III & IV: 16.8%
Bachelor Degree 13.2% / 11.0%
Diamond Beach — Bachelor Degree: 13.2% Tallwoods Village — Bachelor Degree: 11.0%
Advanced Diploma / Diploma 10.2% / 12.8%
Diamond Beach — Advanced Diploma / Diploma: 10.2% Tallwoods Village — Advanced Diploma / Diploma: 12.8%
Postgraduate Degree 3.5% / 3.0%
Diamond Beach — Postgraduate Degree: 3.5% Tallwoods Village — Postgraduate Degree: 3.0%
Graduate Diploma / Certificate 2.4% / 2.0%
Diamond Beach — Graduate Diploma / Certificate: 2.4% Tallwoods Village — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (19.4%).

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.

Diamond Beach Tallwoods Village
England 3.5% / 6.5%
Diamond Beach — England: 3.5% Tallwoods Village — England: 6.5%
New Zealand 1.5% / 1.5%
Diamond Beach — New Zealand: 1.5% Tallwoods Village — New Zealand: 1.5%
Germany — / 1.7%
Diamond Beach — Germany: not among its largest Tallwoods Village — Germany: 1.7%
Netherlands 0.9% / 0.6%
Diamond Beach — Netherlands: 0.9% Tallwoods Village — Netherlands: 0.6%
Brazil 0.9% / —
Diamond Beach — Brazil: 0.9% Tallwoods Village — Brazil: not among its largest
Thailand — / 0.6%
Diamond Beach — Thailand: not among its largest Tallwoods Village — Thailand: 0.6%
Canada — / 0.6%
Diamond Beach — Canada: not among its largest Tallwoods Village — Canada: 0.6%
Sri Lanka 0.5% / —
Diamond Beach — Sri Lanka: 0.5% Tallwoods Village — Sri Lanka: not among its largest

Bars are drawn against the largest share shown (6.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Diamond Beach 87.9% houses
Diamond Beach — Houses: 87.9% Diamond Beach — Townhouses: 9.8% Diamond Beach — Flats / Apartments: 2.4%
Tallwoods Village 98.8% houses
Tallwoods Village — Houses: 98.8% Tallwoods Village — Townhouses: 0.0% Tallwoods Village — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Diamond Beach Tallwoods Village
Median house price $977,500 $999,000
Median unit price $1,440,000 $615,000
Median land price $664,000 $268,000
Typical days to sell (houses) 51 days
from 14 sales
 56 days
from 14 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.

Diamond Beach Tallwoods Village
3 bed $970K / $825K
Diamond Beach — 3 bed: $970K (7 sales) Tallwoods Village — 3 bed: $825K (11 sales)

7 vs 11 sales

4 bed $1.24M / $1.03M
Diamond Beach — 4 bed: $1.24M (17 sales) Tallwoods Village — 4 bed: $1.03M (32 sales)

17 vs 32 sales

Zoning mix

Diamond Beach has more land zoned for conservation (60% vs 15%).

Diamond Beach Tallwoods Village
Environmental 60% 15%
Residential 26% 50%
Parks and recreation 1% 34%
Rural and farming 11% 1%
Infrastructure and transport 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

Diamond Beach Tallwoods Village
New dwellings approved 743
across Mid-Coast
same for both
Approvals change year on year +327%
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.

Diamond Beach Tallwoods Village
Houses 3.8%
$695/wk on $940K
 3.0%
$650/wk on $1.13M
Units —
same for both

Ranking within NSW

Diamond Beach Tallwoods Village
House price Higher than 41% of NSW Higher than 45% of NSW
Income Higher than 32% of NSW
same for both
Schools —
same for both
Walkability Higher than 65% of NSW Higher than 68% of NSW
Affordability Higher than 46% of NSW Higher than 41% of NSW
EV adoption Higher than 36% of NSW
same for both
NBN connectivity Higher than 77% of NSW Higher than 69% of NSW
Rental yield (houses) Higher than 65% of NSW Higher than 22% of NSW

Liveability

Tallwoods Village scores higher overall (35 vs 27).

Diamond Beach Tallwoods Village
Grade D C
Score 27/100 35/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 7/10

Risk profile

Diamond Beach carries more crime risk (46 vs 17).

Diamond Beach Tallwoods Village
Bushfire High
89/100
 High
95/100
Crime Moderate
46/100
 Low
17/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion High
80/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Diamond Beach Tallwoods Village
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Diamond Beach

  • Hallidays Point Public School Government · Primary at peers

Schools in Tallwoods Village

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

Amenities in the suburb

Diamond Beach Tallwoods Village
Parks & reserves 2 0
Childcare 2 0
Waterways 10 2

Mobility

Diamond Beach sits further from the CBD (305.4 km vs 300.8 km).

Diamond Beach Tallwoods Village
Walkability score 15/100 18/100
Distance to Sydney 305.4 km
+2% vs other
 300.8 km
Drive time (normal traffic) 222 min 212 min
Public transport score 22/100
Bus
 19/100
Bus
Peak arrivals per hour 4.0
7-9am + 5-7pm
 2.5
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2430
same for both
Rooftop solar per 100 dwellings 54
postcode 2430
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.

Diamond Beach Tallwoods Village
Car (driver) 73.4% / 80.1%
Diamond Beach — Car (driver): 73.4% Tallwoods Village — Car (driver): 80.1%
Worked from Home 15.7% / 15.3%
Diamond Beach — Worked from Home: 15.7% Tallwoods Village — Worked from Home: 15.3%
Car (passenger) 4.0% / 3.7%
Diamond Beach — Car (passenger): 4.0% Tallwoods Village — Car (passenger): 3.7%
Walked Only 6.0% / 0.9%
Diamond Beach — Walked Only: 6.0% Tallwoods Village — Walked Only: 0.9%
Bus 0.9% / —
Diamond Beach — Bus: 0.9% Tallwoods Village — Bus: not among its largest

Bars are drawn against the largest share shown (80.1%).

Setting

Diamond Beach Tallwoods Village
Elevation 7 m
above sea level, at the suburb centre
 31 m
above sea level, at the suburb centre
Distance to the ocean 990 m
3.2 km to a named beach
 3.0 km
3.4 km to a named beach

NBN connectivity

Diamond Beach Tallwoods Village
Connectivity score 70/100 57/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 47%
733 premises
 23%
581 premises

Climate

Diamond Beach Tallwoods Village
Annual rainfall 1,331 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Diamond Beach Tallwoods Village
Average residential rate $1,560/yr
same for both
Council Mid-Coast
same for both

Federal electorate

Diamond Beach Tallwoods Village
Division Lyne
same for both
Member Alison Penfold
same for both
Party The Nationals
same for both

First Home Owner Grant

Diamond Beach Tallwoods Village
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Diamond Beach

Acreage Coastal River

Tallwoods Village

Acreage Retirees

More comparisons

Other comparisons with Diamond Beach

Diamond Beach vs Red Head Diamond Beach vs Rainbow Flat Diamond Beach vs Koorainghat

Other comparisons with Tallwoods Village

Tallwoods Village vs Red Head Tallwoods Village vs Rainbow Flat Tallwoods Village vs Hallidays Point
Full data on Diamond Beach Full data on Tallwoods Village
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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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