Dumaresq vs Black Mountain
Dumaresq is the younger of the two, with a median age of 42 against 47 in Black Mountain. In both, most households own their home and the large majority of homes are detached houses. In Black Mountain, about half of households are couple families. On these figures, Dumaresq tends to suit families with children, while Black Mountain suits couples 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
They split
one each way, out of the 6 things we measure here
- Dumaresq carries lower crime risk (0/100 vs 69/100)
- Black Mountain has more schools rated above their peers (1 vs 0)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Dumaresq
ahead on the one thing that separates them
- leaves households under less mortgage stress (20% vs 26%)
Weighs mortgage stress.
Renters
They split
one each way, out of the 3 things we measure here
- Dumaresq has a bigger rental market to choose from (29% vs 15%)
- Black Mountain has cheaper rent ($225/wk vs $290/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Dumaresq
ahead on 2 of the 3 things we measure here
- sits closer to the CBD (488 km vs 501.4 km)
- has a shorter drive in (376 min vs 383 min)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 4 things we measure here
- Dumaresq carries lower crime risk (0/100 vs 69/100)
- Black Mountain has more residents already 65 and over (21% vs 12%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Dumaresq
ahead on the one thing that separates them
- is growing faster (3.9% vs -6.1%)
Weighs population growth.
Where they sit
Dumaresq and Black Mountain drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Black Mountain has more residents (291 vs 80); Dumaresq rents higher ($290/wk vs $225/wk).
| Dumaresq | Black Mountain | |
|---|---|---|
| Population | 80 | 291 +264% vs other |
| Population trend (2016 → 2021) | +3.9% | -6.1% |
| Median age | 42 | 47 |
| Median household income | $87,724/yr | $91,936/yr +5% vs other |
| Median weekly rent | $290/wk +22% vs other | $225/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (21.2%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (15.1%).
Property market
| Dumaresq | Black Mountain | |
|---|---|---|
| Median house price | — | $335,000 |
| Median unit price | — same for both | |
| Median land price | — | $205,000 |
Zoning mix
| Dumaresq | Black Mountain | |
|---|---|---|
| Rural and farming | 99% same for both | |
| Environmental | 1% | 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
| Dumaresq | Black Mountain | |
|---|---|---|
| New dwellings approved | 77 across Armidale same for both | |
| Approvals change year on year | -76% same for both | |
Ranking within NSW
| Dumaresq | Black Mountain | |
|---|---|---|
| House price | — | Higher than 8% of NSW |
| Income | Higher than 56% of NSW | Higher than 59% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 15% of NSW | Higher than 32% of NSW |
| Affordability | — | Higher than 95% of NSW |
| EV adoption | Higher than 40% of NSW | Higher than 2% of NSW |
| NBN connectivity | Higher than 37% of NSW | Higher than 34% of NSW |
Liveability
| Dumaresq | Black Mountain | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | very advantaged area decile 9/10 same for both | |
Risk profile
Black Mountain carries more crime risk (69 vs 0).
| Dumaresq | Black Mountain | |
|---|---|---|
| Bushfire | Low 15/100 | Low 12/100 |
| Crime | None 0/100 | Moderate 69/100 |
| 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
| Dumaresq | Black Mountain | |
|---|---|---|
| Inside the suburb | 0 | 1 |
| Rated above peers | 0 | 1 |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Dumaresq
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Black Mountain
- Black Mountain Public School Government · Primary above peers
Amenities in the suburb
| Dumaresq | Black Mountain | |
|---|---|---|
| Parks & reserves | 0 | 2 |
| Fuel stations | 0 | 1 |
| Waterways | 6 | 26 |
Mobility
Black Mountain sits further from the CBD (501.4 km vs 488 km).
| Dumaresq | Black Mountain | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 488 km | 501.4 km +3% vs other |
| Drive time (normal traffic) | 376 min | 383 min |
| Electric vehicle share | 0.4% postcode 2350 | 0.1% postcode 2365 |
| Rooftop solar per 100 dwellings | 47 postcode 2350 | 49 postcode 2365 |
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.
Bars are drawn against the largest share shown (52.3%).
Setting
| Dumaresq | Black Mountain | |
|---|---|---|
| Elevation | 1,091 m above sea level, at the suburb centre | 1,283 m above sea level, at the suburb centre |
NBN connectivity
| Dumaresq | Black Mountain | |
|---|---|---|
| Connectivity score | 26/100 | 24/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 27 premises | 0% 77 premises |
Climate
| Dumaresq | Black Mountain | |
|---|---|---|
| Annual rainfall | 684 mm | 836 mm |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Air quality (annual mean)
| Dumaresq | Black Mountain | |
|---|---|---|
| PM2.5 | 6.7 µg/m³ same for both | |
| PM10 | 9.0 µg/m³ same for both | |
| NO₂ | — same for both | |
Council rates
| Dumaresq | Black Mountain | |
|---|---|---|
| Average residential rate | $1,477/yr same for both | |
| Council | Armidale same for both | |
Federal electorate
| Dumaresq | Black Mountain | |
|---|---|---|
| Division | New England same for both | |
| Member | Barnaby Joyce same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Dumaresq | Black Mountain | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
Dumaresq
Black Mountain
More comparisons
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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.