Fern Bay vs Stockton

Fern Bay is the younger of the two, with a median age of 43 against 47 in Stockton. In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Stockton: a median of $1.32 million, against $1.01 million in Fern Bay, though rent is higher in Fern Bay. On these figures, Fern Bay tends to suit families with children 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

Fern Bay

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (39/100 vs 82/100)
  • has more separate houses rather than flats (98% vs 82%)

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

  • Fern Bay has cheaper houses ($1,010,000 vs $1,320,000)
  • Stockton leaves households under less mortgage stress (30% vs 37%)

Weighs house prices and mortgage stress.

Renters

Stockton

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (24% vs 36%)
  • has cheaper rent ($370/wk vs $510/wk)

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

Commuting to the city

Stockton

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (129 min vs 135 min)
  • sits closer to the CBD (166.8 km vs 169.6 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Fern Bay

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (39/100 vs 82/100)
  • has more residents already 65 and over (30% vs 24%)
  • But Stockton has more units and townhouses to downsize into (18% vs 2%)

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

Investors

Fern Bay

ahead on the one thing that separates them

  • is growing faster (46.4% vs -2.7%)

Weighs house yield and population growth.

Where they sit

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

Fern Bay Stockton
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.

Fern Bay Stockton
Walkability 30 / 32
Fern Bay — Walkability: 30/100 Stockton — Walkability: 32/100
Safety 61 / 18
Fern Bay — Safety: 61/100 Stockton — Safety: 18/100
Low fire risk 45 / 69
Fern Bay — Low fire risk: 45/100 Stockton — Low fire risk: 69/100

Demographics

Fern Bay rents higher ($510/wk vs $370/wk); Stockton skews older (47 vs 43).

Fern Bay Stockton
Population 4,046
same for both
Population trend (2016 → 2021) +46.4% -2.7%
Median age 43 47
Median household income $74,620/yr $79,820/yr
+7% vs other
Median weekly rent $510/wk
+27% vs other
 $370/wk

Age profile

Share of residents in each band, 2021 Census.

Fern Bay Stockton
0-4 6.7% / 4.1%
Fern Bay — 0-4: 6.7% Stockton — 0-4: 4.1%
5-14 13.2% / 11.1%
Fern Bay — 5-14: 13.2% Stockton — 5-14: 11.1%
15-19 4.1% / 5.7%
Fern Bay — 15-19: 4.1% Stockton — 15-19: 5.7%
20-24 3.7% / 4.6%
Fern Bay — 20-24: 3.7% Stockton — 20-24: 4.6%
25-34 10.7% / 9.8%
Fern Bay — 25-34: 10.7% Stockton — 25-34: 9.8%
35-44 13.5% / 11.3%
Fern Bay — 35-44: 13.5% Stockton — 35-44: 11.3%
45-54 8.6% / 13.5%
Fern Bay — 45-54: 8.6% Stockton — 45-54: 13.5%
55-64 9.6% / 16.2%
Fern Bay — 55-64: 9.6% Stockton — 55-64: 16.2%
65-74 17.3% / 13.9%
Fern Bay — 65-74: 17.3% Stockton — 65-74: 13.9%
75-84 10.3% / 6.5%
Fern Bay — 75-84: 10.3% Stockton — 75-84: 6.5%
85+ 2.4% / 3.4%
Fern Bay — 85+: 2.4% Stockton — 85+: 3.4%

Bars are drawn against the largest share shown (17.3%).

Who lives together

Household composition, 2021 Census.

Fern Bay 44.4% lone person
Fern Bay — Lone Person: 44.4% Fern Bay — Couple Families: 41.6% Fern Bay — One Parent Families: 10.2% Fern Bay — Group Household: 2.7% Fern Bay — Other Families: 1.0%
Stockton 41.8% lone person
Stockton — Lone Person: 41.8% Stockton — Couple Families: 34.6% Stockton — One Parent Families: 17.8% Stockton — Group Household: 4.3% Stockton — Other Families: 1.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Fern Bay 24.7% renting
Fern Bay — Owned Outright: 48.3% Fern Bay — Mortgage: 27.0% Fern Bay — Renting: 24.7%
Stockton 30.7% renting
Stockton — Owned Outright: 38.1% Stockton — Mortgage: 31.2% Stockton — Renting: 30.7%
Owned outright Mortgage Renting

Qualifications

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

Fern Bay Stockton
Certificate III & IV 16.8% / 18.2%
Fern Bay — Certificate III & IV: 16.8% Stockton — Certificate III & IV: 18.2%
Bachelor Degree 10.4% / 10.9%
Fern Bay — Bachelor Degree: 10.4% Stockton — Bachelor Degree: 10.9%
Advanced Diploma / Diploma 7.7% / 8.3%
Fern Bay — Advanced Diploma / Diploma: 7.7% Stockton — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 3.5% / 3.6%
Fern Bay — Postgraduate Degree: 3.5% Stockton — Postgraduate Degree: 3.6%
Graduate Diploma / Certificate 1.8% / 2.2%
Fern Bay — Graduate Diploma / Certificate: 1.8% Stockton — Graduate Diploma / Certificate: 2.2%

Bars are drawn against the largest share shown (18.2%).

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.

Fern Bay Stockton
England 4.0% / 2.2%
Fern Bay — England: 4.0% Stockton — England: 2.2%
New Zealand 1.2% / 1.3%
Fern Bay — New Zealand: 1.2% Stockton — New Zealand: 1.3%
Philippines 0.6% / 0.3%
Fern Bay — Philippines: 0.6% Stockton — Philippines: 0.3%
South Africa 0.5% / 0.3%
Fern Bay — South Africa: 0.5% Stockton — South Africa: 0.3%
Germany 0.3% / 0.5%
Fern Bay — Germany: 0.3% Stockton — Germany: 0.5%
Ireland 0.4% / —
Fern Bay — Ireland: 0.4% Stockton — Ireland: not among its largest
Thailand — / 0.4%
Fern Bay — Thailand: not among its largest Stockton — Thailand: 0.4%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Fern Bay 97.9% houses
Fern Bay — Houses: 97.9% Fern Bay — Flats / Apartments: 0.5% Fern Bay — Townhouses: 1.6%
Stockton 82.0% houses
Stockton — Houses: 82.0% Stockton — Flats / Apartments: 11.1% Stockton — Townhouses: 6.9%
Houses Flats / Apartments Townhouses

Property market

Fern Bay Stockton
Median house price $1,010,000 $1,320,000
Median unit price — $580,500
Median land price —
same for both
Typical days to sell (houses) 23 days
from 49 sales
 48 days
from 31 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.

Fern Bay Stockton
3 bed $910K / $1.25M
Fern Bay — 3 bed: $910K (14 sales) Stockton — 3 bed: $1.25M (50 sales)

14 vs 50 sales

4 bed $995K / $1.46M
Fern Bay — 4 bed: $995K (62 sales) Stockton — 4 bed: $1.46M (30 sales)

62 vs 30 sales

5 bed $1.35M / $1.55M
Fern Bay — 5 bed: $1.35M (13 sales) Stockton — 5 bed: $1.55M (5 sales)

13 vs 5 sales

Zoning mix

Fern Bay has more land zoned for conservation (65% vs 11%).

Fern Bay Stockton
Environmental 65% 11%
Residential 20% 33%
Infrastructure and transport 2% 33%
Parks and recreation 12% 22%
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

Fern Bay Stockton
New dwellings approved 495
across Port Stephens
 912
across Newcastle
Approvals change year on year -72% +77%

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.

Fern Bay Stockton
Houses 3.7%
$800/wk on $1.12M
 3.7%
$850/wk on $1.2M
Units —
same for both

Ranking within NSW

Fern Bay Stockton
House price Higher than 48% of NSW Higher than 67% of NSW
Income Higher than 42% of NSW Higher than 47% of NSW
Schools —
same for both
Walkability Higher than 75% of NSW Higher than 76% of NSW
Affordability Higher than 44% of NSW Higher than 29% of NSW
EV adoption Higher than 77% of NSW
same for both
NBN connectivity Higher than 66% of NSW Higher than 69% of NSW
Rental yield (houses) Higher than 57% of NSW Higher than 56% of NSW

Liveability

Fern Bay scores higher overall (42 vs 35).

Fern Bay Stockton
Grade C
same for both
Score 42/100 35/100
Socio-economic band mid-range socio-economic
decile 6/10
 mid-range socio-economic
decile 5/10

Risk profile

Stockton carries more crime risk (82 vs 39); Fern Bay carries more bushfire risk (55 vs 31).

Fern Bay Stockton
Bushfire Moderate
55/100
 Low
31/100
Crime Low
39/100
 High
82/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
67/100
 High
75/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 18
within 5 km

Schools

Fern Bay Stockton
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 1
Universities within 10 km 1
The University of Newcastle (Newcastle City), 7.6 km
 2
The University of Newcastle (Newcastle City), 3.3 km
Full-time students aged 15–24 1.1% 1.4%

Schools in Fern Bay

  • Fern Bay Public School Government · Primary at peers

Schools in Stockton

  • St Peter's Primary School Catholic · Primary at peers
  • Stockton Public School Government · Primary below peers

Amenities in the suburb

Fern Bay Stockton
Supermarkets 0 1
Cafes & restaurants 0 4
Parks & reserves 2 3
Childcare 3
same for both
GPs 1 0
Pharmacies 1
same for both
Police stations 0 1
Banks & Bank@Post 0 3

Mobility

Fern Bay sits further from the CBD (169.6 km vs 166.8 km).

Fern Bay Stockton
Walkability score 30/100 32/100
Distance to Sydney 169.6 km
+2% vs other
 166.8 km
Drive time (normal traffic) 135 min 129 min
Public transport score 78/100
Bus
same for both
Peak arrivals per hour 78.8
7-9am + 5-7pm
 109.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 2295
same for both
Rooftop solar per 100 dwellings 38
postcode 2295
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.

Fern Bay Stockton
Car (driver) 64.3% / 64.1%
Fern Bay — Car (driver): 64.3% Stockton — Car (driver): 64.1%
Worked from Home 32.2% / 26.9%
Fern Bay — Worked from Home: 32.2% Stockton — Worked from Home: 26.9%
Car (passenger) 2.6% / 3.3%
Fern Bay — Car (passenger): 2.6% Stockton — Car (passenger): 3.3%
Walked Only 0.7% / 4.3%
Fern Bay — Walked Only: 0.7% Stockton — Walked Only: 4.3%
Bus 0.2% / 0.6%
Fern Bay — Bus: 0.2% Stockton — Bus: 0.6%

Bars are drawn against the largest share shown (64.3%).

Setting

Fern Bay Stockton
Elevation 7 m
above sea level, at the suburb centre
 4 m
above sea level, at the suburb centre
Distance to the ocean 1.1 km 48 m
2.6 km to a named beach

NBN connectivity

Fern Bay Stockton
Connectivity score 46/100 59/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 1%
923 premises
 25%
1,984 premises

Climate

Fern Bay Stockton
Annual rainfall 1,025 mm
same for both
Summer max (Jan) 25.4°C
same for both
Winter min (Jul) 10.2°C
same for both

Air quality (annual mean)

Fern Bay Stockton
PM2.5 7.5 µg/m³
same for both
PM10 30.4 µg/m³
same for both
NO₂ 0.73 pphm
same for both

Council rates

Fern Bay Stockton
Average residential rate $1,359/yr $1,783/yr
Council Port Stephens Newcastle

Federal electorate

Fern Bay Stockton
Division Paterson Newcastle
Member Meryl Swanson Sharon Claydon
Party Australian Labor Party
same for both

First Home Owner Grant

Fern Bay Stockton
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Fern Bay

Acreage Coastal Retirees

Stockton

Coastal

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Stockton vs Newcastle
Full data on Fern Bay Full data on Stockton
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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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