Floraville vs Eleebana

Floraville is the younger of the two, with a median age of 40 against 45 in Eleebana. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Eleebana: a median of $1.37 million, against $1.25 million in Floraville, and rent is higher there too. On these figures, Eleebana 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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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

First-home buyers

They split

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

  • Floraville has cheaper units ($740,000 vs $895,000)
  • Eleebana has cheaper land ($790,000 vs $1,276,750)

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

Renters

Floraville

ahead on the one thing that separates them

  • has cheaper rent ($405/wk vs $495/wk)

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

Commuting to the city

Floraville

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (112 min vs 117 min)
  • sits closer to the CBD (138.4 km vs 142.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Eleebana

ahead on the one thing that separates them

  • has more residents already 65 and over (24% vs 16%)

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

Investors

Eleebana

ahead on the one thing that separates them

  • is growing faster (12.2% vs -2.3%)

Weighs population growth.

Where they sit

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

Floraville Eleebana
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.

Floraville Eleebana
Walkability 54 / 47
Floraville — Walkability: 54/100 Eleebana — Walkability: 47/100
Safety 74 / 67
Floraville — Safety: 74/100 Eleebana — Safety: 67/100
Low fire risk 100 / 64
Floraville — Low fire risk: 100/100 Eleebana — Low fire risk: 64/100

Demographics

Eleebana has more residents (6,460 vs 1,814); Eleebana rents higher ($495/wk vs $405/wk).

Floraville Eleebana
Population 1,814 6,460
+256% vs other
Population trend (2016 → 2021) -2.3% +12.2%
Median age 40 45
Median household income $110,656/yr $115,804/yr
+5% vs other
Median weekly rent $405/wk $495/wk
+22% vs other

Age profile

Share of residents in each band, 2021 Census.

Floraville Eleebana
0-4 5.0% / 4.8%
Floraville — 0-4: 5.0% Eleebana — 0-4: 4.8%
5-14 15.9% / 14.1%
Floraville — 5-14: 15.9% Eleebana — 5-14: 14.1%
15-19 7.8% / 6.8%
Floraville — 15-19: 7.8% Eleebana — 15-19: 6.8%
20-24 6.4% / 4.6%
Floraville — 20-24: 6.4% Eleebana — 20-24: 4.6%
25-34 8.8% / 6.1%
Floraville — 25-34: 8.8% Eleebana — 25-34: 6.1%
35-44 13.3% / 12.2%
Floraville — 35-44: 13.3% Eleebana — 35-44: 12.2%
45-54 14.5% / 13.7%
Floraville — 45-54: 14.5% Eleebana — 45-54: 13.7%
55-64 12.3% / 13.1%
Floraville — 55-64: 12.3% Eleebana — 55-64: 13.1%
65-74 10.6% / 13.4%
Floraville — 65-74: 10.6% Eleebana — 65-74: 13.4%
75-84 4.6% / 8.5%
Floraville — 75-84: 4.6% Eleebana — 75-84: 8.5%
85+ 1.3% / 2.6%
Floraville — 85+: 1.3% Eleebana — 85+: 2.6%

Bars are drawn against the largest share shown (15.9%).

Who lives together

Household composition, 2021 Census.

Floraville 55.6% couple families
Floraville — Couple Families: 55.6% Floraville — Lone Person: 26.4% Floraville — One Parent Families: 15.0% Floraville — Group Household: 2.3% Floraville — Other Families: 0.6%
Eleebana 59.3% couple families
Eleebana — Couple Families: 59.3% Eleebana — Lone Person: 27.1% Eleebana — One Parent Families: 10.8% Eleebana — Group Household: 2.0% Eleebana — Other Families: 0.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Floraville 16.7% renting
Floraville — Owned Outright: 36.1% Floraville — Mortgage: 47.2% Floraville — Renting: 16.7%
Eleebana 10.0% renting
Eleebana — Owned Outright: 50.1% Eleebana — Mortgage: 39.9% Eleebana — Renting: 10.0%
Owned outright Mortgage Renting

Qualifications

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

Floraville Eleebana
Certificate III & IV 17.5% / 14.4%
Floraville — Certificate III & IV: 17.5% Eleebana — Certificate III & IV: 14.4%
Bachelor Degree 13.8% / 16.6%
Floraville — Bachelor Degree: 13.8% Eleebana — Bachelor Degree: 16.6%
Advanced Diploma / Diploma 8.2% / 9.9%
Floraville — Advanced Diploma / Diploma: 8.2% Eleebana — Advanced Diploma / Diploma: 9.9%
Postgraduate Degree 2.5% / 5.3%
Floraville — Postgraduate Degree: 2.5% Eleebana — Postgraduate Degree: 5.3%
Graduate Diploma / Certificate 1.8% / 2.6%
Floraville — Graduate Diploma / Certificate: 1.8% Eleebana — Graduate Diploma / Certificate: 2.6%

Bars are drawn against the largest share shown (17.5%).

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.

Floraville Eleebana
England 1.9% / 3.9%
Floraville — England: 1.9% Eleebana — England: 3.9%
New Zealand 0.7% / 1.1%
Floraville — New Zealand: 0.7% Eleebana — New Zealand: 1.1%
South Africa 0.7% / 0.9%
Floraville — South Africa: 0.7% Eleebana — South Africa: 0.9%
Scotland 0.6% / 0.7%
Floraville — Scotland: 0.6% Eleebana — Scotland: 0.7%
Canada 0.7% / —
Floraville — Canada: 0.7% Eleebana — Canada: not among its largest
Germany — / 0.6%
Floraville — Germany: not among its largest Eleebana — Germany: 0.6%

Bars are drawn against the largest share shown (3.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Floraville 87.6% houses
Floraville — Houses: 87.6% Floraville — Townhouses: 10.7% Floraville — Flats / Apartments: 1.7%
Eleebana 89.2% houses
Eleebana — Houses: 89.2% Eleebana — Townhouses: 9.0% Eleebana — Flats / Apartments: 1.8%
Houses Townhouses Flats / Apartments

Property market

Floraville Eleebana
Median house price $1,250,000 $1,367,500
Median unit price $740,000 $895,000
Median land price $1,276,750 $790,000
Typical days to sell (houses) 68 days
from 4 sales
 40 days
from 32 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.

Floraville Eleebana
3 bed $950K / $1.16M
Floraville — 3 bed: $950K (13 sales) Eleebana — 3 bed: $1.16M (24 sales)

13 vs 24 sales

4 bed $1.33M / $1.42M
Floraville — 4 bed: $1.33M (13 sales) Eleebana — 4 bed: $1.42M (39 sales)

13 vs 39 sales

Zoning mix

Eleebana has more rural and farming land (15% vs 0%).

Floraville Eleebana
Residential 62% 46%
Environmental 32% 27%
Rural and farming 0% 15%
Parks and recreation 6% 8%
Infrastructure and transport 0% 3%
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

Floraville Eleebana
New dwellings approved 1,212
across Lake Macquarie
same for both
Approvals change year on year +2%
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.

Floraville Eleebana
Houses — 3.0%
$875/wk on $1.51M
Units —
same for both

Ranking within NSW

Floraville Eleebana
House price Higher than 66% of NSW Higher than 68% of NSW
Income Higher than 77% of NSW Higher than 80% of NSW
Schools —
same for both
Walkability Higher than 82% of NSW Higher than 80% of NSW
Affordability Higher than 54% of NSW
same for both
EV adoption Higher than 69% of NSW Higher than 80% of NSW
NBN connectivity Higher than 78% of NSW Higher than 76% of NSW
Rental yield (houses) — Higher than 22% of NSW

Liveability

Floraville scores higher overall (67 vs 61).

Floraville Eleebana
Grade B
same for both
Score 67/100 61/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 10/10

Risk profile

Eleebana carries more bushfire risk (36 vs 0).

Floraville Eleebana
Bushfire None
0/100
 Low
36/100
Crime Low
26/100
 Low
33/100
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 1
within 5 km
 0
within 5 km

Schools

Floraville Eleebana
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 0

Schools in Floraville

  • Floraville Public School Government · Primary below peers

Schools in Eleebana

  • Eleebana Public School Government · Primary at peers

Amenities in the suburb

Floraville Eleebana
Parks & reserves 1 3
Childcare 3
same for both
Waterways 0 2

Mobility

Eleebana sits further from the CBD (142.1 km vs 138.4 km).

Floraville Eleebana
Walkability score 54/100 47/100
Distance to Sydney 138.4 km 142.1 km
+3% vs other
Drive time (normal traffic) 112 min 117 min
Public transport score 58/100
Bus
 77/100
Bus
Peak arrivals per hour 19.5
7-9am + 5-7pm
 156.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.7%
postcode 2280
 1.0%
postcode 2282
Rooftop solar per 100 dwellings 44
postcode 2280
 46
postcode 2282

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.

Floraville Eleebana
Car (driver) 66.4% / 62.3%
Floraville — Car (driver): 66.4% Eleebana — Car (driver): 62.3%
Worked from Home 27.3% / 32.6%
Floraville — Worked from Home: 27.3% Eleebana — Worked from Home: 32.6%
Car (passenger) 4.1% / 3.5%
Floraville — Car (passenger): 4.1% Eleebana — Car (passenger): 3.5%
Walked Only 0.6% / 0.9%
Floraville — Walked Only: 0.6% Eleebana — Walked Only: 0.9%
Bus 1.0% / 0.3%
Floraville — Bus: 1.0% Eleebana — Bus: 0.3%
Bicycle 0.5% / 0.4%
Floraville — Bicycle: 0.5% Eleebana — Bicycle: 0.4%

Bars are drawn against the largest share shown (66.4%).

Setting

Floraville Eleebana
Elevation 61 m
above sea level, at the suburb centre
 68 m
above sea level, at the suburb centre
Distance to the ocean 3.5 km 5.9 km

NBN connectivity

Floraville Eleebana
Connectivity score 71/100 70/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 48%
708 premises
 45%
2,525 premises

Climate

Floraville Eleebana
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)

Floraville Eleebana
PM2.5 6.5 µg/m³ 6.1 µg/m³
PM10 21.7 µg/m³ 16.5 µg/m³
NO₂ 0.64 pphm 0.53 pphm

Council rates

Floraville Eleebana
Average residential rate $1,708/yr
same for both
Council Lake Macquarie
same for both

Federal electorate

Floraville Eleebana
Division Shortland
same for both
Member Pat Conroy
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Floraville Eleebana
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Floraville

Large Blocks

Eleebana

Large Blocks Professionals

More comparisons

Other comparisons with Floraville

Floraville vs Belmont Floraville vs Belmont North Floraville vs Valentine Floraville vs Tingira Heights

Other comparisons with Eleebana

Eleebana vs Warners Bay Eleebana vs Valentine Eleebana vs Mount Hutton Eleebana vs Tingira Heights Eleebana vs Croudace Bay
Full data on Floraville Full data on Eleebana
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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