Fountaindale vs Berkeley Vale

Berkeley Vale is the younger of the two, with a median age of 36 against 46 in Fountaindale. In both, the large majority of households own their home and the large majority of homes are detached houses. In Fountaindale, the large majority of households are couple families. In Berkeley Vale, about half of households are couple families. Houses cost more in Fountaindale: a median of $2.27 million, against $985,000 in Berkeley Vale, and rent is higher there too. On these figures, Fountaindale tends to suit couples, while Berkeley Vale suits 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

They split

one each way, out of the 6 things we measure here

  • Fountaindale is already more of a family suburb (87% vs 67%)
  • Berkeley Vale has more parks and reserves (6 vs 1)

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

  • Fountaindale leaves households under less mortgage stress (20% vs 25%)
  • Berkeley Vale has cheaper houses ($985,000 vs $2,265,000)

Weighs house prices and mortgage stress.

Renters

Berkeley Vale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (22% vs 3%)
  • has cheaper rent ($420/wk vs $500/wk)
  • But Fountaindale leaves renters under less rental stress (17% vs 24%)

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

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Fountaindale sits closer to the CBD (87.8 km vs 90.4 km)
  • Berkeley Vale is more walkable (72/100 vs 26/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Berkeley Vale

ahead on the one thing that separates them

  • is more walkable (72/100 vs 26/100)

Weighs smaller dwellings, 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

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

Fountaindale Berkeley Vale
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.

Fountaindale Berkeley Vale
Walkability 26 / 72
Fountaindale — Walkability: 26/100 Berkeley Vale — Walkability: 72/100
Safety 45 / 50
Fountaindale — Safety: 45/100 Berkeley Vale — Safety: 50/100
Low fire risk 100 / 47
Fountaindale — Low fire risk: 100/100 Berkeley Vale — Low fire risk: 47/100

Demographics

Berkeley Vale has more residents (8,951 vs 726); Fountaindale has higher household incomes ($150,956 vs $93,132).

Fountaindale Berkeley Vale
Population 726 8,951
+1133% vs other
Population trend (2016 → 2021) +3.7% +7.1%
Median age 46 36
Median household income $150,956/yr
+38% vs other
 $93,132/yr
Median weekly rent $500/wk
+16% vs other
 $420/wk

Age profile

Share of residents in each band, 2021 Census.

Fountaindale Berkeley Vale
0-4 4.0% / 7.2%
Fountaindale — 0-4: 4.0% Berkeley Vale — 0-4: 7.2%
5-14 14.7% / 14.0%
Fountaindale — 5-14: 14.7% Berkeley Vale — 5-14: 14.0%
15-19 7.6% / 6.1%
Fountaindale — 15-19: 7.6% Berkeley Vale — 15-19: 6.1%
20-24 7.9% / 6.1%
Fountaindale — 20-24: 7.9% Berkeley Vale — 20-24: 6.1%
25-34 5.2% / 14.0%
Fountaindale — 25-34: 5.2% Berkeley Vale — 25-34: 14.0%
35-44 10.2% / 13.0%
Fountaindale — 35-44: 10.2% Berkeley Vale — 35-44: 13.0%
45-54 17.8% / 10.9%
Fountaindale — 45-54: 17.8% Berkeley Vale — 45-54: 10.9%
55-64 17.4% / 12.2%
Fountaindale — 55-64: 17.4% Berkeley Vale — 55-64: 12.2%
65-74 11.4% / 9.2%
Fountaindale — 65-74: 11.4% Berkeley Vale — 65-74: 9.2%
75-84 3.2% / 5.1%
Fountaindale — 75-84: 3.2% Berkeley Vale — 75-84: 5.1%
85+ — / 2.4%
Fountaindale — 85+: not among its largest Berkeley Vale — 85+: 2.4%

Bars are drawn against the largest share shown (17.8%).

Who lives together

Household composition, 2021 Census.

Fountaindale 77.8% couple families
Fountaindale — Couple Families: 77.8% Fountaindale — Lone Person: 11.1% Fountaindale — One Parent Families: 9.0% Fountaindale — Group Household: 2.1% Fountaindale — Other Families: 0.0%
Berkeley Vale 47.2% couple families
Berkeley Vale — Couple Families: 47.2% Berkeley Vale — Lone Person: 27.8% Berkeley Vale — One Parent Families: 20.1% Berkeley Vale — Group Household: 3.5% Berkeley Vale — Other Families: 1.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Fountaindale 3.4% renting
Fountaindale — Owned Outright: 42.7% Fountaindale — Mortgage: 53.9% Fountaindale — Renting: 3.4%
Berkeley Vale 21.5% renting
Berkeley Vale — Owned Outright: 30.7% Berkeley Vale — Mortgage: 47.8% Berkeley Vale — Renting: 21.5%
Owned outright Mortgage Renting

Qualifications

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

Fountaindale Berkeley Vale
Certificate III & IV 16.5% / 20.0%
Fountaindale — Certificate III & IV: 16.5% Berkeley Vale — Certificate III & IV: 20.0%
Bachelor Degree 15.3% / 8.2%
Fountaindale — Bachelor Degree: 15.3% Berkeley Vale — Bachelor Degree: 8.2%
Advanced Diploma / Diploma 9.4% / 7.7%
Fountaindale — Advanced Diploma / Diploma: 9.4% Berkeley Vale — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 4.0% / 1.8%
Fountaindale — Postgraduate Degree: 4.0% Berkeley Vale — Postgraduate Degree: 1.8%
Graduate Diploma / Certificate 2.5% / 1.2%
Fountaindale — Graduate Diploma / Certificate: 2.5% Berkeley Vale — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (20.0%).

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.

Fountaindale Berkeley Vale
England 6.3% / 3.6%
Fountaindale — England: 6.3% Berkeley Vale — England: 3.6%
New Zealand 0.8% / 1.7%
Fountaindale — New Zealand: 0.8% Berkeley Vale — New Zealand: 1.7%
Scotland 0.7% / 0.4%
Fountaindale — Scotland: 0.7% Berkeley Vale — Scotland: 0.4%
Sri Lanka 0.7% / —
Fountaindale — Sri Lanka: 0.7% Berkeley Vale — Sri Lanka: not among its largest
South Africa 0.4% / —
Fountaindale — South Africa: 0.4% Berkeley Vale — South Africa: not among its largest
Philippines — / 0.4%
Fountaindale — Philippines: not among its largest Berkeley Vale — Philippines: 0.4%
Germany — / 0.4%
Fountaindale — Germany: not among its largest Berkeley Vale — Germany: 0.4%

Bars are drawn against the largest share shown (6.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Fountaindale 96.3% houses
Fountaindale — Houses: 96.3% Fountaindale — Flats / Apartments: 3.7% Fountaindale — Townhouses: 0.0%
Berkeley Vale 89.8% houses
Berkeley Vale — Houses: 89.8% Berkeley Vale — Flats / Apartments: 6.9% Berkeley Vale — Townhouses: 3.3%
Houses Flats / Apartments Townhouses

Property market

Fountaindale Berkeley Vale
Median house price $2,265,000 $985,000
Median unit price — $440,000
Median land price $2,100,000 —
Typical days to sell (houses) — 28 days
from 110 sales

Zoning mix

Fountaindale has more land zoned for conservation (96% vs 20%); Berkeley Vale has more industrially zoned land (21% vs 2%).

Fountaindale Berkeley Vale
Environmental 96% 20%
Residential 0% 48%
Industrial 2% 21%
Parks and recreation 0% 7%
Infrastructure and transport 1% 4%
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

Fountaindale Berkeley Vale
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
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.

Fountaindale Berkeley Vale
Houses — 3.7%
$700/wk on $990K
Units — 5.2%
$570/wk on $568K

Ranking within NSW

Fountaindale Berkeley Vale
House price Higher than 87% of NSW Higher than 48% of NSW
Income Higher than 95% of NSW Higher than 60% of NSW
Schools —
same for both
Walkability Higher than 73% of NSW Higher than 89% of NSW
Affordability Higher than 37% of NSW Higher than 62% of NSW
EV adoption Higher than 83% of NSW Higher than 64% of NSW
NBN connectivity Higher than 70% of NSW Higher than 99% of NSW
Rental yield (houses) — Higher than 55% of NSW
Rental yield (units) — Higher than 76% of NSW

Liveability

Berkeley Vale is more walkable (72 vs 26); Fountaindale scores higher overall (65 vs 46).

Fountaindale Berkeley Vale
Grade B C
Score 65/100 46/100
Socio-economic band very advantaged area
decile 10/10
 mid-range socio-economic
decile 4/10

Risk profile

Berkeley Vale carries more bushfire risk (53 vs 0).

Fountaindale Berkeley Vale
Bushfire None
0/100
 Moderate
53/100
Crime Moderate
55/100
 Moderate
50/100
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 3
within 5 km
 2
within 5 km

Schools

Fountaindale Berkeley Vale
Inside the suburb 1 2
Rated above peers 1
same for both
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 1
The University of Newcastle (Central Coast), 7.3 km
 1
The University of Newcastle (Central Coast), 9.4 km
Full-time students aged 15–24 2.5% 1.1%

Schools in Fountaindale

  • Central Coast Steiner School Independent · Combined above peers

Schools in Berkeley Vale

  • TLK Youth College Independent · Secondary · Special school above peers
  • Berkeley Vale Public School Government · Primary at peers

Amenities in the suburb

Fountaindale Berkeley Vale
Parks & reserves 1 6
Childcare 3 4
GPs 0 1
Pharmacies 0 2
Hospitals 0 1
Fuel stations 0 2
Waterways 5 7

Mobility

Berkeley Vale sits further from the CBD (90.4 km vs 87.8 km).

Fountaindale Berkeley Vale
Walkability score 26/100 72/100
Distance to Sydney 87.8 km 90.4 km
+3% vs other
Drive time (normal traffic) 76 min 77 min
Public transport score 45/100
Bus
 79/100
Bus
Peak arrivals per hour 17.0
7-9am + 5-7pm
 244.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.1%
postcode 2258
 0.6%
postcode 2261
Rooftop solar per 100 dwellings 47
postcode 2258
 33
postcode 2261

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.

Fountaindale Berkeley Vale
Car (driver) 55.8% / 68.8%
Fountaindale — Car (driver): 55.8% Berkeley Vale — Car (driver): 68.8%
Worked from Home 38.1% / 24.8%
Fountaindale — Worked from Home: 38.1% Berkeley Vale — Worked from Home: 24.8%
Car (passenger) 4.3% / 4.0%
Fountaindale — Car (passenger): 4.3% Berkeley Vale — Car (passenger): 4.0%
Walked Only 1.8% / 0.9%
Fountaindale — Walked Only: 1.8% Berkeley Vale — Walked Only: 0.9%
Train — / 0.8%
Fountaindale — Train: not among its largest Berkeley Vale — Train: 0.8%

Bars are drawn against the largest share shown (68.8%).

Setting

Fountaindale Berkeley Vale
Elevation 102 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 8.5 km 6.3 km

NBN connectivity

Fountaindale Berkeley Vale
Connectivity score 61/100 100/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 31%
317 premises
 100%
4,107 premises

Climate

Fountaindale Berkeley Vale
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Fountaindale Berkeley Vale
PM2.5 5.1 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Fountaindale Berkeley Vale
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Fountaindale Berkeley Vale
Division Dobell
same for both
Member Emma Mcbride
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Fountaindale Berkeley Vale
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Fountaindale

Acreage Premium

Berkeley Vale

Large Blocks Parks Regional Centre River

More comparisons

Other comparisons with Fountaindale

Fountaindale vs Ourimbah Fountaindale vs Glenning Valley Fountaindale vs Kangy Angy

Other comparisons with Berkeley Vale

Berkeley Vale vs Killarney Vale Berkeley Vale vs Tumbi Umbi Berkeley Vale vs Glenning Valley Berkeley Vale vs Chittaway Bay Berkeley Vale vs Chittaway Point Berkeley Vale vs Tuggerah
Full data on Fountaindale Full data on Berkeley Vale
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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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