Garden Suburb vs Kotara South

Kotara South is the younger of the two, with a median age of 37 against 41 in Garden Suburb. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Kotara South tends to suit families with children.

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

Garden Suburb

ahead on the one thing that separates them

  • has more childcare (3 vs 0)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Kotara South

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (23% vs 11%)
  • has cheaper rent ($378/wk vs $465/wk)

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

Commuting to the city

Garden Suburb

ahead on the one thing that separates them

  • sits closer to the CBD (149.2 km vs 156.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Garden Suburb

ahead on the one thing that separates them

  • has more residents already 65 and over (20% vs 14%)

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

Investors

Kotara South

ahead on the one thing that separates them

  • is growing faster (14.8% vs 2.6%)

Weighs population growth.

Where they sit

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

Garden Suburb Kotara South
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.

Garden Suburb Kotara South
Walkability 64 / 62
Garden Suburb — Walkability: 64/100 Kotara South — Walkability: 62/100
Safety 61 / 58
Garden Suburb — Safety: 61/100 Kotara South — Safety: 58/100
Low fire risk 43 / 100
Garden Suburb — Low fire risk: 43/100 Kotara South — Low fire risk: 100/100

Demographics

Garden Suburb has more residents (1,959 vs 1,267); Garden Suburb rents higher ($465/wk vs $378/wk).

Garden Suburb Kotara South
Population 1,959
+35% vs other
 1,267
Population trend (2016 → 2021) +2.6% +14.8%
Median age 41 37
Median household income $122,772/yr
+6% vs other
 $115,960/yr
Median weekly rent $465/wk
+19% vs other
 $378/wk

Age profile

Share of residents in each band, 2021 Census.

Garden Suburb Kotara South
0-4 6.0% / 6.5%
Garden Suburb — 0-4: 6.0% Kotara South — 0-4: 6.5%
5-14 13.0% / 18.2%
Garden Suburb — 5-14: 13.0% Kotara South — 5-14: 18.2%
15-19 7.0% / 6.8%
Garden Suburb — 15-19: 7.0% Kotara South — 15-19: 6.8%
20-24 6.2% / 4.4%
Garden Suburb — 20-24: 6.2% Kotara South — 20-24: 4.4%
25-34 9.1% / 10.4%
Garden Suburb — 25-34: 9.1% Kotara South — 25-34: 10.4%
35-44 13.1% / 17.6%
Garden Suburb — 35-44: 13.1% Kotara South — 35-44: 17.6%
45-54 12.0% / 13.3%
Garden Suburb — 45-54: 12.0% Kotara South — 45-54: 13.3%
55-64 13.0% / 8.6%
Garden Suburb — 55-64: 13.0% Kotara South — 55-64: 8.6%
65-74 10.2% / 5.9%
Garden Suburb — 65-74: 10.2% Kotara South — 65-74: 5.9%
75-84 6.0% / 6.0%
Garden Suburb — 75-84: 6.0% Kotara South — 75-84: 6.0%
85+ 4.2% / 2.4%
Garden Suburb — 85+: 4.2% Kotara South — 85+: 2.4%

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

Who lives together

Household composition, 2021 Census.

Garden Suburb 61.9% couple families
Garden Suburb — Couple Families: 61.9% Garden Suburb — Lone Person: 22.2% Garden Suburb — One Parent Families: 13.1% Garden Suburb — Group Household: 2.2% Garden Suburb — Other Families: 0.7%
Kotara South 55.9% couple families
Kotara South — Couple Families: 55.9% Kotara South — Lone Person: 29.0% Kotara South — One Parent Families: 13.6% Kotara South — Group Household: 1.5% Kotara South — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Garden Suburb 10.7% renting
Garden Suburb — Owned Outright: 45.6% Garden Suburb — Mortgage: 43.7% Garden Suburb — Renting: 10.7%
Kotara South 23.3% renting
Kotara South — Owned Outright: 30.6% Kotara South — Mortgage: 46.1% Kotara South — Renting: 23.3%
Owned outright Mortgage Renting

Qualifications

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

Garden Suburb Kotara South
Bachelor Degree 16.5% / 15.9%
Garden Suburb — Bachelor Degree: 16.5% Kotara South — Bachelor Degree: 15.9%
Certificate III & IV 14.5% / 12.9%
Garden Suburb — Certificate III & IV: 14.5% Kotara South — Certificate III & IV: 12.9%
Advanced Diploma / Diploma 7.8% / 8.4%
Garden Suburb — Advanced Diploma / Diploma: 7.8% Kotara South — Advanced Diploma / Diploma: 8.4%
Postgraduate Degree 4.8% / 5.8%
Garden Suburb — Postgraduate Degree: 4.8% Kotara South — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 1.6% / 1.9%
Garden Suburb — Graduate Diploma / Certificate: 1.6% Kotara South — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (16.5%).

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.

Garden Suburb Kotara South
England 2.1% / 1.8%
Garden Suburb — England: 2.1% Kotara South — England: 1.8%
New Zealand 1.0% / 0.6%
Garden Suburb — New Zealand: 1.0% Kotara South — New Zealand: 0.6%
South Africa — / 1.3%
Garden Suburb — South Africa: not among its largest Kotara South — South Africa: 1.3%
India 0.9% / 0.3%
Garden Suburb — India: 0.9% Kotara South — India: 0.3%
Scotland 0.4% / 0.6%
Garden Suburb — Scotland: 0.4% Kotara South — Scotland: 0.6%
Germany 0.8% / —
Garden Suburb — Germany: 0.8% Kotara South — Germany: not among its largest
Sri Lanka 0.5% / —
Garden Suburb — Sri Lanka: 0.5% Kotara South — Sri Lanka: not among its largest
Italy — / 0.5%
Garden Suburb — Italy: not among its largest Kotara South — Italy: 0.5%

Bars are drawn against the largest share shown (2.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Garden Suburb 99.7% houses
Garden Suburb — Houses: 99.7% Garden Suburb — Townhouses: 0.0% Garden Suburb — Flats / Apartments: 0.3%
Kotara South 96.4% houses
Kotara South — Houses: 96.4% Kotara South — Townhouses: 3.6% Kotara South — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Garden Suburb Kotara South
Median house price $995,000 $1,040,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 20 days
from 14 sales
 33 days
from 6 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.

Garden Suburb Kotara South
3 bed $900K / $1.02M
Garden Suburb — 3 bed: $900K (16 sales) Kotara South — 3 bed: $1.02M (20 sales)

16 vs 20 sales

4 bed $1.1M / $1.15M
Garden Suburb — 4 bed: $1.1M (27 sales) Kotara South — 4 bed: $1.15M (6 sales)

27 vs 6 sales

Zoning mix

Garden Suburb has more land zoned for conservation (15% vs 0%).

Garden Suburb Kotara South
Residential 48% 77%
Other and special use 19% 0%
Parks and recreation 5% 18%
Environmental 15% 0%
Infrastructure and transport 11% 3%
Rural and farming 2% 0%
Planning zones cover 100% of Garden Suburb and 99% of Kotara South. The rest is unzoned land such as water or road reserve.
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

Garden Suburb Kotara South
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.

Garden Suburb Kotara South
Houses 3.4%
$775/wk on $1.2M
 —
Units —
same for both

Ranking within NSW

Garden Suburb Kotara South
House price Higher than 48% of NSW Higher than 54% of NSW
Income Higher than 85% of NSW Higher than 80% of NSW
Schools —
same for both
Walkability Higher than 86% of NSW Higher than 85% of NSW
Affordability Higher than 80% of NSW Higher than 72% of NSW
EV adoption Higher than 81% of NSW
same for both
NBN connectivity Higher than 79% of NSW Higher than 72% of NSW
Rental yield (houses) Higher than 37% of NSW —

Liveability

Kotara South scores higher overall (67 vs 54).

Garden Suburb Kotara South
Grade B
same for both
Score 54/100 67/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Garden Suburb carries more bushfire risk (57 vs 0).

Garden Suburb Kotara South
Bushfire Moderate
57/100
 None
0/100
Crime Low
39/100
 Moderate
42/100
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
 3
within 5 km

Schools

Garden Suburb Kotara South
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0
Universities within 10 km 2
The University of Newcastle (Callaghan), 6.4 km
 2
The University of Newcastle (Callaghan), 6.7 km
Full-time students aged 15–24 3.0% 2.1%

Schools in Garden Suburb

  • Garden Suburb Public School Government · Primary below peers

Schools in Kotara South

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

Amenities in the suburb

Garden Suburb Kotara South
Parks & reserves 2 1
Childcare 3 0
GPs 1 0
Waterways 5 1

Mobility

Kotara South sits further from the CBD (156.7 km vs 149.2 km).

Garden Suburb Kotara South
Walkability score 64/100 62/100
Distance to Sydney 149.2 km 156.7 km
+5% vs other
Drive time (normal traffic) 118 min 120 min
Public transport score 66/100
Bus
 79/100
Bus
Peak arrivals per hour 20.2
7-9am + 5-7pm
 35.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 2289
same for both
Rooftop solar per 100 dwellings 36
postcode 2289
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.

Garden Suburb Kotara South
Car (driver) 64.0% / 64.1%
Garden Suburb — Car (driver): 64.0% Kotara South — Car (driver): 64.1%
Worked from Home 29.6% / 32.1%
Garden Suburb — Worked from Home: 29.6% Kotara South — Worked from Home: 32.1%
Car (passenger) 4.6% / 2.6%
Garden Suburb — Car (passenger): 4.6% Kotara South — Car (passenger): 2.6%
Bicycle 0.7% / 0.6%
Garden Suburb — Bicycle: 0.7% Kotara South — Bicycle: 0.6%
Bus 0.4% / 0.6%
Garden Suburb — Bus: 0.4% Kotara South — Bus: 0.6%
Train 0.4% / —
Garden Suburb — Train: 0.4% Kotara South — Train: not among its largest

Bars are drawn against the largest share shown (64.1%).

Setting

Garden Suburb Kotara South
Elevation 87 m
above sea level, at the suburb centre
 67 m
above sea level, at the suburb centre
Distance to the ocean 5.7 km 4.5 km

NBN connectivity

Garden Suburb Kotara South
Connectivity score 72/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 49%
700 premises
 34%
491 premises

Climate

Garden Suburb Kotara South
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)

Garden Suburb Kotara South
PM2.5 6.1 µg/m³
same for both
PM10 16.5 µg/m³
same for both
NO₂ 0.53 pphm
same for both

Council rates

Garden Suburb Kotara South
Average residential rate $1,708/yr
same for both
Council Lake Macquarie
same for both

Federal electorate

Garden Suburb Kotara South
Division Shortland
same for both
Member Pat Conroy
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Garden Suburb Kotara South
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Garden Suburb

Large Blocks River

Kotara South

Family Parks Professionals

More comparisons

Other comparisons with Garden Suburb

Garden Suburb vs Charlestown Garden Suburb vs Cardiff Garden Suburb vs Kotara Garden Suburb vs New Lambton Heights Garden Suburb vs Cardiff Heights Garden Suburb vs Hillsborough

Other comparisons with Kotara South

Kotara South vs Charlestown Kotara South vs Adamstown Heights Kotara South vs Kotara
Full data on Garden Suburb Full data on Kotara South
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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