Glenroy vs Hamilton Valley

Hamilton Valley is the younger of the two, with a median age of 33 against 45 in Glenroy. In both, most households own their home and the large majority of homes are detached houses. In Hamilton Valley, about half of households are couple families. On these figures, Glenroy tends to suit people living alone and older residents, while Hamilton Valley suits families with children and couples.

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

Glenroy

ahead on 2 of the 5 things we measure here

  • has more parks and reserves (6 vs 0)
  • has more childcare (3 vs 0)
  • But Hamilton Valley is already more of a family suburb (69% vs 56%)

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

First-home buyers

Glenroy

ahead on the one thing that separates them

  • has cheaper units ($475,000 vs $600,000)

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

Renters

Glenroy

ahead on the one thing that separates them

  • has cheaper rent ($315/wk vs $345/wk)

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

Commuting to the city

Glenroy

ahead on the one thing that separates them

  • is more walkable (25/100 vs 10/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Glenroy

ahead on 2 of the 4 things we measure here

  • is more walkable (25/100 vs 10/100)
  • has more residents already 65 and over (24% vs 10%)

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

Investors

Hamilton Valley

ahead on the one thing that separates them

  • is growing faster (47.3% vs 7.3%)

Weighs population growth.

Where they sit

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

Glenroy Hamilton Valley
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.

Glenroy Hamilton Valley
Walkability 25 / 10
Glenroy — Walkability: 25/100 Hamilton Valley — Walkability: 10/100
Low fire risk 68 / 100
Glenroy — Low fire risk: 68/100 Hamilton Valley — Low fire risk: 100/100

Demographics

Glenroy has more residents (3,528 vs 834); Glenroy skews older (45 vs 33).

Glenroy Hamilton Valley
Population 3,528
+76% vs other
 834
Population trend (2016 → 2021) +7.3% +47.3%
Median age 45 33
Median household income $80,964/yr $100,048/yr
+24% vs other
Median weekly rent $315/wk $345/wk
+10% vs other

Age profile

Share of residents in each band, 2021 Census.

Glenroy Hamilton Valley
0-4 5.1% / 8.4%
Glenroy — 0-4: 5.1% Hamilton Valley — 0-4: 8.4%
5-14 11.1% / 16.2%
Glenroy — 5-14: 11.1% Hamilton Valley — 5-14: 16.2%
15-19 6.9% / 6.0%
Glenroy — 15-19: 6.9% Hamilton Valley — 15-19: 6.0%
20-24 5.4% / 8.2%
Glenroy — 20-24: 5.4% Hamilton Valley — 20-24: 8.2%
25-34 10.4% / 15.2%
Glenroy — 25-34: 10.4% Hamilton Valley — 25-34: 15.2%
35-44 10.5% / 12.9%
Glenroy — 35-44: 10.5% Hamilton Valley — 35-44: 12.9%
45-54 13.5% / 12.0%
Glenroy — 45-54: 13.5% Hamilton Valley — 45-54: 12.0%
55-64 12.8% / 11.9%
Glenroy — 55-64: 12.8% Hamilton Valley — 55-64: 11.9%
65-74 12.8% / 6.7%
Glenroy — 65-74: 12.8% Hamilton Valley — 65-74: 6.7%
75-84 7.5% / 2.5%
Glenroy — 75-84: 7.5% Hamilton Valley — 75-84: 2.5%
85+ 3.9% / 0.5%
Glenroy — 85+: 3.9% Hamilton Valley — 85+: 0.5%

Bars are drawn against the largest share shown (16.2%).

Who lives together

Household composition, 2021 Census.

Glenroy 38.3% couple families
Glenroy — Couple Families: 38.3% Glenroy — Lone Person: 37.4% Glenroy — One Parent Families: 17.8% Glenroy — Group Household: 5.6% Glenroy — Other Families: 1.0%
Hamilton Valley 49.3% couple families
Hamilton Valley — Couple Families: 49.3% Hamilton Valley — Lone Person: 24.2% Hamilton Valley — One Parent Families: 19.3% Hamilton Valley — Group Household: 4.8% Hamilton Valley — Other Families: 2.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Glenroy 26.0% renting
Glenroy — Owned Outright: 39.4% Glenroy — Mortgage: 34.6% Glenroy — Renting: 26.0%
Hamilton Valley 29.6% renting
Hamilton Valley — Owned Outright: 24.2% Hamilton Valley — Mortgage: 46.2% Hamilton Valley — Renting: 29.6%
Owned outright Mortgage Renting

Qualifications

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

Glenroy Hamilton Valley
Certificate III & IV 17.1% / 18.7%
Glenroy — Certificate III & IV: 17.1% Hamilton Valley — Certificate III & IV: 18.7%
Bachelor Degree 10.7% / 9.4%
Glenroy — Bachelor Degree: 10.7% Hamilton Valley — Bachelor Degree: 9.4%
Advanced Diploma / Diploma 8.2% / 4.1%
Glenroy — Advanced Diploma / Diploma: 8.2% Hamilton Valley — Advanced Diploma / Diploma: 4.1%
Postgraduate Degree 2.5% / 2.0%
Glenroy — Postgraduate Degree: 2.5% Hamilton Valley — Postgraduate Degree: 2.0%
Graduate Diploma / Certificate 2.1% / 1.7%
Glenroy — Graduate Diploma / Certificate: 2.1% Hamilton Valley — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (18.7%).

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.

Glenroy Hamilton Valley
England 2.1% / 1.2%
Glenroy — England: 2.1% Hamilton Valley — England: 1.2%
New Zealand 1.0% / 1.2%
Glenroy — New Zealand: 1.0% Hamilton Valley — New Zealand: 1.2%
India 1.3% / 0.7%
Glenroy — India: 1.3% Hamilton Valley — India: 0.7%
Nepal 0.5% / 1.2%
Glenroy — Nepal: 0.5% Hamilton Valley — Nepal: 1.2%
South Africa — / 1.1%
Glenroy — South Africa: not among its largest Hamilton Valley — South Africa: 1.1%
Germany 0.5% / 0.5%
Glenroy — Germany: 0.5% Hamilton Valley — Germany: 0.5%
Fiji — / 1.0%
Glenroy — Fiji: not among its largest Hamilton Valley — Fiji: 1.0%
Scotland 0.5% / —
Glenroy — Scotland: 0.5% Hamilton Valley — Scotland: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Glenroy 88.0% houses
Glenroy — Houses: 88.0% Glenroy — Townhouses: 11.5% Glenroy — Flats / Apartments: 0.5%
Hamilton Valley 95.3% houses
Hamilton Valley — Houses: 95.3% Hamilton Valley — Townhouses: 2.5% Hamilton Valley — Flats / Apartments: 2.2%
Houses Townhouses Flats / Apartments

Property market

Glenroy Hamilton Valley
Median house price $705,000 $667,000
Median unit price $475,000 $600,000
Median land price $237,500 $227,000
Typical days to sell (houses) 28 days
from 16 sales
 30 days
from 7 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.

Glenroy Hamilton Valley
3 bed $670K / $680K
Glenroy — 3 bed: $670K (27 sales) Hamilton Valley — 3 bed: $680K (8 sales)

27 vs 8 sales

4 bed $765K / $681K
Glenroy — 4 bed: $765K (17 sales) Hamilton Valley — 4 bed: $681K (14 sales)

17 vs 14 sales

Zoning mix

Hamilton Valley has more land zoned for conservation (77% vs 58%).

Glenroy Hamilton Valley
Environmental 58% 77%
Residential 33% 12%
Infrastructure and transport 2% 9%
Parks and recreation 6% 2%
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

Glenroy Hamilton Valley
New dwellings approved 423
across Albury
same for both
Approvals change year on year +14%
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.

Glenroy Hamilton Valley
Houses 3.8%
$550/wk on $752K
 —
Units —
same for both

Ranking within NSW

Glenroy Hamilton Valley
House price Higher than 23% of NSW Higher than 17% of NSW
Income Higher than 48% of NSW Higher than 68% of NSW
Schools —
same for both
Walkability Higher than 73% of NSW Higher than 59% of NSW
Affordability Higher than 79% of NSW Higher than 91% of NSW
EV adoption Higher than 63% of NSW Higher than 30% of NSW
NBN connectivity Higher than 74% of NSW Higher than 86% of NSW
Rental yield (houses) Higher than 62% of NSW —

Liveability

Glenroy is more walkable (25 vs 10).

Glenroy Hamilton Valley
Grade C
same for both
Score 43/100 40/100
Socio-economic band mid-range socio-economic
decile 5/10
same for both

Risk profile

Glenroy carries more bushfire risk (32 vs 0).

Glenroy Hamilton Valley
Bushfire Low
32/100
 None
0/100
Crime — Moderate
67/100
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

Glenroy Hamilton Valley
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Glenroy Hamilton Valley
Parks & reserves 6 0
Childcare 3 0
GPs 1 0
EV chargers 0 1
Waterways 0 9

Mobility

Glenroy Hamilton Valley
Walkability score 25/100 10/100
Distance to Sydney 552.5 km 553.4 km
Drive time (normal traffic) 346 min
same for both
Public transport score 56/100
Bus
 21/100
Bus
Peak arrivals per hour 17.0
7-9am + 5-7pm
 4.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 2640
 0.3%
postcode 2641
Rooftop solar per 100 dwellings 54
postcode 2640
 42
postcode 2641

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.

Glenroy Hamilton Valley
Car (driver) 82.9% / 84.3%
Glenroy — Car (driver): 82.9% Hamilton Valley — Car (driver): 84.3%
Worked from Home 9.1% / 9.5%
Glenroy — Worked from Home: 9.1% Hamilton Valley — Worked from Home: 9.5%
Car (passenger) 5.2% / 4.4%
Glenroy — Car (passenger): 5.2% Hamilton Valley — Car (passenger): 4.4%
Walked Only 1.0% / 1.8%
Glenroy — Walked Only: 1.0% Hamilton Valley — Walked Only: 1.8%
Bicycle 1.0% / —
Glenroy — Bicycle: 1.0% Hamilton Valley — Bicycle: not among its largest

Bars are drawn against the largest share shown (84.3%).

Setting

Glenroy Hamilton Valley
Elevation 222 m
above sea level, at the suburb centre
 243 m
above sea level, at the suburb centre

NBN connectivity

Glenroy Hamilton Valley
Connectivity score 66/100 76/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 39%
1,546 premises
 60%
409 premises

Climate

Glenroy Hamilton Valley
Annual rainfall 645 mm
same for both
Summer max (Jan) 33.3°C
same for both
Winter min (Jul) 2.5°C
same for both

Air quality (annual mean)

Glenroy Hamilton Valley
PM2.5 7.3 µg/m³
same for both
PM10 18.1 µg/m³
same for both
NO₂ 0.64 pphm
same for both

Council rates

Glenroy Hamilton Valley
Average residential rate $1,574/yr
same for both
Council Albury
same for both

Federal electorate

Glenroy Hamilton Valley
Division Farrer
same for both
Member David Farley
same for both
Party One Nation
same for both

First Home Owner Grant

Glenroy Hamilton Valley
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Glenroy

Acreage Parks

Hamilton Valley

Acreage Affordable Family

More comparisons

Other comparisons with Glenroy

Glenroy vs Lavington Glenroy vs North Albury Glenroy vs Albury Glenroy vs West Albury Glenroy vs Splitters Creek

Other comparisons with Hamilton Valley

Hamilton Valley vs Lavington Hamilton Valley vs Jindera Hamilton Valley vs Splitters Creek
Full data on Glenroy Full data on Hamilton Valley
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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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