Gormans Hill vs Kelso

Kelso is the younger of the two, with a median age of 36 against 53 in Gormans Hill. In both, most homes are detached houses. In Gormans Hill, about half of households rent and about half of households are people living alone. In Kelso, most households own their home and about half of households are couple families. Houses cost more in Kelso: a median of $810,000, against $565,000 in Gormans Hill, and rent is higher there too. On these figures, Gormans Hill tends to suit renters, people living alone, and older residents, while Kelso 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

Kelso

ahead on 5 of the 6 things we measure here

  • has more parks and reserves (15 vs 0)
  • has more childcare (6 vs 1)
  • has more schools inside the suburb (3 vs 1)
  • But Gormans Hill has more schools rated above their peers (1 vs 0)

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

First-home buyers

They split

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

  • Gormans Hill has cheaper houses ($565,000 vs $810,000)
  • Kelso leaves households under less mortgage stress (24% vs 30%)

Weighs house prices, land prices, and mortgage stress.

Renters

Gormans Hill

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (54% vs 28%)
  • has cheaper rent ($240/wk vs $360/wk)

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

Commuting to the city

Kelso

ahead on 3 of the 3 things we measure here

  • is more walkable (42/100 vs 8/100)
  • has a shorter drive in (170 min vs 183 min)
  • sits closer to the CBD (203.5 km vs 213 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Gormans Hill

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (27% vs 7%)
  • has more residents already 65 and over (38% vs 17%)
  • But Kelso is more walkable (42/100 vs 8/100)

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

Investors

Gormans Hill

ahead on the one thing that separates them

  • returns a higher gross yield on houses (5.2% vs 4.0%)

Weighs house yield and population growth.

Where they sit

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

Gormans Hill Kelso
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.

Gormans Hill Kelso
Walkability 8 / 42
Gormans Hill — Walkability: 8/100 Kelso — Walkability: 42/100
Safety 19 / 15
Gormans Hill — Safety: 19/100 Kelso — Safety: 15/100
Low fire risk 100 / 100
Gormans Hill — Low fire risk: 100/100 Kelso — Low fire risk: 100/100

Demographics

Kelso has more residents (10,039 vs 887); Kelso has higher household incomes ($90,324 vs $56,316).

Gormans Hill Kelso
Population 887 10,039
+1032% vs other
Population trend (2016 → 2021) +13.0% +11.9%
Median age 53 36
Median household income $56,316/yr $90,324/yr
+60% vs other
Median weekly rent $240/wk $360/wk
+50% vs other

Age profile

Share of residents in each band, 2021 Census.

Gormans Hill Kelso
0-4 3.2% / 6.9%
Gormans Hill — 0-4: 3.2% Kelso — 0-4: 6.9%
5-14 9.2% / 15.6%
Gormans Hill — 5-14: 9.2% Kelso — 5-14: 15.6%
15-19 5.2% / 7.0%
Gormans Hill — 15-19: 5.2% Kelso — 15-19: 7.0%
20-24 7.3% / 5.9%
Gormans Hill — 20-24: 7.3% Kelso — 20-24: 5.9%
25-34 9.4% / 13.0%
Gormans Hill — 25-34: 9.4% Kelso — 25-34: 13.0%
35-44 6.9% / 12.0%
Gormans Hill — 35-44: 6.9% Kelso — 35-44: 12.0%
45-54 9.4% / 12.3%
Gormans Hill — 45-54: 9.4% Kelso — 45-54: 12.3%
55-64 11.4% / 10.6%
Gormans Hill — 55-64: 11.4% Kelso — 55-64: 10.6%
65-74 9.4% / 8.9%
Gormans Hill — 65-74: 9.4% Kelso — 65-74: 8.9%
75-84 12.9% / 5.5%
Gormans Hill — 75-84: 12.9% Kelso — 75-84: 5.5%
85+ 15.8% / 2.4%
Gormans Hill — 85+: 15.8% Kelso — 85+: 2.4%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

Gormans Hill 49.0% lone person
Gormans Hill — Lone Person: 49.0% Gormans Hill — Couple Families: 22.6% Gormans Hill — One Parent Families: 18.4% Gormans Hill — Group Household: 6.3% Gormans Hill — Other Families: 3.8%
Kelso 28.1% lone person
Kelso — Lone Person: 28.1% Kelso — Couple Families: 45.0% Kelso — One Parent Families: 22.2% Kelso — Group Household: 3.2% Kelso — Other Families: 1.4%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Gormans Hill 54.0% renting
Gormans Hill — Owned Outright: 21.8% Gormans Hill — Mortgage: 24.2% Gormans Hill — Renting: 54.0%
Kelso 28.4% renting
Kelso — Owned Outright: 32.6% Kelso — Mortgage: 39.0% Kelso — Renting: 28.4%
Owned outright Mortgage Renting

Qualifications

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

Gormans Hill Kelso
Certificate III & IV 14.9% / 18.0%
Gormans Hill — Certificate III & IV: 14.9% Kelso — Certificate III & IV: 18.0%
Bachelor Degree 6.8% / 8.9%
Gormans Hill — Bachelor Degree: 6.8% Kelso — Bachelor Degree: 8.9%
Advanced Diploma / Diploma 6.1% / 6.3%
Gormans Hill — Advanced Diploma / Diploma: 6.1% Kelso — Advanced Diploma / Diploma: 6.3%
Postgraduate Degree 1.2% / 2.2%
Gormans Hill — Postgraduate Degree: 1.2% Kelso — Postgraduate Degree: 2.2%
Graduate Diploma / Certificate 1.4% / 1.3%
Gormans Hill — Graduate Diploma / Certificate: 1.4% Kelso — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (18.0%).

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.

Gormans Hill Kelso
England 1.2% / 1.4%
Gormans Hill — England: 1.2% Kelso — England: 1.4%
New Zealand 1.2% / 0.9%
Gormans Hill — New Zealand: 1.2% Kelso — New Zealand: 0.9%
Scotland 1.5% / 0.4%
Gormans Hill — Scotland: 1.5% Kelso — Scotland: 0.4%
India — / 0.6%
Gormans Hill — India: not among its largest Kelso — India: 0.6%
Philippines — / 0.5%
Gormans Hill — Philippines: not among its largest Kelso — Philippines: 0.5%
Italy 0.3% / —
Gormans Hill — Italy: 0.3% Kelso — Italy: not among its largest
Germany 0.3% / —
Gormans Hill — Germany: 0.3% Kelso — Germany: not among its largest

Bars are drawn against the largest share shown (1.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Gormans Hill 73.2% houses
Gormans Hill — Houses: 73.2% Gormans Hill — Townhouses: 26.5% Gormans Hill — Flats / Apartments: 0.3%
Kelso 92.6% houses
Kelso — Houses: 92.6% Kelso — Townhouses: 6.3% Kelso — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Gormans Hill Kelso
Median house price $565,000 $810,000
Median unit price — $280,000
Median land price $459,000 $410,000
Typical days to sell (houses) 23 days
from 9 sales
 37 days
from 135 sales

Zoning mix

Gormans Hill has more rural and farming land (96% vs 58%).

Gormans Hill Kelso
Rural and farming 96% 58%
Residential 2% 23%
Industrial 1% 9%
Parks and recreation 1% 7%
Infrastructure and transport 1% 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

Gormans Hill Kelso
New dwellings approved 177
across Bathurst
same for both
Approvals change year on year -23%
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.

Gormans Hill Kelso
Houses 5.2%
$550/wk on $550K
 4.0%
$655/wk on $859K
Units —
same for both

Ranking within NSW

Gormans Hill Kelso
House price Higher than 20% of NSW Higher than 30% of NSW
Income Higher than 16% of NSW Higher than 58% of NSW
Schools — Higher than 4% of NSW
Walkability Higher than 54% of NSW Higher than 79% of NSW
Affordability Higher than 60% of NSW Higher than 76% of NSW
EV adoption Higher than 44% of NSW Higher than 43% of NSW
NBN connectivity Higher than 70% of NSW Higher than 87% of NSW
Rental yield (houses) Higher than 97% of NSW Higher than 71% of NSW

Liveability

Kelso is more walkable (42 vs 8); Kelso scores higher overall (34 vs 27).

Gormans Hill Kelso
Grade D C
Score 27/100 34/100
Socio-economic band high-need area
decile 1/10
 below-average income
decile 3/10

Risk profile

Gormans Hill Kelso
Bushfire None
0/100
same for both
Crime High
81/100
 High
85/100
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 2
within 5 km
 9
within 5 km

Schools

Gormans Hill Kelso
Inside the suburb 1 3
Rated above peers 1 0
Rated at peers 0 2
Rated below peers 0 1

Schools in Gormans Hill

  • MacKillop College Bathurst Catholic · Secondary above peers

Schools in Kelso

  • Denison College of Secondary Education, Kelso High Campus Government · Secondary at peers
  • Holy Family Catholic Primary School Kelso Catholic · Primary at peers
  • Kelso Public School Government · Primary below peers

Amenities in the suburb

Gormans Hill Kelso
Supermarkets 0 2
Cafes & restaurants 0 2
Parks & reserves 0 15
Childcare 1 6
GPs 0 1
Pharmacies 0 1
Hospitals 1 0
Fuel stations 0 6
Waterways 0 42

Mobility

Gormans Hill sits further from the CBD (213 km vs 203.5 km).

Gormans Hill Kelso
Walkability score 8/100 42/100
Distance to Sydney 213 km
+4% vs other
 203.5 km
Drive time (normal traffic) 183 min 170 min
Public transport score 64/100
Bus
 76/100
Bus
Peak arrivals per hour 26.0
7-9am + 5-7pm
 123.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2795
same for both
Rooftop solar per 100 dwellings 47
postcode 2795
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.

Gormans Hill Kelso
Car (driver) 75.7% / 79.8%
Gormans Hill — Car (driver): 75.7% Kelso — Car (driver): 79.8%
Worked from Home 12.2% / 11.6%
Gormans Hill — Worked from Home: 12.2% Kelso — Worked from Home: 11.6%
Car (passenger) 9.6% / 6.3%
Gormans Hill — Car (passenger): 9.6% Kelso — Car (passenger): 6.3%
Walked Only 2.6% / 1.7%
Gormans Hill — Walked Only: 2.6% Kelso — Walked Only: 1.7%
Bicycle — / 0.3%
Gormans Hill — Bicycle: not among its largest Kelso — Bicycle: 0.3%

Bars are drawn against the largest share shown (79.8%).

Setting

Gormans Hill Kelso
Elevation 685 m
above sea level, at the suburb centre
 683 m
above sea level, at the suburb centre

NBN connectivity

Gormans Hill Kelso
Connectivity score 59/100 78/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 28%
414 premises
 61%
4,953 premises

Climate

Gormans Hill Kelso
Annual rainfall 666 mm 644 mm
Summer max (Jan) 28.4°C
same for both
Winter min (Jul) 1.1°C 1.2°C

Air quality (annual mean)

Gormans Hill Kelso
PM2.5 5.3 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Gormans Hill Kelso
Average residential rate $1,301/yr
same for both
Council Bathurst
same for both

Federal electorate

Gormans Hill Kelso
Division Calare
same for both
Member Andrew Gee
same for both
Party Independent
same for both

First Home Owner Grant

Gormans Hill Kelso
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Gormans Hill

Affordable Retirees Rural Townhouses

Kelso

Family Regional Centre River

More comparisons

Other comparisons with Gormans Hill

Gormans Hill vs Bathurst Gormans Hill vs South Bathurst Gormans Hill vs White Rock Gormans Hill vs Perthville Gormans Hill vs The Lagoon

Other comparisons with Kelso

Kelso vs Bathurst Kelso vs West Bathurst Kelso vs Eglinton Kelso vs Raglan Kelso vs White Rock Kelso vs Brewongle
Full data on Gormans Hill Full data on Kelso
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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