Gormans Hill vs The Lagoon

The Lagoon is the younger of the two, with a median age of 39 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 The Lagoon, the large majority of households own their home and most households are couple families. Houses cost more in The Lagoon: a median of $1.7 million, 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 The Lagoon 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

The Lagoon

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (13/100 vs 81/100)
  • is already more of a family suburb (63% vs 41%)
  • has more separate houses rather than flats (101% vs 73%)
  • 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

The Lagoon

ahead on 2 of the 3 things we measure here

  • has cheaper land ($121,250 vs $459,000)
  • leaves households under less mortgage stress (22% vs 30%)
  • But Gormans Hill has cheaper houses ($565,000 vs $1,700,000)

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 14%)
  • has cheaper rent ($240/wk vs $350/wk)
  • But The Lagoon leaves renters under less rental stress (15% vs 22%)

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

Commuting to the city

Gormans Hill

ahead on the one thing that separates them

  • is more walkable (8/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Gormans Hill

ahead on 2 of the 4 things we measure here

  • is more walkable (8/100 vs 0/100)
  • has more residents already 65 and over (38% vs 14%)
  • But The Lagoon carries lower crime risk (13/100 vs 81/100)

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

Investors

The Lagoon

ahead on the one thing that separates them

  • is growing faster (24.1% vs 13.0%)

Weighs population growth.

Where they sit

Gormans Hill and The Lagoon 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 The Lagoon
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 The Lagoon
Walkability 8 / 0
Gormans Hill — Walkability: 8/100 The Lagoon — Walkability: 0/100
Safety 19 / 87
Gormans Hill — Safety: 19/100 The Lagoon — Safety: 87/100
Low fire risk 100 / 68
Gormans Hill — Low fire risk: 100/100 The Lagoon — Low fire risk: 68/100

Demographics

Gormans Hill has more residents (887 vs 268); The Lagoon has higher household incomes ($119,756 vs $56,316).

Gormans Hill The Lagoon
Population 887
+70% vs other
 268
Population trend (2016 → 2021) +13.0% +24.1%
Median age 53 39
Median household income $56,316/yr $119,756/yr
+113% vs other
Median weekly rent $240/wk $350/wk
+46% vs other

Age profile

Share of residents in each band, 2021 Census.

Gormans Hill The Lagoon
0-4 3.2% / 7.5%
Gormans Hill — 0-4: 3.2% The Lagoon — 0-4: 7.5%
5-14 9.2% / 13.8%
Gormans Hill — 5-14: 9.2% The Lagoon — 5-14: 13.8%
15-19 5.2% / 4.1%
Gormans Hill — 15-19: 5.2% The Lagoon — 15-19: 4.1%
20-24 7.3% / 4.1%
Gormans Hill — 20-24: 7.3% The Lagoon — 20-24: 4.1%
25-34 9.4% / 12.3%
Gormans Hill — 25-34: 9.4% The Lagoon — 25-34: 12.3%
35-44 6.9% / 13.1%
Gormans Hill — 35-44: 6.9% The Lagoon — 35-44: 13.1%
45-54 9.4% / 8.6%
Gormans Hill — 45-54: 9.4% The Lagoon — 45-54: 8.6%
55-64 11.4% / 19.8%
Gormans Hill — 55-64: 11.4% The Lagoon — 55-64: 19.8%
65-74 9.4% / 6.3%
Gormans Hill — 65-74: 9.4% The Lagoon — 65-74: 6.3%
75-84 12.9% / 6.3%
Gormans Hill — 75-84: 12.9% The Lagoon — 75-84: 6.3%
85+ 15.8% / 1.5%
Gormans Hill — 85+: 15.8% The Lagoon — 85+: 1.5%

Bars are drawn against the largest share shown (19.8%).

Who lives together

Household composition, 2021 Census.

Gormans Hill 22.6% couple families
Gormans Hill — Couple Families: 22.6% Gormans Hill — Lone Person: 49.0% Gormans Hill — One Parent Families: 18.4% Gormans Hill — Group Household: 6.3% Gormans Hill — Other Families: 3.8%
The Lagoon 57.4% couple families
The Lagoon — Couple Families: 57.4% The Lagoon — Lone Person: 22.2% The Lagoon — One Parent Families: 5.6% The Lagoon — Group Household: 9.3% The Lagoon — Other Families: 5.6%
Couple Families Lone Person 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%
The Lagoon 13.8% renting
The Lagoon — Owned Outright: 47.1% The Lagoon — Mortgage: 39.1% The Lagoon — Renting: 13.8%
Owned outright Mortgage Renting

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 The Lagoon
England 1.2% / 4.1%
Gormans Hill — England: 1.2% The Lagoon — England: 4.1%
Scotland 1.5% / —
Gormans Hill — Scotland: 1.5% The Lagoon — Scotland: not among its largest
New Zealand 1.2% / —
Gormans Hill — New Zealand: 1.2% The Lagoon — New Zealand: not among its largest
Italy 0.3% / —
Gormans Hill — Italy: 0.3% The Lagoon — Italy: not among its largest
Germany 0.3% / —
Gormans Hill — Germany: 0.3% The Lagoon — Germany: not among its largest

Bars are drawn against the largest share shown (4.1%).

Qualifications

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

Gormans Hill The Lagoon
Certificate III & IV 14.9% / 18.3%
Gormans Hill — Certificate III & IV: 14.9% The Lagoon — Certificate III & IV: 18.3%
Advanced Diploma / Diploma 6.1% / 8.6%
Gormans Hill — Advanced Diploma / Diploma: 6.1% The Lagoon — Advanced Diploma / Diploma: 8.6%
Bachelor Degree 6.8% / 7.5%
Gormans Hill — Bachelor Degree: 6.8% The Lagoon — Bachelor Degree: 7.5%
Postgraduate Degree 1.2% / 4.1%
Gormans Hill — Postgraduate Degree: 1.2% The Lagoon — Postgraduate Degree: 4.1%
Graduate Diploma / Certificate 1.4% / 1.1%
Gormans Hill — Graduate Diploma / Certificate: 1.4% The Lagoon — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (18.3%).

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%
The Lagoon 101.1% houses
The Lagoon — Houses: 101.1% The Lagoon — Townhouses: 0.0% The Lagoon — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Gormans Hill The Lagoon
Median house price $565,000 $1,700,000
Median unit price —
same for both
Median land price $459,000 $121,250
Typical days to sell (houses) 23 days
from 9 sales
 —

Zoning mix

Gormans Hill The Lagoon
Rural and farming 96% 99%
Residential 2% 1%
Parks and recreation 1% 0%
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 The Lagoon
New dwellings approved 177
across Bathurst
 21
across Oberon
Approvals change year on year -23% -33%

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 The Lagoon
Houses 5.2%
$550/wk on $550K
 —
Units —
same for both

Ranking within NSW

Gormans Hill The Lagoon
House price Higher than 20% of NSW Higher than 80% of NSW
Income Higher than 16% of NSW Higher than 84% of NSW
Schools —
same for both
Walkability Higher than 54% of NSW Higher than 38% of NSW
Affordability Higher than 60% of NSW Higher than 38% of NSW
EV adoption Higher than 44% of NSW
same for both
NBN connectivity Higher than 70% of NSW Higher than 48% of NSW
Rental yield (houses) Higher than 97% of NSW —

Liveability

Gormans Hill is more walkable (8 vs 0).

Gormans Hill The Lagoon
Grade D —
Score 27/100 —
Socio-economic band high-need area
decile 1/10
 very advantaged area
decile 9/10

Risk profile

The Lagoon carries more bushfire risk (32 vs 0); Gormans Hill carries more crime risk (81 vs 13).

Gormans Hill The Lagoon
Bushfire None
0/100
 Low
32/100
Crime High
81/100
 Low
13/100
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
 0
within 5 km

Schools

Gormans Hill The Lagoon
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Gormans Hill

  • MacKillop College Bathurst Catholic · Secondary above peers

Schools in The Lagoon

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

Amenities in the suburb

Gormans Hill The Lagoon
Childcare 1 0
Hospitals 1 0
Waterways 0 7

Mobility

Gormans Hill The Lagoon
Walkability score 8/100 0/100
Distance to Sydney 213 km 212.6 km
Drive time (normal traffic) 183 min 186 min
Public transport score 64/100
Bus
 24/100
Bus
Peak arrivals per hour 26.0
7-9am + 5-7pm
 7.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
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 The Lagoon
Car (driver) 75.7% / 72.1%
Gormans Hill — Car (driver): 75.7% The Lagoon — Car (driver): 72.1%
Worked from Home 12.2% / 21.4%
Gormans Hill — Worked from Home: 12.2% The Lagoon — Worked from Home: 21.4%
Car (passenger) 9.6% / 2.1%
Gormans Hill — Car (passenger): 9.6% The Lagoon — Car (passenger): 2.1%
Walked Only 2.6% / 4.3%
Gormans Hill — Walked Only: 2.6% The Lagoon — Walked Only: 4.3%

Bars are drawn against the largest share shown (75.7%).

Setting

Gormans Hill The Lagoon
Elevation 685 m
above sea level, at the suburb centre
 717 m
above sea level, at the suburb centre

NBN connectivity

Gormans Hill The Lagoon
Connectivity score 59/100 29/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 28%
414 premises
 0%
115 premises

Climate

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

Air quality (annual mean)

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

Council rates

Gormans Hill The Lagoon
Average residential rate $1,301/yr $975/yr
Council Bathurst Oberon

Federal electorate

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

First Home Owner Grant

Gormans Hill The Lagoon
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

The Lagoon

Rural

More comparisons

Other comparisons with Gormans Hill

Gormans Hill vs Kelso Gormans Hill vs Bathurst Gormans Hill vs South Bathurst Gormans Hill vs White Rock Gormans Hill vs Perthville

Other comparisons with The Lagoon

The Lagoon vs White Rock The Lagoon vs O'Connell The Lagoon vs Perthville The Lagoon vs Brewongle The Lagoon vs Wisemans Creek The Lagoon vs Rockley Mount
Full data on Gormans Hill Full data on The Lagoon
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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