Greigs Flat vs Pambula Beach
Greigs Flat is the younger of the two, with a median age of 47 against 54 in Pambula Beach. In both, the large majority of households own their home and the large majority of homes are detached houses. In Greigs Flat, about half of households are couple families. In Pambula Beach, about half of households are people living alone. Houses cost more in Pambula Beach: a median of $1.15 million, against $677,000 in Greigs Flat, and rent is higher there too. On these figures, Greigs Flat tends to suit families with children, couples, and 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
Greigs Flat
ahead on 3 of the 6 things we measure here
- carries lower crime risk (12/100 vs 50/100)
- is already more of a family suburb (60% vs 47%)
- has more separate houses rather than flats (99% vs 81%)
- But Pambula Beach has more parks and reserves (4 vs 0)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Greigs Flat
ahead on the one thing that separates them
- has cheaper houses ($677,000 vs $1,150,000)
Weighs house prices and mortgage stress.
Renters
Greigs Flat
ahead on 2 of the 2 things we measure here
- leaves renters under less rental stress (12% vs 26%)
- has cheaper rent ($180/wk vs $370/wk)
Weighs rent and rental stress.
Commuting to the city
Pambula Beach
ahead on 3 of the 3 things we measure here
- is more walkable (36/100 vs 4/100)
- has a shorter drive in (370 min vs 376 min)
- sits closer to the CBD (531.7 km vs 533.9 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Pambula Beach
ahead on 3 of the 5 things we measure here
- has more units and townhouses to downsize into (19% vs 1%)
- is more walkable (36/100 vs 4/100)
- has more residents already 65 and over (32% vs 27%)
- But Greigs Flat carries lower crime risk (12/100 vs 50/100)
Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.
Investors
Greigs Flat
ahead on the one thing that separates them
- is growing faster (36.4% vs 2.0%)
Weighs population growth.
Where they sit
Greigs Flat and Pambula Beach drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Pambula Beach has more residents (667 vs 206); Pambula Beach rents higher ($370/wk vs $180/wk).
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Population | 206 | 667 +224% vs other |
| Population trend (2016 → 2021) | +36.4% | +2.0% |
| Median age | 47 | 54 |
| Median household income | $75,816/yr +3% vs other | $73,528/yr |
| Median weekly rent | $180/wk | $370/wk +106% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (22.8%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (3.9%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (15.4%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Median house price | $677,000 | $1,150,000 |
| Median unit price | — | $757,500 |
| Median land price | — same for both | |
| Typical days to sell (houses) | — | 42 days from 3 sales |
Zoning mix
Greigs Flat has more rural and farming land (81% vs 0%); Pambula Beach has more land zoned for conservation (86% vs 19%).
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Environmental | 19% | 86% |
| Rural and farming | 81% | 0% |
| Residential | 0% | 8% |
| Parks and recreation | 0% | 4% |
| Infrastructure and transport | 0% | 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
| Greigs Flat | Pambula Beach | |
|---|---|---|
| New dwellings approved | 109 across Bega Valley same for both | |
| Approvals change year on year | -32% same for both | |
Ranking within NSW
| Greigs Flat | Pambula Beach | |
|---|---|---|
| House price | Higher than 24% of NSW | Higher than 52% of NSW |
| Income | Higher than 43% of NSW | Higher than 40% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 45% of NSW | Higher than 77% of NSW |
| Affordability | Higher than 73% of NSW | Higher than 40% of NSW |
| EV adoption | Higher than 40% of NSW same for both | |
| NBN connectivity | Higher than 51% of NSW | Higher than 90% of NSW |
Liveability
Pambula Beach is more walkable (36 vs 4).
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Grade | — | B |
| Score | — | 53/100 |
| Socio-economic band | mid-range socio-economic decile 4/10 | advantaged area decile 7/10 |
Risk profile
Greigs Flat carries more bushfire risk (62 vs 0); Pambula Beach carries more crime risk (50 vs 12).
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Bushfire | Moderate 62/100 | None 0/100 |
| Crime | Low 12/100 | Moderate 50/100 |
| Flood | Not mapped no mapped data here same for both | |
| Coastal erosion | None 0/100 | Moderate 53/100 |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 0 within 5 km | 2 within 5 km |
Schools
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Inside the suburb | 0 | 1 |
| Rated above peers | 0 | 1 |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Greigs Flat
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Pambula Beach
- Lumen Christi Catholic College Catholic · Combined above peers
Amenities in the suburb
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Cafes & restaurants | 0 | 1 |
| Parks & reserves | 0 | 4 |
| Beaches | 0 | 3 |
| Waterways | 3 | 0 |
Mobility
Greigs Flat sits further from the CBD (533.9 km vs 531.7 km).
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Walkability score | 4/100 | 36/100 |
| Distance to Sydney | 533.9 km | 531.7 km |
| Drive time (normal traffic) | 376 min | 370 min |
| Electric vehicle share | 0.4% postcode 2549 same for both | |
| Rooftop solar per 100 dwellings | 52 postcode 2549 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.
Bars are drawn against the largest share shown (87.0%).
Setting
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Elevation | 50 m above sea level, at the suburb centre | 38 m above sea level, at the suburb centre |
| Distance to the ocean | 5.1 km | 806 m 1.1 km to a named beach |
NBN connectivity
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Connectivity score | 30/100 | 81/100 |
| Most common technology | Fixed wireless | Fibre to the premises |
| Full-fibre (FTTP) share | 0% 73 premises | 54% 473 premises |
Climate
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Annual rainfall | 768 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Average residential rate | $1,767/yr same for both | |
| Council | Bega Valley same for both | |
Federal electorate
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Division | Eden-monaro same for both | |
| Member | Kristy Mcbain same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Greigs Flat | Pambula Beach | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Greigs Flat
Other comparisons with Pambula Beach
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.