Gulmarrad vs Maclean

Gulmarrad is the younger of the two, with a median age of 49 against 56 in Maclean. In both, most households own their home and the large majority of homes are detached houses. In Gulmarrad, most households are couple families. In Maclean, about half of households are people living alone. Houses cost more in Gulmarrad: a median of $955,000, against $678,000 in Maclean, and rent is higher there too. On these figures, Gulmarrad tends to suit couples, while Maclean suits people living alone, older residents, 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

Gulmarrad

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (15/100 vs 88/100)
  • has more schools rated above their peers (1 vs 0)
  • is already more of a family suburb (75% vs 44%)
  • But Maclean has more parks and reserves (10 vs 0)

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

First-home buyers

Maclean

ahead on 2 of the 3 things we measure here

  • has cheaper land ($287,500 vs $435,000)
  • has cheaper houses ($678,500 vs $955,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Maclean

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 5%)
  • has cheaper rent ($330/wk vs $450/wk)

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

Commuting to the city

They split

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

  • Gulmarrad sits closer to the CBD (645.9 km vs 648.3 km)
  • Maclean is more walkable (21/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Maclean

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (13% vs 0%)
  • is more walkable (21/100 vs 0/100)
  • has more GPs (5 vs 0)
  • But Gulmarrad carries lower crime risk (15/100 vs 88/100)

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

Investors

Gulmarrad

ahead on the one thing that separates them

  • is growing faster (15.1% vs 5.7%)

Weighs population growth.

Where they sit

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

Gulmarrad Maclean
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.

Gulmarrad Maclean
Walkability 0 / 21
Gulmarrad — Walkability: 0/100 Maclean — Walkability: 21/100
Safety 85 / 12
Gulmarrad — Safety: 85/100 Maclean — Safety: 12/100
Low fire risk 28 / 72
Gulmarrad — Low fire risk: 28/100 Maclean — Low fire risk: 72/100

Demographics

Maclean has more residents (2,778 vs 1,950); Gulmarrad rents higher ($450/wk vs $330/wk).

Gulmarrad Maclean
Population 1,950 2,778
+42% vs other
Population trend (2016 → 2021) +15.1% +5.7%
Median age 49 56
Median household income $67,704/yr
+26% vs other
 $50,180/yr
Median weekly rent $450/wk
+27% vs other
 $330/wk

Age profile

Share of residents in each band, 2021 Census.

Gulmarrad Maclean
0-4 4.7% / 4.7%
Gulmarrad — 0-4: 4.7% Maclean — 0-4: 4.7%
5-14 13.2% / 9.4%
Gulmarrad — 5-14: 13.2% Maclean — 5-14: 9.4%
15-19 5.6% / 4.0%
Gulmarrad — 15-19: 5.6% Maclean — 15-19: 4.0%
20-24 3.5% / 3.2%
Gulmarrad — 20-24: 3.5% Maclean — 20-24: 3.2%
25-34 6.5% / 7.9%
Gulmarrad — 25-34: 6.5% Maclean — 25-34: 7.9%
35-44 10.4% / 8.6%
Gulmarrad — 35-44: 10.4% Maclean — 35-44: 8.6%
45-54 12.2% / 10.8%
Gulmarrad — 45-54: 12.2% Maclean — 45-54: 10.8%
55-64 16.6% / 15.1%
Gulmarrad — 55-64: 16.6% Maclean — 55-64: 15.1%
65-74 19.9% / 15.7%
Gulmarrad — 65-74: 19.9% Maclean — 65-74: 15.7%
75-84 6.8% / 13.4%
Gulmarrad — 75-84: 6.8% Maclean — 75-84: 13.4%
85+ 0.8% / 7.2%
Gulmarrad — 85+: 0.8% Maclean — 85+: 7.2%

Bars are drawn against the largest share shown (19.9%).

Who lives together

Household composition, 2021 Census.

Gulmarrad 62.3% couple families
Gulmarrad — Couple Families: 62.3% Gulmarrad — Lone Person: 19.6% Gulmarrad — One Parent Families: 13.1% Gulmarrad — Group Household: 4.2% Gulmarrad — Other Families: 0.8%
Maclean 24.4% couple families
Maclean — Couple Families: 24.4% Maclean — Lone Person: 50.6% Maclean — One Parent Families: 19.4% Maclean — Group Household: 3.7% Maclean — Other Families: 2.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Gulmarrad 5.1% renting
Gulmarrad — Owned Outright: 56.3% Gulmarrad — Mortgage: 38.6% Gulmarrad — Renting: 5.1%
Maclean 32.2% renting
Maclean — Owned Outright: 47.7% Maclean — Mortgage: 20.1% Maclean — Renting: 32.2%
Owned outright Mortgage Renting

Qualifications

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

Gulmarrad Maclean
Certificate III & IV 22.9% / 16.0%
Gulmarrad — Certificate III & IV: 22.9% Maclean — Certificate III & IV: 16.0%
Bachelor Degree 8.6% / 7.9%
Gulmarrad — Bachelor Degree: 8.6% Maclean — Bachelor Degree: 7.9%
Advanced Diploma / Diploma 7.0% / 6.8%
Gulmarrad — Advanced Diploma / Diploma: 7.0% Maclean — Advanced Diploma / Diploma: 6.8%
Graduate Diploma / Certificate 1.6% / 1.8%
Gulmarrad — Graduate Diploma / Certificate: 1.6% Maclean — Graduate Diploma / Certificate: 1.8%
Postgraduate Degree 1.5% / 1.8%
Gulmarrad — Postgraduate Degree: 1.5% Maclean — Postgraduate Degree: 1.8%

Bars are drawn against the largest share shown (22.9%).

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.

Gulmarrad Maclean
England 3.7% / 3.2%
Gulmarrad — England: 3.7% Maclean — England: 3.2%
New Zealand 1.7% / 1.5%
Gulmarrad — New Zealand: 1.7% Maclean — New Zealand: 1.5%
Philippines 0.4% / 1.0%
Gulmarrad — Philippines: 0.4% Maclean — Philippines: 1.0%
Scotland 0.5% / 0.7%
Gulmarrad — Scotland: 0.5% Maclean — Scotland: 0.7%
Germany 0.4% / —
Gulmarrad — Germany: 0.4% Maclean — Germany: not among its largest
India — / 0.4%
Gulmarrad — India: not among its largest Maclean — India: 0.4%

Bars are drawn against the largest share shown (3.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Gulmarrad 99.6% houses
Gulmarrad — Houses: 99.6% Gulmarrad — Flats / Apartments: 0.4% Gulmarrad — Townhouses: 0.0%
Maclean 86.8% houses
Maclean — Houses: 86.8% Maclean — Flats / Apartments: 6.4% Maclean — Townhouses: 6.8%
Houses Flats / Apartments Townhouses

Property market

Gulmarrad Maclean
Median house price $955,000 $678,500
Median unit price — $447,500
Median land price $435,000 $287,500
Typical days to sell (houses) 48 days
from 32 sales
 35 days
from 57 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.

Gulmarrad Maclean
3 bed $862K / $675K
Gulmarrad — 3 bed: $862K (16 sales) Maclean — 3 bed: $675K (73 sales)

16 vs 73 sales

4 bed $1.01M / $760K
Gulmarrad — 4 bed: $1.01M (40 sales) Maclean — 4 bed: $760K (25 sales)

40 vs 25 sales

5 bed $1.05M / $860K
Gulmarrad — 5 bed: $1.05M (12 sales) Maclean — 5 bed: $860K (5 sales)

12 vs 5 sales

Zoning mix

Gulmarrad has more rural and farming land (63% vs 26%); Maclean has more land zoned for conservation (40% vs 7%).

Gulmarrad Maclean
Rural and farming 63% 26%
Environmental 7% 40%
Residential 27% 21%
Infrastructure and transport 4% 9%
Parks and recreation 0% 3%
Commercial 0% 1%
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

Gulmarrad Maclean
New dwellings approved 246
across Clarence Valley
same for both
Approvals change year on year -80%
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.

Gulmarrad Maclean
Houses — 4.8%
$640/wk on $699K
Units —
same for both

Ranking within NSW

Gulmarrad Maclean
House price Higher than 52% of NSW Higher than 25% of NSW
Income Higher than 30% of NSW Higher than 11% of NSW
Schools — Higher than 15% of NSW
Walkability Higher than 34% of NSW Higher than 70% of NSW
Affordability Higher than 33% of NSW Higher than 41% of NSW
EV adoption Higher than 27% of NSW
same for both
NBN connectivity Higher than 94% of NSW Higher than 75% of NSW
Rental yield (houses) — Higher than 94% of NSW

Liveability

Maclean is more walkable (21 vs 0); Gulmarrad scores higher overall (29 vs 18).

Gulmarrad Maclean
Grade D
same for both
Score 29/100 18/100
Socio-economic band mid-range socio-economic
decile 4/10
 high-need area
decile 1/10

Risk profile

Maclean carries more crime risk (88 vs 15); Gulmarrad carries more bushfire risk (72 vs 28).

Gulmarrad Maclean
Bushfire High
72/100
 Low
28/100
Crime Low
15/100
 High
88/100
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
 2
within 5 km

Schools

Gulmarrad Maclean
Inside the suburb 1 3
Rated above peers 1 0
Rated at peers 0 3
Rated below peers 0
same for both

Schools in Gulmarrad

  • Gulmarrad Public School Government · Primary above peers

Schools in Maclean

  • Maclean High School Government · Secondary at peers
  • Maclean Public School Government · Primary at peers
  • St Joseph's Primary School Catholic · Primary at peers

Amenities in the suburb

Gulmarrad Maclean
Supermarkets 0 3
Cafes & restaurants 0 10
Parks & reserves 0 10
Childcare 0 1
GPs 0 5
Pharmacies 0 2
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 2
EV chargers 0 1
Waterways 3 0

Mobility

Maclean sits further from the CBD (648.3 km vs 645.9 km).

Gulmarrad Maclean
Walkability score 0/100 21/100
Distance to Sydney 645.9 km 648.3 km
Drive time (normal traffic) 421 min
same for both
Electric vehicle share 0.2%
postcode 2463
same for both
Rooftop solar per 100 dwellings 70
postcode 2463
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.

Gulmarrad Maclean
Car (driver) 80.3% / 74.1%
Gulmarrad — Car (driver): 80.3% Maclean — Car (driver): 74.1%
Worked from Home 12.3% / 10.3%
Gulmarrad — Worked from Home: 12.3% Maclean — Worked from Home: 10.3%
Walked Only 1.3% / 10.1%
Gulmarrad — Walked Only: 1.3% Maclean — Walked Only: 10.1%
Car (passenger) 5.6% / 4.8%
Gulmarrad — Car (passenger): 5.6% Maclean — Car (passenger): 4.8%
Bus — / 0.7%
Gulmarrad — Bus: not among its largest Maclean — Bus: 0.7%
Bicycle 0.6% / —
Gulmarrad — Bicycle: 0.6% Maclean — Bicycle: not among its largest

Bars are drawn against the largest share shown (80.3%).

Setting

Gulmarrad Maclean
Elevation 27 m
above sea level, at the suburb centre
 6 m
above sea level, at the suburb centre
Distance to the ocean 10.9 km 7.3 km

NBN connectivity

Gulmarrad Maclean
Connectivity score 89/100 68/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 64%
903 premises
 29%
1,583 premises

Climate

Gulmarrad Maclean
Annual rainfall 1,408 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Gulmarrad Maclean
Average residential rate $1,380/yr
same for both
Council Clarence Valley
same for both

Federal electorate

Gulmarrad Maclean
Division Page
same for both
Member Kevin Hogan
same for both
Party The Nationals
same for both

First Home Owner Grant

Gulmarrad Maclean
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Gulmarrad

Acreage Retirees

Maclean

Acreage Affordable Retirees

More comparisons

Other comparisons with Gulmarrad

Gulmarrad vs Townsend Gulmarrad vs James Creek Gulmarrad vs South Arm Gulmarrad vs Tyndale Gulmarrad vs Palmers Channel Gulmarrad vs Taloumbi

Other comparisons with Maclean

Maclean vs Townsend Maclean vs Harwood Maclean vs Ashby Maclean vs James Creek Maclean vs South Arm
Full data on Gulmarrad Full data on Maclean
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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