Horseshoe Creek vs Upper Horseshoe Creek
Horseshoe Creek is the younger of the two, with a median age of 49 against 52 in Upper Horseshoe Creek. In both, the large majority of households own their home and the large majority of homes are detached houses. In Horseshoe Creek, most households are couple families. In Upper Horseshoe Creek, about half of households are couple families. Houses cost more in Upper Horseshoe Creek: a median of $845,000, against $750,000 in Horseshoe Creek, though rent is higher in Horseshoe Creek.
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
Too close to call
Nothing among the 6 things we measure here separates them by enough to be worth acting on.
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Horseshoe Creek
ahead on the one thing that separates them
- has cheaper houses ($750,000 vs $845,000)
Weighs house prices and mortgage stress.
Renters
Upper Horseshoe Creek
ahead on the one thing that separates them
- has cheaper rent ($220/wk vs $238/wk)
Weighs rent and rental stress.
Commuting to the city
Horseshoe Creek
ahead on 3 of the 3 things we measure here
- is more walkable (10/100 vs 0/100)
- has a shorter drive in (516 min vs 538 min)
- sits closer to the CBD (754 km vs 782.9 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 4 things we measure here
- Horseshoe Creek is more walkable (10/100 vs 0/100)
- Upper Horseshoe Creek has more residents already 65 and over (19% vs 12%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Upper Horseshoe Creek
ahead on the one thing that separates them
- is growing faster (-4.8% vs -18.8%)
Weighs population growth.
Where they sit
Horseshoe Creek and Upper Horseshoe Creek 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
Upper Horseshoe Creek has more residents (118 vs 69); Horseshoe Creek has higher household incomes ($71,500 vs $55,224).
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Population | 69 | 118 +71% vs other |
| Population trend (2016 → 2021) | -18.8% | -4.8% |
| Median age | 49 | 52 |
| Median household income | $71,500/yr +23% vs other | $55,224/yr |
| Median weekly rent | $238/wk +8% vs other | $220/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (24.6%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (24.6%).
Property market
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Median house price | $750,000 | $845,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Upper Horseshoe Creek has more land zoned for conservation (58% vs 1%); Horseshoe Creek has more rural and farming land (99% vs 42%).
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Rural and farming | 99% | 42% |
| Environmental | 1% | 58% |
| 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
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| New dwellings approved | 25 across Kyogle same for both | |
| Approvals change year on year | +0% same for both | |
Ranking within NSW
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| House price | Higher than 30% of NSW | Higher than 38% of NSW |
| Income | Higher than 38% of NSW | Higher than 15% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 59% of NSW | Higher than 22% of NSW |
| Affordability | Higher than 61% of NSW | Higher than 32% of NSW |
| EV adoption | Higher than 12% of NSW | Higher than 11% of NSW |
| NBN connectivity | Higher than 63% of NSW | Higher than 34% of NSW |
Liveability
Horseshoe Creek is more walkable (10 vs 0).
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | below-average income decile 3/10 same for both | |
Risk profile
Upper Horseshoe Creek carries more bushfire risk (50 vs 0).
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Bushfire | None 0/100 | Moderate 50/100 |
| Crime | Low 23/100 | Low 17/100 |
| 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 | 0 within 5 km same for both | |
Schools
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| 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
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Waterways | 0 | 4 |
Mobility
Upper Horseshoe Creek sits further from the CBD (782.9 km vs 754 km).
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Walkability score | 10/100 | 0/100 |
| Distance to Sydney | 754 km | 782.9 km +4% vs other |
| Drive time (normal traffic) | 516 min | 538 min |
| Electric vehicle share | 0.1% postcode 2474 same for both | |
| Rooftop solar per 100 dwellings | 71 postcode 2474 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 (91.4%).
Setting
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Elevation | 78 m above sea level, at the suburb centre | 276 m above sea level, at the suburb centre |
NBN connectivity
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Connectivity score | 30/100 | 24/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 31 premises | 0% 38 premises |
Climate
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Annual rainfall | 1,569 mm same for both | |
| Summer max (Jan) | 29.1°C same for both | |
| Winter min (Jul) | 9.1°C same for both | |
Council rates
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Average residential rate | $1,264/yr same for both | |
| Council | Kyogle same for both | |
Federal electorate
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| Division | Page same for both | |
| Member | Kevin Hogan same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Horseshoe Creek | Upper Horseshoe Creek | |
|---|---|---|
| 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 Horseshoe Creek
Other comparisons with Upper Horseshoe Creek
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.