Karuah vs Swan Bay

In both, the large majority of households own their home and the large majority of homes are detached houses. Houses cost more in Swan Bay: a median of $825,000, against $654,000 in Karuah, and rent is higher there too. On these figures, Karuah tends to suit people living alone and buyers on a tighter budget, while Swan Bay suits share households.

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

They split

one each way, out of the 5 things we measure here

  • Karuah has more schools rated above their peers (1 vs 0)
  • Swan Bay is already more of a family suburb (62% vs 51%)

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

First-home buyers

Karuah

ahead on the one thing that separates them

  • has cheaper houses ($654,000 vs $825,000)

Weighs house prices and mortgage stress.

Renters

Karuah

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $350/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

  • Karuah is more walkable (10/100 vs 0/100)
  • Swan Bay has a shorter drive in (145 min vs 151 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Karuah

ahead on the one thing that separates them

  • is more walkable (10/100 vs 0/100)

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

Investors

Karuah

ahead on the one thing that separates them

  • is growing faster (14.7% vs -1.9%)

Weighs population growth.

Where they sit

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

Karuah Swan Bay
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.

Karuah Swan Bay
Walkability 10 / 0
Karuah — Walkability: 10/100 Swan Bay — Walkability: 0/100
Low fire risk 24 / 16
Karuah — Low fire risk: 24/100 Swan Bay — Low fire risk: 16/100

Demographics

Karuah has more residents (1,618 vs 310); Swan Bay rents higher ($350/wk vs $300/wk).

Karuah Swan Bay
Population 1,618
+81% vs other
 310
Population trend (2016 → 2021) +14.7% -1.9%
Median age 50 52
Median household income $55,172/yr $60,112/yr
+9% vs other
Median weekly rent $300/wk $350/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Karuah Swan Bay
0-4 5.6% / 1.3%
Karuah — 0-4: 5.6% Swan Bay — 0-4: 1.3%
5-14 12.1% / 7.4%
Karuah — 5-14: 12.1% Swan Bay — 5-14: 7.4%
15-19 4.9% / 6.8%
Karuah — 15-19: 4.9% Swan Bay — 15-19: 6.8%
20-24 3.9% / 4.2%
Karuah — 20-24: 3.9% Swan Bay — 20-24: 4.2%
25-34 10.0% / 7.4%
Karuah — 25-34: 10.0% Swan Bay — 25-34: 7.4%
35-44 8.7% / 12.6%
Karuah — 35-44: 8.7% Swan Bay — 35-44: 12.6%
45-54 11.3% / 18.4%
Karuah — 45-54: 11.3% Swan Bay — 45-54: 18.4%
55-64 14.2% / 15.8%
Karuah — 55-64: 14.2% Swan Bay — 55-64: 15.8%
65-74 18.8% / 20.0%
Karuah — 65-74: 18.8% Swan Bay — 65-74: 20.0%
75-84 10.1% / 7.1%
Karuah — 75-84: 10.1% Swan Bay — 75-84: 7.1%
85+ 1.2% / 1.0%
Karuah — 85+: 1.2% Swan Bay — 85+: 1.0%

Bars are drawn against the largest share shown (20.0%).

Who lives together

Household composition, 2021 Census.

Karuah 31.0% couple families
Karuah — Couple Families: 31.0% Karuah — Lone Person: 43.3% Karuah — One Parent Families: 20.4% Karuah — Group Household: 4.3% Karuah — Other Families: 1.0%
Swan Bay 43.2% couple families
Swan Bay — Couple Families: 43.2% Swan Bay — Lone Person: 21.6% Swan Bay — One Parent Families: 18.9% Swan Bay — Group Household: 12.2% Swan Bay — Other Families: 4.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Karuah 20.8% renting
Karuah — Owned Outright: 49.3% Karuah — Mortgage: 29.9% Karuah — Renting: 20.8%
Swan Bay 15.5% renting
Swan Bay — Owned Outright: 44.7% Swan Bay — Mortgage: 39.8% Swan Bay — Renting: 15.5%
Owned outright Mortgage Renting

Qualifications

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

Karuah Swan Bay
Certificate III & IV 18.9% / 17.4%
Karuah — Certificate III & IV: 18.9% Swan Bay — Certificate III & IV: 17.4%
Bachelor Degree 3.6% / 7.7%
Karuah — Bachelor Degree: 3.6% Swan Bay — Bachelor Degree: 7.7%
Advanced Diploma / Diploma 4.4% / 6.5%
Karuah — Advanced Diploma / Diploma: 4.4% Swan Bay — Advanced Diploma / Diploma: 6.5%
Postgraduate Degree 0.7% / 2.6%
Karuah — Postgraduate Degree: 0.7% Swan Bay — Postgraduate Degree: 2.6%
Graduate Diploma / Certificate 0.8% / 1.0%
Karuah — Graduate Diploma / Certificate: 0.8% Swan Bay — Graduate Diploma / Certificate: 1.0%

Bars are drawn against the largest share shown (18.9%).

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.

Karuah Swan Bay
England 2.5% / 2.6%
Karuah — England: 2.5% Swan Bay — England: 2.6%
New Zealand 1.1% / 1.9%
Karuah — New Zealand: 1.1% Swan Bay — New Zealand: 1.9%
Scotland 1.0% / —
Karuah — Scotland: 1.0% Swan Bay — Scotland: not among its largest
Netherlands — / 1.0%
Karuah — Netherlands: not among its largest Swan Bay — Netherlands: 1.0%
Philippines 0.6% / —
Karuah — Philippines: 0.6% Swan Bay — Philippines: not among its largest
Germany 0.6% / —
Karuah — Germany: 0.6% Swan Bay — Germany: not among its largest

Bars are drawn against the largest share shown (2.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Karuah 92.6% houses
Karuah — Houses: 92.6% Karuah — Flats / Apartments: 4.3% Karuah — Townhouses: 3.2%
Swan Bay 89.1% houses
Swan Bay — Houses: 89.1% Swan Bay — Flats / Apartments: 10.9% Swan Bay — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Karuah Swan Bay
Median house price $654,000 $825,000
Median unit price —
same for both
Median land price $350,000 —
Typical days to sell (houses) 34 days
from 18 sales
 —

Zoning mix

Karuah has more rural and farming land (67% vs 40%); Swan Bay has more land zoned for conservation (39% vs 27%).

Karuah Swan Bay
Rural and farming 67% 40%
Environmental 27% 39%
Infrastructure and transport 4% 20%
Residential 2% 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

Karuah Swan Bay
New dwellings approved 495
across Port Stephens
same for both
Approvals change year on year -72%
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.

Karuah Swan Bay
Houses 3.7%
$620/wk on $865K
 —
Units —
same for both

Ranking within NSW

Karuah Swan Bay
House price Higher than 18% of NSW Higher than 34% of NSW
Income Higher than 15% of NSW Higher than 22% of NSW
Schools —
same for both
Walkability Higher than 58% of NSW Higher than 31% of NSW
Affordability Higher than 63% of NSW Higher than 42% of NSW
EV adoption Higher than 51% of NSW
same for both
NBN connectivity Higher than 77% of NSW Higher than 38% of NSW
Rental yield (houses) Higher than 59% of NSW —

Liveability

Karuah is more walkable (10 vs 0).

Karuah Swan Bay
Grade D —
Score 12/100 —
Socio-economic band high-need area
decile 1/10
 below-average income
decile 2/10

Risk profile

Karuah Swan Bay
Bushfire High
76/100
 High
84/100
Crime High
74/100
 —
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
18/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Karuah Swan Bay
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 Karuah

  • Karuah Public School Government · Primary above peers

Schools in Swan Bay

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

Amenities in the suburb

Karuah Swan Bay
Parks & reserves 2
same for both
Childcare 2 0
GPs 1 0
Pharmacies 1 0
Police stations 1 0
Banks & Bank@Post 1 0
Fuel stations 1 0
EV chargers 1 0
Waterways 14 1

Mobility

Karuah Swan Bay
Walkability score 10/100 0/100
Distance to Sydney 196.5 km 196.3 km
Drive time (normal traffic) 151 min 145 min
Electric vehicle share 0.5%
postcode 2324
same for both
Rooftop solar per 100 dwellings 54
postcode 2324
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.

Karuah Swan Bay
Car (driver) 79.1% / 63.5%
Karuah — Car (driver): 79.1% Swan Bay — Car (driver): 63.5%
Worked from Home 12.0% / 28.8%
Karuah — Worked from Home: 12.0% Swan Bay — Worked from Home: 28.8%
Car (passenger) 4.3% / 3.8%
Karuah — Car (passenger): 4.3% Swan Bay — Car (passenger): 3.8%
Walked Only 3.4% / 3.8%
Karuah — Walked Only: 3.4% Swan Bay — Walked Only: 3.8%
Bicycle 1.2% / —
Karuah — Bicycle: 1.2% Swan Bay — Bicycle: not among its largest

Bars are drawn against the largest share shown (79.1%).

Setting

Karuah Swan Bay
Elevation 2 m
above sea level, at the suburb centre
 12 m
above sea level, at the suburb centre
Distance to the ocean 2.6 km 1.8 km

NBN connectivity

Karuah Swan Bay
Connectivity score 70/100 26/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 43%
1,055 premises
 0%
136 premises

Climate

Karuah Swan Bay
Annual rainfall 1,181 mm
same for both
Summer max (Jan) 28.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Council rates

Karuah Swan Bay
Average residential rate $1,359/yr
same for both
Council Port Stephens
same for both

Federal electorate

Karuah Swan Bay
Division Lyne Paterson
Member Alison Penfold Meryl Swanson
Party The Nationals Australian Labor Party

First Home Owner Grant

Karuah Swan Bay
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Karuah

Acreage Affordable Coastal Retirees

Swan Bay

Coastal Retirees Rural

More comparisons

Other comparisons with Karuah

Karuah vs North Arm Cove Karuah vs Limeburners Creek Karuah vs Twelve Mile Creek Karuah vs The Branch

Other comparisons with Swan Bay

Swan Bay vs Medowie Swan Bay vs Twelve Mile Creek Swan Bay vs Ferodale
Full data on Karuah Full data on Swan Bay
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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