Katoomba vs Megalong Valley

Katoomba is the younger of the two, with a median age of 48 against 52 in Megalong Valley. In both, most households own their home and the large majority of homes are detached houses. In Katoomba, about half of households are people living alone. In Megalong Valley, most households are couple families. Houses cost more in Megalong Valley: a median of $1.3 million, against $900,000 in Katoomba, though rent is higher in Katoomba. On these figures, Katoomba tends to suit people living alone and buyers on a tighter budget, while Megalong Valley suits 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

They split

one each way, out of the 6 things we measure here

  • Katoomba has more childcare (7 vs 0)
  • Megalong Valley is already more of a family suburb (80% vs 40%)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Katoomba has cheaper houses ($900,000 vs $1,300,000)
  • Megalong Valley leaves households under less mortgage stress (25% vs 32%)

Weighs house prices and mortgage stress.

Renters

Megalong Valley

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 30%)
  • has cheaper rent ($280/wk vs $350/wk)
  • But Katoomba has a bigger rental market to choose from (34% vs 12%)

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

Commuting to the city

Katoomba

ahead on 3 of the 3 things we measure here

  • is more walkable (42/100 vs 0/100)
  • has a shorter drive in (89 min vs 137 min)
  • sits closer to the CBD (102.9 km vs 132.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Katoomba

ahead on 2 of the 4 things we measure here

  • is more walkable (42/100 vs 0/100)
  • has more GPs (4 vs 0)
  • But Megalong Valley carries lower crime risk (53/100 vs 82/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Katoomba Megalong Valley
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.

Katoomba Megalong Valley
Walkability 42 / 0
Katoomba — Walkability: 42/100 Megalong Valley — Walkability: 0/100
Safety 18 / 47
Katoomba — Safety: 18/100 Megalong Valley — Safety: 47/100
Low fire risk 20 / 11
Katoomba — Low fire risk: 20/100 Megalong Valley — Low fire risk: 11/100

Demographics

Katoomba has more residents (8,268 vs 148); Megalong Valley has higher household incomes ($106,184 vs $60,892).

Katoomba Megalong Valley
Population 8,268
+98% vs other
 148
Population trend (2016 → 2021) +3.8% -0.7%
Median age 48 52
Median household income $60,892/yr $106,184/yr
+74% vs other
Median weekly rent $350/wk
+20% vs other
 $280/wk

Age profile

Share of residents in each band, 2021 Census.

Katoomba Megalong Valley
0-4 3.8% / —
Katoomba — 0-4: 3.8% Megalong Valley — 0-4: not among its largest
5-14 10.0% / 13.5%
Katoomba — 5-14: 10.0% Megalong Valley — 5-14: 13.5%
15-19 5.0% / 6.8%
Katoomba — 15-19: 5.0% Megalong Valley — 15-19: 6.8%
20-24 4.4% / 4.1%
Katoomba — 20-24: 4.4% Megalong Valley — 20-24: 4.1%
25-34 10.4% / 4.1%
Katoomba — 25-34: 10.4% Megalong Valley — 25-34: 4.1%
35-44 12.5% / 6.8%
Katoomba — 35-44: 12.5% Megalong Valley — 35-44: 6.8%
45-54 15.4% / 20.9%
Katoomba — 45-54: 15.4% Megalong Valley — 45-54: 20.9%
55-64 15.2% / 24.3%
Katoomba — 55-64: 15.2% Megalong Valley — 55-64: 24.3%
65-74 15.5% / 12.8%
Katoomba — 65-74: 15.5% Megalong Valley — 65-74: 12.8%
75-84 6.3% / 6.8%
Katoomba — 75-84: 6.3% Megalong Valley — 75-84: 6.8%
85+ 1.7% / —
Katoomba — 85+: 1.7% Megalong Valley — 85+: not among its largest

Bars are drawn against the largest share shown (24.3%).

Who lives together

Household composition, 2021 Census.

Katoomba 23.5% couple families
Katoomba — Couple Families: 23.5% Katoomba — Lone Person: 52.5% Katoomba — One Parent Families: 16.2% Katoomba — Group Household: 6.7% Katoomba — Other Families: 1.1%
Megalong Valley 60.0% couple families
Megalong Valley — Couple Families: 60.0% Megalong Valley — Lone Person: 20.0% Megalong Valley — One Parent Families: 20.0% Megalong Valley — Group Household: 0.0% Megalong Valley — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Katoomba 34.5% renting
Katoomba — Owned Outright: 36.2% Katoomba — Mortgage: 29.3% Katoomba — Renting: 34.5%
Megalong Valley 12.5% renting
Megalong Valley — Owned Outright: 62.5% Megalong Valley — Mortgage: 25.0% Megalong Valley — Renting: 12.5%
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.

Katoomba Megalong Valley
England 5.6% / 5.4%
Katoomba — England: 5.6% Megalong Valley — England: 5.4%
Germany 1.0% / 2.0%
Katoomba — Germany: 1.0% Megalong Valley — Germany: 2.0%
New Zealand 2.0% / —
Katoomba — New Zealand: 2.0% Megalong Valley — New Zealand: not among its largest
China 1.0% / —
Katoomba — China: 1.0% Megalong Valley — China: not among its largest
Philippines 0.9% / —
Katoomba — Philippines: 0.9% Megalong Valley — Philippines: not among its largest

Bars are drawn against the largest share shown (5.6%).

Qualifications

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

Katoomba Megalong Valley
Bachelor Degree 16.5% / 18.9%
Katoomba — Bachelor Degree: 16.5% Megalong Valley — Bachelor Degree: 18.9%
Certificate III & IV 13.7% / 10.8%
Katoomba — Certificate III & IV: 13.7% Megalong Valley — Certificate III & IV: 10.8%
Advanced Diploma / Diploma 9.2% / 7.4%
Katoomba — Advanced Diploma / Diploma: 9.2% Megalong Valley — Advanced Diploma / Diploma: 7.4%
Postgraduate Degree 7.7% / 6.1%
Katoomba — Postgraduate Degree: 7.7% Megalong Valley — Postgraduate Degree: 6.1%
Graduate Diploma / Certificate 2.8% / 4.1%
Katoomba — Graduate Diploma / Certificate: 2.8% Megalong Valley — Graduate Diploma / Certificate: 4.1%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Katoomba 81.8% houses
Katoomba — Houses: 81.8% Katoomba — Flats / Apartments: 12.5% Katoomba — Townhouses: 5.7%
Megalong Valley 100.0% houses
Megalong Valley — Houses: 100.0% Megalong Valley — Flats / Apartments: 0.0% Megalong Valley — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Katoomba Megalong Valley
Median house price $900,000 $1,300,000
Median unit price $600,000 —
Median land price $375,000 —
Typical days to sell (houses) 34 days
from 142 sales
 —

Zoning mix

Megalong Valley has more rural and farming land (84% vs 0%); Katoomba has more land zoned for conservation (73% vs 15%).

Katoomba Megalong Valley
Rural and farming 0% 84%
Environmental 73% 15%
Residential 11% 0%
Infrastructure and transport 7% 0%
Parks and recreation 4% 1%
Industrial 3% 0%
Other and special use 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

Katoomba Megalong Valley
New dwellings approved 123
across Blue Mountains
same for both
Approvals change year on year +14%
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.

Katoomba Megalong Valley
Houses 3.5%
$650/wk on $978K
 —
Units 4.7%
$500/wk on $549K
 —

Ranking within NSW

Katoomba Megalong Valley
House price Higher than 40% of NSW Higher than 67% of NSW
Income Higher than 23% of NSW Higher than 72% of NSW
Schools Higher than 85% of NSW —
Walkability Higher than 79% of NSW Higher than 25% of NSW
Affordability Higher than 38% of NSW Higher than 49% of NSW
EV adoption Higher than 91% of NSW Higher than 90% of NSW
NBN connectivity Higher than 72% of NSW Higher than 27% of NSW
Rental yield (houses) Higher than 42% of NSW —
Rental yield (units) Higher than 54% of NSW —

Liveability

Katoomba is more walkable (42 vs 0).

Katoomba Megalong Valley
Grade C —
Score 42/100 —
Socio-economic band mid-range socio-economic
decile 4/10
 very advantaged area
decile 10/10

Risk profile

Katoomba carries more crime risk (82 vs 53).

Katoomba Megalong Valley
Bushfire High
80/100
 High
89/100
Crime High
82/100
 Moderate
53/100
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

Katoomba Megalong Valley
Inside the suburb 4 1
Rated above peers 2 0
Rated at peers 0
same for both
Rated below peers 2 0

Schools in Katoomba

  • Katoomba North Public School Government · Primary above peers
  • St Canice's Primary School Catholic · Primary above peers
  • Katoomba High School Government · Secondary below peers
  • Katoomba Public School Government · Primary below peers

Schools in Megalong Valley

  • Megalong Public School Government · Primary

Amenities in the suburb

Katoomba Megalong Valley
Supermarkets 5 0
Cafes & restaurants 54 1
Parks & reserves 29 7
Childcare 7 0
GPs 4 0
Pharmacies 1 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 4 0
Fuel stations 2 0
EV chargers 1 0
Waterways 28 26

Mobility

Megalong Valley sits further from the CBD (132.1 km vs 102.9 km).

Katoomba Megalong Valley
Walkability score 42/100 0/100
Distance to Sydney 102.9 km 132.1 km
+28% vs other
Drive time (normal traffic) 89 min 137 min
Electric vehicle share 1.6%
postcode 2780
 1.5%
postcode 2785
Rooftop solar per 100 dwellings 32
postcode 2780
 39
postcode 2785

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.

Katoomba Megalong Valley
Worked from Home 40.1% / 50.9%
Katoomba — Worked from Home: 40.1% Megalong Valley — Worked from Home: 50.9%
Car (driver) 46.7% / 41.8%
Katoomba — Car (driver): 46.7% Megalong Valley — Car (driver): 41.8%
Walked Only 7.7% / 7.3%
Katoomba — Walked Only: 7.7% Megalong Valley — Walked Only: 7.3%
Car (passenger) 3.3% / —
Katoomba — Car (passenger): 3.3% Megalong Valley — Car (passenger): not among its largest
Train 1.8% / —
Katoomba — Train: 1.8% Megalong Valley — Train: not among its largest

Bars are drawn against the largest share shown (50.9%).

Setting

Katoomba Megalong Valley
Elevation 1,033 m
above sea level, at the suburb centre
 774 m
above sea level, at the suburb centre

NBN connectivity

Katoomba Megalong Valley
Connectivity score 63/100 18/100
Most common technology Fibre to the node Satellite (Sky Muster)
Full-fibre (FTTP) share 32%
5,542 premises
 0%
57 premises

Climate

Katoomba Megalong Valley
Annual rainfall 1,496 mm
same for both
Summer max (Jan) 23.6°C
same for both
Winter min (Jul) 3.7°C
same for both

Council rates

Katoomba Megalong Valley
Average residential rate $2,080/yr
same for both
Council Blue Mountains
same for both

Federal electorate

Katoomba Megalong Valley
Division Macquarie
same for both
Member Susan Templeman
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Katoomba Megalong Valley
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Katoomba

Parks Regional Centre Transport Hub

Megalong Valley

Rural

More comparisons

Other comparisons with Katoomba

Katoomba vs Leura Katoomba vs Medlow Bath

Other comparisons with Megalong Valley

Megalong Valley vs Blackheath Megalong Valley vs Medlow Bath Megalong Valley vs Kanimbla Megalong Valley vs Ganbenang
Full data on Katoomba Full data on Megalong Valley
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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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