Kincumber vs Kincumber South

Kincumber is the younger of the two, with a median age of 48 against 68 in Kincumber South. In both, the large majority of households own their home and most homes are detached houses. In Kincumber South, most households are people living alone. On these figures, Kincumber South tends to suit people living alone and older residents.

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

Kincumber

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (7 vs 1)
  • has more childcare (6 vs 0)
  • has more schools inside the suburb (3 vs 0)
  • But Kincumber South carries lower crime risk (22/100 vs 49/100)

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

First-home buyers

Kincumber

ahead on the one thing that separates them

  • leaves households under less mortgage stress (36% vs 64%)

Weighs house prices and mortgage stress.

Renters

Kincumber

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (22% vs 10%)
  • leaves renters under less rental stress (30% vs 43%)
  • But Kincumber South has cheaper rent ($310/wk vs $400/wk)

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

Commuting to the city

Kincumber

ahead on the one thing that separates them

  • is more walkable (51/100 vs 19/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Kincumber has more GPs (3 vs 0)
  • Kincumber South carries lower crime risk (22/100 vs 49/100)

Weighs smaller dwellings, 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

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

Kincumber Kincumber South
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.

Kincumber Kincumber South
Walkability 51 / 19
Kincumber — Walkability: 51/100 Kincumber South — Walkability: 19/100
Safety 51 / 78
Kincumber — Safety: 51/100 Kincumber South — Safety: 78/100
Low fire risk 81 / 100
Kincumber — Low fire risk: 81/100 Kincumber South — Low fire risk: 100/100

Demographics

Kincumber has more residents (7,398 vs 721); Kincumber has higher household incomes ($68,692 vs $37,492).

Kincumber Kincumber South
Population 7,398
+90% vs other
 721
Population trend (2016 → 2021) +4.3% +5.4%
Median age 48 68
Median household income $68,692/yr
+45% vs other
 $37,492/yr
Median weekly rent $400/wk
+22% vs other
 $310/wk

Age profile

Share of residents in each band, 2021 Census.

Kincumber Kincumber South
0-4 5.4% / 2.4%
Kincumber — 0-4: 5.4% Kincumber South — 0-4: 2.4%
5-14 11.8% / 5.4%
Kincumber — 5-14: 11.8% Kincumber South — 5-14: 5.4%
15-19 5.5% / 0.8%
Kincumber — 15-19: 5.5% Kincumber South — 15-19: 0.8%
20-24 4.4% / 1.9%
Kincumber — 20-24: 4.4% Kincumber South — 20-24: 1.9%
25-34 9.4% / 4.4%
Kincumber — 25-34: 9.4% Kincumber South — 25-34: 4.4%
35-44 10.4% / 5.0%
Kincumber — 35-44: 10.4% Kincumber South — 35-44: 5.0%
45-54 10.8% / 8.5%
Kincumber — 45-54: 10.8% Kincumber South — 45-54: 8.5%
55-64 11.5% / 13.5%
Kincumber — 55-64: 11.5% Kincumber South — 55-64: 13.5%
65-74 12.2% / 33.0%
Kincumber — 65-74: 12.2% Kincumber South — 65-74: 33.0%
75-84 11.5% / 19.0%
Kincumber — 75-84: 11.5% Kincumber South — 75-84: 19.0%
85+ 7.1% / 6.5%
Kincumber — 85+: 7.1% Kincumber South — 85+: 6.5%

Bars are drawn against the largest share shown (33.0%).

Who lives together

Household composition, 2021 Census.

Kincumber 44.2% lone person
Kincumber — Lone Person: 44.2% Kincumber — Couple Families: 37.6% Kincumber — One Parent Families: 15.8% Kincumber — Group Household: 2.0% Kincumber — Other Families: 0.5%
Kincumber South 73.9% lone person
Kincumber South — Lone Person: 73.9% Kincumber South — Couple Families: 11.3% Kincumber South — One Parent Families: 8.6% Kincumber South — Group Household: 6.2% Kincumber South — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kincumber 21.7% renting
Kincumber — Owned Outright: 38.9% Kincumber — Mortgage: 39.4% Kincumber — Renting: 21.7%
Kincumber South 9.8% renting
Kincumber South — Owned Outright: 82.7% Kincumber South — Mortgage: 7.5% Kincumber South — Renting: 9.8%
Owned outright Mortgage Renting

Qualifications

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

Kincumber Kincumber South
Certificate III & IV 16.7% / 14.4%
Kincumber — Certificate III & IV: 16.7% Kincumber South — Certificate III & IV: 14.4%
Bachelor Degree 10.5% / 8.7%
Kincumber — Bachelor Degree: 10.5% Kincumber South — Bachelor Degree: 8.7%
Advanced Diploma / Diploma 8.2% / 10.3%
Kincumber — Advanced Diploma / Diploma: 8.2% Kincumber South — Advanced Diploma / Diploma: 10.3%
Postgraduate Degree 2.7% / 1.9%
Kincumber — Postgraduate Degree: 2.7% Kincumber South — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 1.3% / 1.0%
Kincumber — Graduate Diploma / Certificate: 1.3% Kincumber South — Graduate Diploma / Certificate: 1.0%

Bars are drawn against the largest share shown (16.7%).

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.

Kincumber Kincumber South
England 7.2% / 9.3%
Kincumber — England: 7.2% Kincumber South — England: 9.3%
New Zealand 1.4% / 2.2%
Kincumber — New Zealand: 1.4% Kincumber South — New Zealand: 2.2%
South Africa 0.8% / 1.7%
Kincumber — South Africa: 0.8% Kincumber South — South Africa: 1.7%
Philippines 0.6% / 1.0%
Kincumber — Philippines: 0.6% Kincumber South — Philippines: 1.0%
Scotland 0.7% / 0.6%
Kincumber — Scotland: 0.7% Kincumber South — Scotland: 0.6%
Netherlands — / 0.7%
Kincumber — Netherlands: not among its largest Kincumber South — Netherlands: 0.7%

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kincumber 65.5% houses
Kincumber — Houses: 65.5% Kincumber — Flats / Apartments: 4.6% Kincumber — Townhouses: 30.0%
Kincumber South 68.9% houses
Kincumber South — Houses: 68.9% Kincumber South — Flats / Apartments: 31.1% Kincumber South — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Kincumber Kincumber South
Median house price $1,140,000 $1,200,000
Median unit price $785,000 —
Median land price $2,160,000 —
Typical days to sell (houses) 20 days
from 95 sales
 —

Zoning mix

Kincumber South has more land zoned for conservation (80% vs 54%).

Kincumber Kincumber South
Environmental 54% 80%
Residential 23% 5%
Parks and recreation 10% 12%
Infrastructure and transport 12% 2%
Industrial 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

Kincumber Kincumber South
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
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.

Kincumber Kincumber South
Houses 3.5%
$750/wk on $1.1M
 —
Units —
same for both

Ranking within NSW

Kincumber Kincumber South
House price Higher than 59% of NSW Higher than 62% of NSW
Income — Higher than 3% of NSW
Schools Higher than 14% of NSW —
Walkability Higher than 81% of NSW Higher than 69% of NSW
Affordability — Higher than 5% of NSW
EV adoption Higher than 84% of NSW
same for both
NBN connectivity Higher than 70% of NSW Higher than 65% of NSW
Rental yield (houses) Higher than 47% of NSW —

Liveability

Kincumber is more walkable (51 vs 19); Kincumber South scores higher overall (53 vs 45).

Kincumber Kincumber South
Grade C B
Score 45/100 53/100
Socio-economic band mid-range socio-economic
decile 6/10
 below-average income
decile 3/10

Risk profile

Kincumber carries more bushfire risk (19 vs 0); Kincumber carries more crime risk (49 vs 22).

Kincumber Kincumber South
Bushfire Low
19/100
 None
0/100
Crime Moderate
49/100
 Low
22/100
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 3
within 5 km
same for both

Schools

Kincumber Kincumber South
Inside the suburb 3 0
Rated above peers 0
same for both
Rated at peers 2 0
Rated below peers 1 0

Schools in Kincumber

  • Kincumber High School Government · Secondary at peers
  • Kincumber Public School Government · Primary at peers
  • Holy Cross Catholic Primary School Catholic · Primary below peers

Schools in Kincumber South

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

Amenities in the suburb

Kincumber Kincumber South
Supermarkets 1 0
Cafes & restaurants 2 0
Parks & reserves 7 1
Childcare 6 0
GPs 3 0
Pharmacies 1 0
Banks & Bank@Post 2 0
Fuel stations 2 0
Waterways 7 1

Mobility

Kincumber Kincumber South
Walkability score 51/100 19/100
Distance to Sydney 87.7 km 89.3 km
+2% vs other
Drive time (normal traffic) 82 min 85 min
Public transport score 79/100
Bus
 38/100
Bus
Peak arrivals per hour 171.0
7-9am + 5-7pm
 6.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 2251
same for both
Rooftop solar per 100 dwellings 38
postcode 2251
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.

Kincumber Kincumber South
Car (driver) 61.3% / 59.4%
Kincumber — Car (driver): 61.3% Kincumber South — Car (driver): 59.4%
Worked from Home 31.4% / 35.3%
Kincumber — Worked from Home: 31.4% Kincumber South — Worked from Home: 35.3%
Car (passenger) 3.9% / 2.3%
Kincumber — Car (passenger): 3.9% Kincumber South — Car (passenger): 2.3%
Walked Only 1.8% / 3.0%
Kincumber — Walked Only: 1.8% Kincumber South — Walked Only: 3.0%
Train 1.0% / —
Kincumber — Train: 1.0% Kincumber South — Train: not among its largest

Bars are drawn against the largest share shown (61.3%).

Setting

Kincumber Kincumber South
Elevation 10 m
above sea level, at the suburb centre
 0 m
above sea level, at the suburb centre
Distance to the ocean 3.4 km
3.4 km to a named beach
 3.6 km
4.7 km to a named beach

NBN connectivity

Kincumber Kincumber South
Connectivity score 60/100 45/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 27%
3,768 premises
 0%
456 premises

Climate

Kincumber Kincumber South
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Kincumber Kincumber South
PM2.5 5.1 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Kincumber Kincumber South
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Kincumber Kincumber South
Division Robertson
same for both
Member Gordon Reid
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Kincumber Kincumber South
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Kincumber

Outer Parks Retirees River Townhouses

Kincumber South

Outer Retirees

More comparisons

Other comparisons with Kincumber

Kincumber vs Green Point Kincumber vs Avoca Beach Kincumber vs Saratoga Kincumber vs Copacabana Kincumber vs Bensville Kincumber vs Macmasters Beach

Other comparisons with Kincumber South

Kincumber South vs Saratoga Kincumber South vs Davistown Kincumber South vs Empire Bay Kincumber South vs Bensville
Full data on Kincumber Full data on Kincumber South
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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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