Kincumber vs Macmasters Beach

In both, the large majority of households own their home and most homes are detached houses. In Macmasters Beach, about half of households are couple families. Houses cost more in Macmasters Beach: a median of $1.8 million, against $1.14 million in Kincumber, and rent is higher there too. On these figures, Kincumber tends to suit people living alone, older residents, and buyers on a tighter budget, while Macmasters Beach 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

  • Kincumber has more childcare (6 vs 1)
  • Macmasters Beach carries lower crime risk (29/100 vs 49/100)

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

First-home buyers

They split

one each way, out of the 4 things we measure here

  • Kincumber has cheaper units ($785,000 vs $1,400,000)
  • Macmasters Beach has cheaper land ($1,272,500 vs $2,160,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

They split

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

  • Kincumber has cheaper rent ($400/wk vs $500/wk)
  • Macmasters Beach leaves renters under less rental stress (23% vs 30%)

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

Commuting to the city

Kincumber

ahead on 2 of the 4 things we measure here

  • is more walkable (51/100 vs 21/100)
  • sits closer to the CBD (87.7 km vs 90.5 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Kincumber

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (35% vs 2%)
  • has more GPs (3 vs 0)
  • is more walkable (51/100 vs 21/100)
  • But Macmasters Beach carries lower crime risk (29/100 vs 49/100)

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

Investors

Kincumber

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.5% vs 2.5%)

Weighs house yield and population growth.

Where they sit

Kincumber and Macmasters Beach 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 Macmasters Beach
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 Macmasters Beach
Walkability 51 / 21
Kincumber — Walkability: 51/100 Macmasters Beach — Walkability: 21/100
Safety 51 / 71
Kincumber — Safety: 51/100 Macmasters Beach — Safety: 71/100
Low fire risk 81 / 28
Kincumber — Low fire risk: 81/100 Macmasters Beach — Low fire risk: 28/100

Demographics

Kincumber has more residents (7,398 vs 1,399); Macmasters Beach has higher household incomes ($113,880 vs $68,692).

Kincumber Macmasters Beach
Population 7,398
+81% vs other
 1,399
Population trend (2016 → 2021) +4.3% +8.1%
Median age 48 49
Median household income $68,692/yr $113,880/yr
+66% vs other
Median weekly rent $400/wk $500/wk
+25% vs other

Age profile

Share of residents in each band, 2021 Census.

Kincumber Macmasters Beach
0-4 5.4% / 4.4%
Kincumber — 0-4: 5.4% Macmasters Beach — 0-4: 4.4%
5-14 11.8% / 11.5%
Kincumber — 5-14: 11.8% Macmasters Beach — 5-14: 11.5%
15-19 5.5% / 6.2%
Kincumber — 15-19: 5.5% Macmasters Beach — 15-19: 6.2%
20-24 4.4% / 4.4%
Kincumber — 20-24: 4.4% Macmasters Beach — 20-24: 4.4%
25-34 9.4% / 6.1%
Kincumber — 25-34: 9.4% Macmasters Beach — 25-34: 6.1%
35-44 10.4% / 10.4%
Kincumber — 35-44: 10.4% Macmasters Beach — 35-44: 10.4%
45-54 10.8% / 14.9%
Kincumber — 45-54: 10.8% Macmasters Beach — 45-54: 14.9%
55-64 11.5% / 18.6%
Kincumber — 55-64: 11.5% Macmasters Beach — 55-64: 18.6%
65-74 12.2% / 14.8%
Kincumber — 65-74: 12.2% Macmasters Beach — 65-74: 14.8%
75-84 11.5% / 5.9%
Kincumber — 75-84: 11.5% Macmasters Beach — 75-84: 5.9%
85+ 7.1% / 1.9%
Kincumber — 85+: 7.1% Macmasters Beach — 85+: 1.9%

Bars are drawn against the largest share shown (18.6%).

Who lives together

Household composition, 2021 Census.

Kincumber 37.6% couple families
Kincumber — Couple Families: 37.6% Kincumber — Lone Person: 44.2% Kincumber — One Parent Families: 15.8% Kincumber — Group Household: 2.0% Kincumber — Other Families: 0.5%
Macmasters Beach 54.3% couple families
Macmasters Beach — Couple Families: 54.3% Macmasters Beach — Lone Person: 28.4% Macmasters Beach — One Parent Families: 15.1% Macmasters Beach — Group Household: 2.2% Macmasters Beach — 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.

Kincumber 21.7% renting
Kincumber — Owned Outright: 38.9% Kincumber — Mortgage: 39.4% Kincumber — Renting: 21.7%
Macmasters Beach 14.7% renting
Macmasters Beach — Owned Outright: 49.4% Macmasters Beach — Mortgage: 35.9% Macmasters Beach — Renting: 14.7%
Owned outright Mortgage Renting

Qualifications

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

Kincumber Macmasters Beach
Bachelor Degree 10.5% / 20.9%
Kincumber — Bachelor Degree: 10.5% Macmasters Beach — Bachelor Degree: 20.9%
Certificate III & IV 16.7% / 13.5%
Kincumber — Certificate III & IV: 16.7% Macmasters Beach — Certificate III & IV: 13.5%
Advanced Diploma / Diploma 8.2% / 10.9%
Kincumber — Advanced Diploma / Diploma: 8.2% Macmasters Beach — Advanced Diploma / Diploma: 10.9%
Postgraduate Degree 2.7% / 6.2%
Kincumber — Postgraduate Degree: 2.7% Macmasters Beach — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 1.3% / 3.5%
Kincumber — Graduate Diploma / Certificate: 1.3% Macmasters Beach — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (20.9%).

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.

Kincumber Macmasters Beach
England 7.2% / 5.5%
Kincumber — England: 7.2% Macmasters Beach — England: 5.5%
New Zealand 1.4% / 2.0%
Kincumber — New Zealand: 1.4% Macmasters Beach — New Zealand: 2.0%
South Africa 0.8% / 1.6%
Kincumber — South Africa: 0.8% Macmasters Beach — South Africa: 1.6%
Scotland 0.7% / 0.5%
Kincumber — Scotland: 0.7% Macmasters Beach — Scotland: 0.5%
Philippines 0.6% / 0.4%
Kincumber — Philippines: 0.6% Macmasters Beach — Philippines: 0.4%
China — / 0.4%
Kincumber — China: not among its largest Macmasters Beach — China: 0.4%

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kincumber 65.5% houses
Kincumber — Houses: 65.5% Kincumber — Townhouses: 30.0% Kincumber — Flats / Apartments: 4.6%
Macmasters Beach 97.6% houses
Macmasters Beach — Houses: 97.6% Macmasters Beach — Townhouses: 0.0% Macmasters Beach — Flats / Apartments: 2.4%
Houses Townhouses Flats / Apartments

Property market

Kincumber Macmasters Beach
Median house price $1,140,000 $1,800,000
Median unit price $785,000 $1,400,000
Median land price $2,160,000 $1,272,500
Typical days to sell (houses) 20 days
from 95 sales
 30 days
from 27 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.

Kincumber Macmasters Beach
3 bed $1M / $1.54M
Kincumber — 3 bed: $1M (60 sales) Macmasters Beach — 3 bed: $1.54M (20 sales)

60 vs 20 sales

4 bed $1.26M / $1.86M
Kincumber — 4 bed: $1.26M (54 sales) Macmasters Beach — 4 bed: $1.86M (21 sales)

54 vs 21 sales

5 bed $1.45M / $2.03M
Kincumber — 5 bed: $1.45M (17 sales) Macmasters Beach — 5 bed: $2.03M (8 sales)

17 vs 8 sales

Zoning mix

Macmasters Beach has more land zoned for conservation (82% vs 54%).

Kincumber Macmasters Beach
Environmental 54% 82%
Residential 23% 12%
Infrastructure and transport 12% 3%
Parks and recreation 10% 3%
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 Macmasters Beach
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 Macmasters Beach
Houses 3.5%
$750/wk on $1.1M
 2.5%
$950/wk on $1.95M
Units —
same for both

Ranking within NSW

Kincumber Macmasters Beach
House price Higher than 59% of NSW Higher than 81% of NSW
Income — Higher than 79% of NSW
Schools Higher than 14% of NSW —
Walkability Higher than 81% of NSW Higher than 71% of NSW
Affordability — Higher than 33% of NSW
EV adoption Higher than 84% of NSW
same for both
NBN connectivity Higher than 70% of NSW Higher than 66% of NSW
Rental yield (houses) Higher than 47% of NSW Higher than 7% of NSW

Liveability

Kincumber is more walkable (51 vs 21); Macmasters Beach scores higher overall (52 vs 45).

Kincumber Macmasters Beach
Grade C B
Score 45/100 52/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 10/10

Risk profile

Macmasters Beach carries more bushfire risk (72 vs 19); Kincumber carries more crime risk (49 vs 29).

Kincumber Macmasters Beach
Bushfire Low
19/100
 High
72/100
Crime Moderate
49/100
 Low
29/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Low
22/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 2
within 5 km

Schools

Kincumber Macmasters Beach
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 Macmasters Beach

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

Amenities in the suburb

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

Mobility

Macmasters Beach sits further from the CBD (90.5 km vs 87.7 km).

Kincumber Macmasters Beach
Walkability score 51/100 21/100
Distance to Sydney 87.7 km 90.5 km
+3% vs other
Drive time (normal traffic) 82 min 86 min
Public transport score 79/100
Bus
 38/100
Bus
Peak arrivals per hour 171.0
7-9am + 5-7pm
 8.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 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 Macmasters Beach
Car (driver) 61.3% / 51.8%
Kincumber — Car (driver): 61.3% Macmasters Beach — Car (driver): 51.8%
Worked from Home 31.4% / 44.8%
Kincumber — Worked from Home: 31.4% Macmasters Beach — Worked from Home: 44.8%
Car (passenger) 3.9% / 2.7%
Kincumber — Car (passenger): 3.9% Macmasters Beach — Car (passenger): 2.7%
Walked Only 1.8% / —
Kincumber — Walked Only: 1.8% Macmasters Beach — Walked Only: not among its largest
Train 1.0% / 0.7%
Kincumber — Train: 1.0% Macmasters Beach — Train: 0.7%

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

Setting

Kincumber Macmasters Beach
Elevation 10 m
above sea level, at the suburb centre
 42 m
above sea level, at the suburb centre
Distance to the ocean 3.4 km
3.4 km to a named beach
 1.3 km
1.3 km to a named beach

NBN connectivity

Kincumber Macmasters Beach
Connectivity score 60/100 46/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 27%
3,768 premises
 1%
895 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Kincumber Macmasters Beach
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

Macmasters Beach

Acreage Beach Coastal Outer Premium Professionals

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 Kincumber South

Other comparisons with Macmasters Beach

Macmasters Beach vs Copacabana Macmasters Beach vs Bensville
Full data on Kincumber Full data on Macmasters Beach
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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