Kincumber vs Picketts Valley

Picketts Valley is the younger of the two, with a median age of 42 against 48 in Kincumber. In both, the large majority of households own their home and most homes are detached houses. In Picketts Valley, the large majority of households are couple families. Houses cost more in Picketts Valley: a median of $3.1 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 Picketts Valley suits families with children and 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 parks and reserves (7 vs 0)
  • Picketts Valley carries lower crime risk (16/100 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 2 things we measure here

  • Kincumber has cheaper houses ($1,140,000 vs $3,100,000)
  • Picketts Valley leaves households under less mortgage stress (19% vs 36%)

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 8%)
  • has cheaper rent ($400/wk vs $1,025/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 8/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Kincumber

ahead on 3 of the 4 things we measure here

  • is more walkable (51/100 vs 8/100)
  • has more GPs (3 vs 0)
  • has more residents already 65 and over (31% vs 15%)
  • But Picketts Valley carries lower crime risk (16/100 vs 49/100)

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

Kincumber and Picketts 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.

Kincumber Picketts 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.

Kincumber Picketts Valley
Walkability 51 / 8
Kincumber — Walkability: 51/100 Picketts Valley — Walkability: 8/100
Safety 51 / 84
Kincumber — Safety: 51/100 Picketts Valley — Safety: 84/100
Low fire risk 81 / 100
Kincumber — Low fire risk: 81/100 Picketts Valley — Low fire risk: 100/100

Demographics

Kincumber has more residents (7,398 vs 221); Picketts Valley rents higher ($1,025/wk vs $400/wk).

Kincumber Picketts Valley
Population 7,398
+97% vs other
 221
Population trend (2016 → 2021) +4.3% +1.4%
Median age 48 42
Median household income $68,692/yr $154,492/yr
+125% vs other
Median weekly rent $400/wk $1,025/wk
+156% vs other

Age profile

Share of residents in each band, 2021 Census.

Kincumber Picketts Valley
0-4 5.4% / 8.1%
Kincumber — 0-4: 5.4% Picketts Valley — 0-4: 8.1%
5-14 11.8% / 17.2%
Kincumber — 5-14: 11.8% Picketts Valley — 5-14: 17.2%
15-19 5.5% / 6.3%
Kincumber — 15-19: 5.5% Picketts Valley — 15-19: 6.3%
20-24 4.4% / 3.6%
Kincumber — 20-24: 4.4% Picketts Valley — 20-24: 3.6%
25-34 9.4% / 7.2%
Kincumber — 25-34: 9.4% Picketts Valley — 25-34: 7.2%
35-44 10.4% / 10.9%
Kincumber — 35-44: 10.4% Picketts Valley — 35-44: 10.9%
45-54 10.8% / 14.9%
Kincumber — 45-54: 10.8% Picketts Valley — 45-54: 14.9%
55-64 11.5% / 14.0%
Kincumber — 55-64: 11.5% Picketts Valley — 55-64: 14.0%
65-74 12.2% / 10.0%
Kincumber — 65-74: 12.2% Picketts Valley — 65-74: 10.0%
75-84 11.5% / 5.0%
Kincumber — 75-84: 11.5% Picketts Valley — 75-84: 5.0%
85+ 7.1% / —
Kincumber — 85+: 7.1% Picketts Valley — 85+: not among its largest

Bars are drawn against the largest share shown (17.2%).

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%
Picketts Valley 80.8% couple families
Picketts Valley — Couple Families: 80.8% Picketts Valley — Lone Person: 11.5% Picketts Valley — One Parent Families: 7.7% Picketts Valley — Group Household: 0.0% Picketts 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.

Kincumber 21.7% renting
Kincumber — Owned Outright: 38.9% Kincumber — Mortgage: 39.4% Kincumber — Renting: 21.7%
Picketts Valley 7.5% renting
Picketts Valley — Owned Outright: 41.5% Picketts Valley — Mortgage: 50.9% Picketts Valley — Renting: 7.5%
Owned outright Mortgage Renting

Qualifications

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

Kincumber Picketts Valley
Certificate III & IV 16.7% / 13.6%
Kincumber — Certificate III & IV: 16.7% Picketts Valley — Certificate III & IV: 13.6%
Bachelor Degree 10.5% / 15.8%
Kincumber — Bachelor Degree: 10.5% Picketts Valley — Bachelor Degree: 15.8%
Advanced Diploma / Diploma 8.2% / 7.7%
Kincumber — Advanced Diploma / Diploma: 8.2% Picketts Valley — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 2.7% / 4.1%
Kincumber — Postgraduate Degree: 2.7% Picketts Valley — Postgraduate Degree: 4.1%
Graduate Diploma / Certificate 1.3% / 3.2%
Kincumber — Graduate Diploma / Certificate: 1.3% Picketts Valley — Graduate Diploma / Certificate: 3.2%

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 Picketts Valley
England 7.2% / 6.8%
Kincumber — England: 7.2% Picketts Valley — England: 6.8%
Germany 0.4% / 1.4%
Kincumber — Germany: 0.4% Picketts Valley — Germany: 1.4%
New Zealand 1.4% / —
Kincumber — New Zealand: 1.4% Picketts Valley — New Zealand: not among its largest
South Africa 0.8% / —
Kincumber — South Africa: 0.8% Picketts Valley — South Africa: not among its largest
Scotland 0.7% / —
Kincumber — Scotland: 0.7% Picketts Valley — Scotland: not among its largest
Philippines 0.6% / —
Kincumber — Philippines: 0.6% Picketts Valley — Philippines: not among its largest

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%
Picketts Valley 100.0% houses
Picketts Valley — Houses: 100.0% Picketts Valley — Townhouses: 0.0% Picketts Valley — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Kincumber Picketts Valley
Median house price $1,140,000 $3,100,000
Median unit price $785,000 —
Median land price $2,160,000 —
Typical days to sell (houses) 20 days
from 95 sales
 —

Zoning mix

Picketts Valley has more land zoned for conservation (94% vs 54%).

Kincumber Picketts Valley
Environmental 54% 94%
Residential 23% 0%
Infrastructure and transport 12% 1%
Parks and recreation 10% 5%
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 Picketts Valley
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 Picketts Valley
Houses 3.5%
$750/wk on $1.1M
 —
Units —
same for both

Ranking within NSW

Kincumber Picketts Valley
House price Higher than 59% of NSW Higher than 88% of NSW
Income — Higher than 95% of NSW
Schools Higher than 14% of NSW —
Walkability Higher than 81% of NSW Higher than 53% of NSW
Affordability — Higher than 34% 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 8).

Kincumber Picketts Valley
Grade C —
Score 45/100 —
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 10/10

Risk profile

Kincumber carries more bushfire risk (19 vs 0); Kincumber carries more crime risk (49 vs 16).

Kincumber Picketts Valley
Bushfire Low
19/100
 None
0/100
Crime Moderate
49/100
 Low
16/100
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 Picketts Valley
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 Picketts Valley

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

Amenities in the suburb

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

Mobility

Kincumber Picketts Valley
Walkability score 51/100 8/100
Distance to Sydney 87.7 km 89.5 km
+2% vs other
Drive time (normal traffic) 82 min 86 min
Public transport score 79/100
Bus
 25/100
Bus
Peak arrivals per hour 171.0
7-9am + 5-7pm
 2.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 29 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 Picketts Valley
Car (driver) 61.3% / 54.5%
Kincumber — Car (driver): 61.3% Picketts Valley — Car (driver): 54.5%
Worked from Home 31.4% / 37.5%
Kincumber — Worked from Home: 31.4% Picketts Valley — Worked from Home: 37.5%
Car (passenger) 3.9% / 8.0%
Kincumber — Car (passenger): 3.9% Picketts Valley — Car (passenger): 8.0%
Walked Only 1.8% / —
Kincumber — Walked Only: 1.8% Picketts Valley — Walked Only: not among its largest
Train 1.0% / —
Kincumber — Train: 1.0% Picketts Valley — Train: not among its largest

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

Setting

Kincumber Picketts Valley
Elevation 10 m
above sea level, at the suburb centre
 36 m
above sea level, at the suburb centre
Distance to the ocean 3.4 km
3.4 km to a named beach
 2.7 km
2.8 km to a named beach

NBN connectivity

Kincumber Picketts Valley
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%
80 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Kincumber Picketts Valley
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

Picketts Valley

Coastal Family Outer

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 Picketts Valley

Picketts Valley vs Terrigal Picketts Valley vs Green Point Picketts Valley vs Avoca Beach
Full data on Kincumber Full data on Picketts 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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