Kincumber vs Saratoga

Saratoga is the younger of the two, with a median age of 43 against 48 in Kincumber. In both, the large majority of households own their home and most homes are detached houses. In Saratoga, about half of households are couple families. Houses cost more in Saratoga: a median of $1.3 million, against $1.14 million in Kincumber, and rent is higher there too. On these figures, Kincumber tends to suit people living alone and older residents, while Saratoga 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)
  • Saratoga carries lower crime risk (20/100 vs 49/100)

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

First-home buyers

Kincumber

ahead on 2 of the 3 things we measure here

  • has cheaper units ($785,000 vs $965,000)
  • has cheaper houses ($1,140,000 vs $1,300,000)
  • But Saratoga leaves households under less mortgage stress (25% vs 36%)

Weighs house prices, unit 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 $485/wk)
  • Saratoga leaves renters under less rental stress (24% vs 30%)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Kincumber

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (35% vs 5%)
  • has more GPs (3 vs 1)
  • has more residents already 65 and over (31% vs 20%)
  • But Saratoga carries lower crime risk (20/100 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 2.8%)

Weighs house yield and population growth.

Where they sit

Kincumber and Saratoga 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 Saratoga
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 Saratoga
Walkability 51 / 58
Kincumber — Walkability: 51/100 Saratoga — Walkability: 58/100
Safety 51 / 80
Kincumber — Safety: 51/100 Saratoga — Safety: 80/100
Low fire risk 81 / 72
Kincumber — Low fire risk: 81/100 Saratoga — Low fire risk: 72/100

Demographics

Kincumber has more residents (7,398 vs 3,982); Saratoga has higher household incomes ($103,428 vs $68,692).

Kincumber Saratoga
Population 7,398
+46% vs other
 3,982
Population trend (2016 → 2021) +4.3% +1.1%
Median age 48 43
Median household income $68,692/yr $103,428/yr
+51% vs other
Median weekly rent $400/wk $485/wk
+21% vs other

Age profile

Share of residents in each band, 2021 Census.

Kincumber Saratoga
0-4 5.4% / 5.0%
Kincumber — 0-4: 5.4% Saratoga — 0-4: 5.0%
5-14 11.8% / 13.5%
Kincumber — 5-14: 11.8% Saratoga — 5-14: 13.5%
15-19 5.5% / 6.1%
Kincumber — 15-19: 5.5% Saratoga — 15-19: 6.1%
20-24 4.4% / 5.5%
Kincumber — 20-24: 4.4% Saratoga — 20-24: 5.5%
25-34 9.4% / 10.1%
Kincumber — 25-34: 9.4% Saratoga — 25-34: 10.1%
35-44 10.4% / 11.6%
Kincumber — 35-44: 10.4% Saratoga — 35-44: 11.6%
45-54 10.8% / 14.2%
Kincumber — 45-54: 10.8% Saratoga — 45-54: 14.2%
55-64 11.5% / 14.1%
Kincumber — 55-64: 11.5% Saratoga — 55-64: 14.1%
65-74 12.2% / 11.6%
Kincumber — 65-74: 12.2% Saratoga — 65-74: 11.6%
75-84 11.5% / 6.5%
Kincumber — 75-84: 11.5% Saratoga — 75-84: 6.5%
85+ 7.1% / 1.8%
Kincumber — 85+: 7.1% Saratoga — 85+: 1.8%

Bars are drawn against the largest share shown (14.2%).

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%
Saratoga 52.1% couple families
Saratoga — Couple Families: 52.1% Saratoga — Lone Person: 28.8% Saratoga — One Parent Families: 15.9% Saratoga — Group Household: 2.3% Saratoga — Other Families: 0.9%
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%
Saratoga 15.9% renting
Saratoga — Owned Outright: 38.9% Saratoga — Mortgage: 45.2% Saratoga — Renting: 15.9%
Owned outright Mortgage Renting

Qualifications

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

Kincumber Saratoga
Certificate III & IV 16.7% / 18.6%
Kincumber — Certificate III & IV: 16.7% Saratoga — Certificate III & IV: 18.6%
Bachelor Degree 10.5% / 13.1%
Kincumber — Bachelor Degree: 10.5% Saratoga — Bachelor Degree: 13.1%
Advanced Diploma / Diploma 8.2% / 8.7%
Kincumber — Advanced Diploma / Diploma: 8.2% Saratoga — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 2.7% / 3.8%
Kincumber — Postgraduate Degree: 2.7% Saratoga — Postgraduate Degree: 3.8%
Graduate Diploma / Certificate 1.3% / 1.6%
Kincumber — Graduate Diploma / Certificate: 1.3% Saratoga — Graduate Diploma / Certificate: 1.6%

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

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 Saratoga
England 7.2% / 5.5%
Kincumber — England: 7.2% Saratoga — England: 5.5%
New Zealand 1.4% / 2.1%
Kincumber — New Zealand: 1.4% Saratoga — New Zealand: 2.1%
South Africa 0.8% / 0.7%
Kincumber — South Africa: 0.8% Saratoga — South Africa: 0.7%
Scotland 0.7% / 0.5%
Kincumber — Scotland: 0.7% Saratoga — Scotland: 0.5%
Philippines 0.6% / 0.3%
Kincumber — Philippines: 0.6% Saratoga — Philippines: 0.3%
Italy — / 0.4%
Kincumber — Italy: not among its largest Saratoga — Italy: 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%
Saratoga 95.0% houses
Saratoga — Houses: 95.0% Saratoga — Townhouses: 2.6% Saratoga — Flats / Apartments: 2.4%
Houses Townhouses Flats / Apartments

Property market

Kincumber Saratoga
Median house price $1,140,000 $1,300,000
Median unit price $785,000 $965,000
Median land price $2,160,000 —
Typical days to sell (houses) 20 days
from 95 sales
 32 days
from 48 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 Saratoga
3 bed $1M / $1.27M
Kincumber — 3 bed: $1M (60 sales) Saratoga — 3 bed: $1.27M (41 sales)

60 vs 41 sales

4 bed $1.26M / $1.35M
Kincumber — 4 bed: $1.26M (54 sales) Saratoga — 4 bed: $1.35M (29 sales)

54 vs 29 sales

5 bed $1.45M / $1.74M
Kincumber — 5 bed: $1.45M (17 sales) Saratoga — 5 bed: $1.74M (6 sales)

17 vs 6 sales

Zoning mix

Kincumber has more land zoned for conservation (54% vs 20%).

Kincumber Saratoga
Residential 23% 61%
Environmental 54% 20%
Parks and recreation 10% 17%
Infrastructure and transport 12% 1%
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 Saratoga
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 Saratoga
Houses 3.5%
$750/wk on $1.1M
 2.8%
$880/wk on $1.62M
Units —
same for both

Ranking within NSW

Kincumber Saratoga
House price Higher than 59% of NSW Higher than 70% of NSW
Income — Higher than 71% of NSW
Schools Higher than 14% of NSW —
Walkability Higher than 81% of NSW Higher than 84% of NSW
Affordability — Higher than 43% 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 15% of NSW

Liveability

Saratoga scores higher overall (67 vs 45).

Kincumber Saratoga
Grade C B
Score 45/100 67/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 9/10

Risk profile

Kincumber carries more crime risk (49 vs 20).

Kincumber Saratoga
Bushfire Low
19/100
 Low
28/100
Crime Moderate
49/100
 Low
20/100
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 Saratoga
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 2 1
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 Saratoga

  • Brisbania Public School Government · Primary at peers

Amenities in the suburb

Kincumber Saratoga
Supermarkets 1 0
Cafes & restaurants 2 0
Parks & reserves 7 4
Childcare 6 1
GPs 3 1
Pharmacies 1
same for both
Banks & Bank@Post 2 0
Fuel stations 2 0
Waterways 7 0

Mobility

Kincumber Saratoga
Walkability score 51/100 58/100
Distance to Sydney 87.7 km
+2% vs other
 86.1 km
Drive time (normal traffic) 82 min 80 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 171.0
7-9am + 5-7pm
 63.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
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 Saratoga
Car (driver) 61.3% / 57.7%
Kincumber — Car (driver): 61.3% Saratoga — Car (driver): 57.7%
Worked from Home 31.4% / 37.1%
Kincumber — Worked from Home: 31.4% Saratoga — Worked from Home: 37.1%
Car (passenger) 3.9% / 3.3%
Kincumber — Car (passenger): 3.9% Saratoga — Car (passenger): 3.3%
Walked Only 1.8% / 0.6%
Kincumber — Walked Only: 1.8% Saratoga — Walked Only: 0.6%
Train 1.0% / 0.9%
Kincumber — Train: 1.0% Saratoga — Train: 0.9%

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

Setting

Kincumber Saratoga
Elevation 10 m
above sea level, at the suburb centre
 8 m
above sea level, at the suburb centre
Distance to the ocean 3.4 km
3.4 km to a named beach
 3.5 km

NBN connectivity

Kincumber Saratoga
Connectivity score 60/100 49/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 27%
3,768 premises
 8%
1,658 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Kincumber Saratoga
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

Saratoga

Large Blocks Outer

More comparisons

Other comparisons with Kincumber

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

Other comparisons with Saratoga

Saratoga vs Woy Woy Saratoga vs Green Point Saratoga vs Davistown Saratoga vs St Huberts Island Saratoga vs Koolewong Saratoga vs Kincumber South
Full data on Kincumber Full data on Saratoga
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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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