Kincumber South vs Empire Bay

Empire Bay is the younger of the two, with a median age of 42 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. In Empire Bay, about half of households are couple families. On these figures, Kincumber South tends to suit people living alone and older residents, while Empire Bay 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

Empire Bay

ahead on 2 of the 6 things we measure here

  • is already more of a family suburb (70% vs 20%)
  • has more separate houses rather than flats (93% vs 69%)

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

First-home buyers

Empire Bay

ahead on the one thing that separates them

  • leaves households under less mortgage stress (26% vs 64%)

Weighs house prices and mortgage stress.

Renters

They split

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

  • Kincumber South has cheaper rent ($310/wk vs $410/wk)
  • Empire Bay leaves renters under less rental stress (22% vs 43%)

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

Commuting to the city

Empire Bay

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

Kincumber South

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (31% vs 7%)
  • has more residents already 65 and over (58% vs 20%)
  • But Empire Bay is more walkable (51/100 vs 19/100)

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 South and Empire Bay 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 South Empire Bay
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 South Empire Bay
Walkability 19 / 51
Kincumber South — Walkability: 19/100 Empire Bay — Walkability: 51/100
Safety 78 / 82
Kincumber South — Safety: 78/100 Empire Bay — Safety: 82/100
Low fire risk 100 / 36
Kincumber South — Low fire risk: 100/100 Empire Bay — Low fire risk: 36/100

Demographics

Empire Bay has more residents (2,522 vs 721); Empire Bay has higher household incomes ($97,968 vs $37,492).

Kincumber South Empire Bay
Population 721 2,522
+250% vs other
Population trend (2016 → 2021) +5.4% +5.1%
Median age 68 42
Median household income $37,492/yr $97,968/yr
+161% vs other
Median weekly rent $310/wk $410/wk
+32% vs other

Age profile

Share of residents in each band, 2021 Census.

Kincumber South Empire Bay
0-4 2.4% / 5.9%
Kincumber South — 0-4: 2.4% Empire Bay — 0-4: 5.9%
5-14 5.4% / 14.0%
Kincumber South — 5-14: 5.4% Empire Bay — 5-14: 14.0%
15-19 0.8% / 6.8%
Kincumber South — 15-19: 0.8% Empire Bay — 15-19: 6.8%
20-24 1.9% / 5.0%
Kincumber South — 20-24: 1.9% Empire Bay — 20-24: 5.0%
25-34 4.4% / 8.7%
Kincumber South — 25-34: 4.4% Empire Bay — 25-34: 8.7%
35-44 5.0% / 12.6%
Kincumber South — 35-44: 5.0% Empire Bay — 35-44: 12.6%
45-54 8.5% / 14.2%
Kincumber South — 45-54: 8.5% Empire Bay — 45-54: 14.2%
55-64 13.5% / 13.3%
Kincumber South — 55-64: 13.5% Empire Bay — 55-64: 13.3%
65-74 33.0% / 12.2%
Kincumber South — 65-74: 33.0% Empire Bay — 65-74: 12.2%
75-84 19.0% / 5.8%
Kincumber South — 75-84: 19.0% Empire Bay — 75-84: 5.8%
85+ 6.5% / 1.5%
Kincumber South — 85+: 6.5% Empire Bay — 85+: 1.5%

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

Who lives together

Household composition, 2021 Census.

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%
Empire Bay 26.4% lone person
Empire Bay — Lone Person: 26.4% Empire Bay — Couple Families: 52.1% Empire Bay — One Parent Families: 17.7% Empire Bay — Group Household: 2.5% Empire Bay — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kincumber South 9.8% renting
Kincumber South — Owned Outright: 82.7% Kincumber South — Mortgage: 7.5% Kincumber South — Renting: 9.8%
Empire Bay 17.8% renting
Empire Bay — Owned Outright: 39.2% Empire Bay — Mortgage: 43.0% Empire Bay — Renting: 17.8%
Owned outright Mortgage Renting

Qualifications

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

Kincumber South Empire Bay
Certificate III & IV 14.4% / 19.5%
Kincumber South — Certificate III & IV: 14.4% Empire Bay — Certificate III & IV: 19.5%
Advanced Diploma / Diploma 10.3% / 8.4%
Kincumber South — Advanced Diploma / Diploma: 10.3% Empire Bay — Advanced Diploma / Diploma: 8.4%
Bachelor Degree 8.7% / 9.4%
Kincumber South — Bachelor Degree: 8.7% Empire Bay — Bachelor Degree: 9.4%
Postgraduate Degree 1.9% / 3.1%
Kincumber South — Postgraduate Degree: 1.9% Empire Bay — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 1.0% / 1.2%
Kincumber South — Graduate Diploma / Certificate: 1.0% Empire Bay — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (19.5%).

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 South Empire Bay
England 9.3% / 4.6%
Kincumber South — England: 9.3% Empire Bay — England: 4.6%
New Zealand 2.2% / 1.3%
Kincumber South — New Zealand: 2.2% Empire Bay — New Zealand: 1.3%
South Africa 1.7% / 0.5%
Kincumber South — South Africa: 1.7% Empire Bay — South Africa: 0.5%
Philippines 1.0% / 0.4%
Kincumber South — Philippines: 1.0% Empire Bay — Philippines: 0.4%
Netherlands 0.7% / —
Kincumber South — Netherlands: 0.7% Empire Bay — Netherlands: not among its largest
China — / 0.4%
Kincumber South — China: not among its largest Empire Bay — China: 0.4%
Italy — / 0.4%
Kincumber South — Italy: not among its largest Empire Bay — Italy: 0.4%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Kincumber South 68.9% houses
Kincumber South — Houses: 68.9% Kincumber South — Flats / Apartments: 31.1% Kincumber South — Townhouses: 0.0%
Empire Bay 93.3% houses
Empire Bay — Houses: 93.3% Empire Bay — Flats / Apartments: 2.8% Empire Bay — Townhouses: 3.9%
Houses Flats / Apartments Townhouses

Property market

Kincumber South Empire Bay
Median house price $1,200,000 $1,167,500
Median unit price — $817,500
Median land price —
same for both
Typical days to sell (houses) — 43 days
from 19 sales

Zoning mix

Kincumber South Empire Bay
Environmental 80% 77%
Residential 5% 16%
Parks and recreation 12% 4%
Infrastructure and transport 2% 3%
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 South Empire Bay
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 South Empire Bay
Houses — 6.0%
$1,000/wk on $872K
Units —
same for both

Ranking within NSW

Kincumber South Empire Bay
House price Higher than 62% of NSW Higher than 58% of NSW
Income Higher than 3% of NSW Higher than 66% of NSW
Schools —
same for both
Walkability Higher than 69% of NSW Higher than 81% of NSW
Affordability Higher than 5% of NSW Higher than 54% of NSW
EV adoption Higher than 84% of NSW Higher than 76% of NSW
NBN connectivity Higher than 65% of NSW Higher than 72% of NSW
Rental yield (houses) — Higher than 99% of NSW

Liveability

Empire Bay is more walkable (51 vs 19).

Kincumber South Empire Bay
Grade B
same for both
Score 53/100
same for both
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 7/10

Risk profile

Empire Bay carries more bushfire risk (64 vs 0).

Kincumber South Empire Bay
Bushfire None
0/100
 Moderate
64/100
Crime Low
22/100
 Low
18/100
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
 2
within 5 km

Schools

Kincumber South Empire Bay
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Kincumber South

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

Schools in Empire Bay

  • Empire Bay Public School Government · Primary at peers

Amenities in the suburb

Kincumber South Empire Bay
Supermarkets 0 1
Cafes & restaurants 0 4
Parks & reserves 1 2
Childcare 0 1
Fuel stations 0 1
Waterways 1 0

Mobility

Kincumber South Empire Bay
Walkability score 19/100 51/100
Distance to Sydney 89.3 km 91 km
+2% vs other
Drive time (normal traffic) 85 min 87 min
Public transport score 38/100
Bus
 79/100
Bus · Ferry
Peak arrivals per hour 6.5
7-9am + 5-7pm
 94.5
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 2251
 0.9%
postcode 2257
Rooftop solar per 100 dwellings 38
postcode 2251
 31
postcode 2257

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 South Empire Bay
Car (driver) 59.4% / 58.7%
Kincumber South — Car (driver): 59.4% Empire Bay — Car (driver): 58.7%
Worked from Home 35.3% / 34.3%
Kincumber South — Worked from Home: 35.3% Empire Bay — Worked from Home: 34.3%
Car (passenger) 2.3% / 3.5%
Kincumber South — Car (passenger): 2.3% Empire Bay — Car (passenger): 3.5%
Walked Only 3.0% / 1.4%
Kincumber South — Walked Only: 3.0% Empire Bay — Walked Only: 1.4%
Train — / 1.6%
Kincumber South — Train: not among its largest Empire Bay — Train: 1.6%

Bars are drawn against the largest share shown (59.4%).

Setting

Kincumber South Empire Bay
Elevation 0 m
above sea level, at the suburb centre
 -2 m
above sea level, at the suburb centre
Distance to the ocean 3.6 km
4.7 km to a named beach
 1.5 km
3.3 km to a named beach

NBN connectivity

Kincumber South Empire Bay
Connectivity score 45/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 0%
456 premises
 32%
978 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Kincumber South

Outer Retirees

Empire Bay

Coastal Large Blocks Outer Quiet

More comparisons

Other comparisons with Kincumber South

Kincumber South vs Kincumber Kincumber South vs Saratoga Kincumber South vs Davistown Kincumber South vs Bensville

Other comparisons with Empire Bay

Empire Bay vs Davistown Empire Bay vs Bensville Empire Bay vs St Huberts Island Empire Bay vs Killcare Heights Empire Bay vs Daleys Point Empire Bay vs Killcare
Full data on Kincumber South Full data on Empire Bay
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or