Lower Portland vs Leets Vale

In both, most households own their home and the large majority of homes are detached houses. In Lower Portland, most households are couple families. Houses cost more in Lower Portland: a median of $2.6 million, against $1.02 million in Leets Vale, though rent is higher in Leets Vale. On these figures, Lower Portland tends to suit couples, while Leets Vale suits people living alone and buyers on a tighter budget.

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

Lower Portland

ahead on the one thing that separates them

  • carries lower crime risk (42/100 vs 85/100)

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

First-home buyers

Leets Vale

ahead on 2 of the 3 things we measure here

  • has cheaper land ($177,000 vs $1,050,000)
  • has cheaper houses ($1,020,000 vs $2,595,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Leets Vale

ahead on the one thing that separates them

  • has a bigger rental market to choose from (26% vs 8%)

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

Commuting to the city

Lower Portland

ahead on 3 of the 3 things we measure here

  • is more walkable (16/100 vs 0/100)
  • has a shorter drive in (81 min vs 102 min)
  • sits closer to the CBD (83.6 km vs 95.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Lower Portland

ahead on 2 of the 4 things we measure here

  • is more walkable (16/100 vs 0/100)
  • carries lower crime risk (42/100 vs 85/100)

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

Investors

Lower Portland

ahead on the one thing that separates them

  • is growing faster (20.7% vs 3.5%)

Weighs population growth.

Where they sit

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

Lower Portland Leets Vale
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.

Lower Portland Leets Vale
Walkability 16 / 0
Lower Portland — Walkability: 16/100 Leets Vale — Walkability: 0/100
Safety 58 / 15
Lower Portland — Safety: 58/100 Leets Vale — Safety: 15/100
Low fire risk 11 / 7
Lower Portland — Low fire risk: 11/100 Leets Vale — Low fire risk: 7/100

Demographics

Lower Portland has more residents (711 vs 59); Lower Portland skews older (46 vs 44).

Lower Portland Leets Vale
Population 711
+92% vs other
 59
Population trend (2016 → 2021) +20.7% +3.5%
Median age 46 44
Median household income $102,180/yr
+8% vs other
 $94,224/yr
Median weekly rent $400/wk $425/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Lower Portland Leets Vale
0-4 4.8% / 15.3%
Lower Portland — 0-4: 4.8% Leets Vale — 0-4: 15.3%
5-14 12.9% / 5.1%
Lower Portland — 5-14: 12.9% Leets Vale — 5-14: 5.1%
15-19 7.5% / 6.8%
Lower Portland — 15-19: 7.5% Leets Vale — 15-19: 6.8%
20-24 4.2% / 8.5%
Lower Portland — 20-24: 4.2% Leets Vale — 20-24: 8.5%
25-34 8.4% / 6.8%
Lower Portland — 25-34: 8.4% Leets Vale — 25-34: 6.8%
35-44 11.1% / 18.6%
Lower Portland — 35-44: 11.1% Leets Vale — 35-44: 18.6%
45-54 15.9% / 10.2%
Lower Portland — 45-54: 15.9% Leets Vale — 45-54: 10.2%
55-64 16.7% / 10.2%
Lower Portland — 55-64: 16.7% Leets Vale — 55-64: 10.2%
65-74 13.9% / 13.6%
Lower Portland — 65-74: 13.9% Leets Vale — 65-74: 13.6%
75-84 5.1% / 10.2%
Lower Portland — 75-84: 5.1% Leets Vale — 75-84: 10.2%
85+ 0.4% / —
Lower Portland — 85+: 0.4% Leets Vale — 85+: not among its largest

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

Who lives together

Household composition, 2021 Census.

Lower Portland 61.8% couple families
Lower Portland — Couple Families: 61.8% Lower Portland — Lone Person: 15.8% Lower Portland — One Parent Families: 13.2% Lower Portland — Group Household: 4.6% Lower Portland — Other Families: 4.6%
Leets Vale 42.1% couple families
Leets Vale — Couple Families: 42.1% Leets Vale — Lone Person: 31.6% Leets Vale — One Parent Families: 26.3% Leets Vale — Group Household: 0.0% Leets Vale — 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.

Lower Portland 7.5% renting
Lower Portland — Owned Outright: 36.2% Lower Portland — Mortgage: 56.3% Lower Portland — Renting: 7.5%
Leets Vale 26.3% renting
Leets Vale — Owned Outright: 36.8% Leets Vale — Mortgage: 36.8% Leets Vale — Renting: 26.3%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Lower Portland 96.6% houses
Lower Portland — Houses: 96.6% Lower Portland — Townhouses: 2.4% Lower Portland — Flats / Apartments: 1.0%
Leets Vale 100.0% houses
Leets Vale — Houses: 100.0% Leets Vale — Townhouses: 0.0% Leets Vale — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Qualifications

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

Lower Portland Leets Vale
Certificate III & IV 20.1% / 27.1%
Lower Portland — Certificate III & IV: 20.1% Leets Vale — Certificate III & IV: 27.1%
Advanced Diploma / Diploma 7.9% / 15.3%
Lower Portland — Advanced Diploma / Diploma: 7.9% Leets Vale — Advanced Diploma / Diploma: 15.3%
Bachelor Degree 7.9% / 10.2%
Lower Portland — Bachelor Degree: 7.9% Leets Vale — Bachelor Degree: 10.2%
Postgraduate Degree 2.5% / —
Lower Portland — Postgraduate Degree: 2.5% Leets Vale — Postgraduate Degree: not among its largest
Graduate Diploma / Certificate 2.0% / —
Lower Portland — Graduate Diploma / Certificate: 2.0% Leets Vale — Graduate Diploma / Certificate: not among its largest

Bars are drawn against the largest share shown (27.1%).

Property market

Lower Portland Leets Vale
Median house price $2,595,000 $1,020,000
Median unit price —
same for both
Median land price $1,050,000 $177,000

Zoning mix

Lower Portland Leets Vale
Rural and farming 60% 57%
Environmental 40% 43%
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

Lower Portland Leets Vale
New dwellings approved 459
across Hawkesbury
same for both
Approvals change year on year +3%
same for both

Ranking within NSW

Lower Portland Leets Vale
House price Higher than 86% of NSW Higher than 52% of NSW
Income Higher than 70% of NSW Higher than 61% of NSW
Schools —
same for both
Walkability Higher than 66% of NSW Higher than 17% of NSW
Affordability Higher than 16% of NSW Higher than 58% of NSW
EV adoption Higher than 47% of NSW Higher than 56% of NSW
NBN connectivity Higher than 41% of NSW Higher than 24% of NSW

Liveability

Lower Portland is more walkable (16 vs 0).

Lower Portland Leets Vale
Grade C —
Score 36/100 —
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Leets Vale carries more crime risk (85 vs 42).

Lower Portland Leets Vale
Bushfire High
89/100
 High
93/100
Crime Moderate
42/100
 High
85/100
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 0
within 5 km
 1
within 5 km

Schools

Lower Portland Leets Vale
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Lower Portland Leets Vale
Parks & reserves 1 0
Waterways 14 2

Mobility

Leets Vale sits further from the CBD (95.4 km vs 83.6 km).

Lower Portland Leets Vale
Walkability score 16/100 0/100
Distance to Sydney 83.6 km 95.4 km
+14% vs other
Drive time (normal traffic) 81 min 102 min
Electric vehicle share 0.5%
postcode 2756
 0.6%
postcode 2775
Rooftop solar per 100 dwellings 46
postcode 2756
 36
postcode 2775

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.

Lower Portland Leets Vale
Car (driver) 61.4% / 62.5%
Lower Portland — Car (driver): 61.4% Leets Vale — Car (driver): 62.5%
Worked from Home 34.1% / 37.5%
Lower Portland — Worked from Home: 34.1% Leets Vale — Worked from Home: 37.5%
Car (passenger) 2.7% / —
Lower Portland — Car (passenger): 2.7% Leets Vale — Car (passenger): not among its largest
Walked Only 1.9% / —
Lower Portland — Walked Only: 1.9% Leets Vale — Walked Only: not among its largest

Bars are drawn against the largest share shown (62.5%).

Setting

Lower Portland Leets Vale
Elevation 4 m
above sea level, at the suburb centre
 8 m
above sea level, at the suburb centre
Distance to the ocean 34.0 km 29.3 km

NBN connectivity

Lower Portland Leets Vale
Connectivity score 28/100 16/100
Most common technology Fixed wireless Satellite (Sky Muster)
Full-fibre (FTTP) share 0%
279 premises
 0%
38 premises

Climate

Lower Portland Leets Vale
Annual rainfall 806 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Lower Portland Leets Vale
PM2.5 6.3 µg/m³
same for both
PM10 14.5 µg/m³
same for both
NO₂ 0.23 pphm
same for both

Council rates

Lower Portland Leets Vale
Average residential rate $1,650/yr
same for both
Council Hawkesbury
same for both

Federal electorate

Lower Portland Leets Vale
Division Macquarie
same for both
Member Susan Templeman
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Lower Portland Leets Vale
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Lower Portland

Rural

Leets Vale

Rural Young Families

More comparisons

Other comparisons with Lower Portland

Lower Portland vs East Kurrajong Lower Portland vs Maroota Lower Portland vs South Maroota Lower Portland vs Blaxlands Ridge Lower Portland vs Sackville North Lower Portland vs Colo Heights

Other comparisons with Leets Vale

Leets Vale vs Maroota Leets Vale vs Wisemans Ferry Leets Vale vs Webbs Creek
Full data on Lower Portland Full data on Leets Vale
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