Lyneham vs Watson

In Lyneham, about half of households rent and about half of households are people living alone. In Watson, most households own their home and most homes are detached houses. Lyneham is closer to the city centre: 6.3 km, against 7.9 km. On these figures, Lyneham tends to suit renters, young adults, and people living alone, while Watson suits families with children.

Watson has a notably higher median household income at $125,528 compared to Lyneham's $108,368, and scores significantly better on liveability (63 versus 38). Lyneham is closer to the CBD at 6.3 km and offers better rental yields on houses at 4.6%, though Watson's unit yields are stronger at 6.2%. The main trade-off is amenity and income profile in Watson against proximity and house-focused returns in Lyneham, with both suburbs in the same socio-economic decile.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Watson

ahead on 3 of the 6 things we measure here

  • has more separate houses rather than flats (58% vs 27%)
  • is already more of a family suburb (53% vs 33%)
  • carries lower crime risk (64/100 vs 80/100)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Lyneham

ahead on the one thing that separates them

  • has a bigger rental market to choose from (50% vs 34%)

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

Lyneham

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (73% vs 42%)
  • has more residents already 65 and over (16% vs 10%)
  • But Watson carries lower crime risk (64/100 vs 80/100)

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

Investors

Watson

ahead on the one thing that separates them

  • returns a higher gross yield on units (6.2% vs 5.4%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Lyneham Watson
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.

Lyneham Watson
Walkability 63 / 68
Lyneham — Walkability: 63/100 Watson — Walkability: 68/100
Safety 20 / 36
Lyneham — Safety: 20/100 Watson — Safety: 36/100
Low fire risk 61 / 64
Lyneham — Low fire risk: 61/100 Watson — Low fire risk: 64/100
Low flood risk 55 / 81
Lyneham — Low flood risk: 55/100 Watson — Low flood risk: 81/100

Demographics

Watson has higher household incomes ($125,528 vs $108,368).

Lyneham Watson
Population 5,703 6,727
+18% vs other
Population trend (2016 → 2021) +11.6% +14.8%
Median age 35 34
Median household income $108,368/yr $125,528/yr
+16% vs other
Median weekly rent $425/wk $437/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Lyneham Watson
0-4 3.9% / 6.5%
Lyneham — 0-4: 3.9% Watson — 0-4: 6.5%
5-14 7.4% / 13.4%
Lyneham — 5-14: 7.4% Watson — 5-14: 13.4%
15-19 3.4% / 4.7%
Lyneham — 15-19: 3.4% Watson — 15-19: 4.7%
20-24 10.4% / 6.6%
Lyneham — 20-24: 10.4% Watson — 20-24: 6.6%
25-34 24.0% / 18.9%
Lyneham — 25-34: 24.0% Watson — 25-34: 18.9%
35-44 14.5% / 18.5%
Lyneham — 35-44: 14.5% Watson — 35-44: 18.5%
45-54 10.7% / 12.8%
Lyneham — 45-54: 10.7% Watson — 45-54: 12.8%
55-64 9.0% / 9.1%
Lyneham — 55-64: 9.0% Watson — 55-64: 9.1%
65-74 7.8% / 5.4%
Lyneham — 65-74: 7.8% Watson — 65-74: 5.4%
75-84 5.0% / 3.1%
Lyneham — 75-84: 5.0% Watson — 75-84: 3.1%
85+ 3.7% / 1.1%
Lyneham — 85+: 3.7% Watson — 85+: 1.1%

Bars are drawn against the largest share shown (24.0%).

Who lives together

Household composition, 2021 Census.

Lyneham 51.7% lone person
Lyneham — Lone Person: 51.7% Lyneham — Couple Families: 23.3% Lyneham — One Parent Families: 10.0% Lyneham — Group Household: 12.9% Lyneham — Other Families: 2.1%
Watson 36.7% lone person
Watson — Lone Person: 36.7% Watson — Couple Families: 39.6% Watson — One Parent Families: 13.8% Watson — Group Household: 8.3% Watson — Other Families: 1.7%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Lyneham 49.7% renting
Lyneham — Owned Outright: 23.7% Lyneham — Mortgage: 26.6% Lyneham — Renting: 49.7%
Watson 33.9% renting
Watson — Owned Outright: 23.0% Watson — Mortgage: 43.1% Watson — Renting: 33.9%
Owned outright Mortgage Renting

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.

Lyneham Watson
England 3.6% / 2.8%
Lyneham — England: 3.6% Watson — England: 2.8%
China 3.4% / 1.7%
Lyneham — China: 3.4% Watson — China: 1.7%
India 2.8% / 2.0%
Lyneham — India: 2.8% Watson — India: 2.0%
New Zealand 1.2% / 1.4%
Lyneham — New Zealand: 1.2% Watson — New Zealand: 1.4%
Vietnam 1.5% / 1.0%
Lyneham — Vietnam: 1.5% Watson — Vietnam: 1.0%

Bars are drawn against the largest share shown (3.6%).

Qualifications

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

Lyneham Watson
Bachelor Degree 25.2% / 22.7%
Lyneham — Bachelor Degree: 25.2% Watson — Bachelor Degree: 22.7%
Postgraduate Degree 18.1% / 16.8%
Lyneham — Postgraduate Degree: 18.1% Watson — Postgraduate Degree: 16.8%
Advanced Diploma / Diploma 5.8% / 6.2%
Lyneham — Advanced Diploma / Diploma: 5.8% Watson — Advanced Diploma / Diploma: 6.2%
Certificate III & IV 5.5% / 6.4%
Lyneham — Certificate III & IV: 5.5% Watson — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 4.8% / 5.0%
Lyneham — Graduate Diploma / Certificate: 4.8% Watson — Graduate Diploma / Certificate: 5.0%

Bars are drawn against the largest share shown (25.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Lyneham 26.8% houses
Lyneham — Houses: 26.8% Lyneham — Townhouses: 35.9% Lyneham — Flats / Apartments: 37.2%
Watson 57.9% houses
Watson — Houses: 57.9% Watson — Townhouses: 29.5% Watson — Flats / Apartments: 12.6%
Houses Townhouses Flats / Apartments

Property market

Lyneham Watson
Median house price $1,145,000 $1,172,500
Median unit price $495,000 $472,000
Median land price —
same for both
Typical days to sell (houses) 36 days
from 36 sales
 23 days
from 74 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Lyneham Watson
1 bed $414K / $350K
Lyneham — 1 bed: $414K (38 sales) Watson — 1 bed: $350K (15 sales)

38 vs 15 sales

2 bed $555K / $482K
Lyneham — 2 bed: $555K (63 sales) Watson — 2 bed: $482K (48 sales)

63 vs 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.

Lyneham Watson
2 bed $620K / $680K
Lyneham — 2 bed: $620K (5 sales) Watson — 2 bed: $680K (11 sales)

5 vs 11 sales

3 bed $1.06M / $1.1M
Lyneham — 3 bed: $1.06M (22 sales) Watson — 3 bed: $1.1M (47 sales)

22 vs 47 sales

4 bed $1.41M / $1.27M
Lyneham — 4 bed: $1.41M (14 sales) Watson — 4 bed: $1.27M (34 sales)

14 vs 34 sales

Development activity

Lyneham Watson
New dwellings approved 3,750
across Unincorporated ACT
same for both
Approvals change year on year -48%
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.

Lyneham Watson
Houses 4.1%
$695/wk on $878K
 4.2%
$740/wk on $925K
Units 5.4%
$550/wk on $525K
 6.2%
$550/wk on $462K

Ranking within ACT

Lyneham Watson
House price —
same for both
Income Higher than 17% of ACT Higher than 53% of ACT
Schools Higher than 18% of ACT —
Walkability Higher than 52% of ACT Higher than 61% of ACT
Affordability —
same for both
EV adoption Higher than 83% of ACT Higher than 84% of ACT
NBN connectivity Higher than 46% of ACT Higher than 73% of ACT
Rental yield (houses) Higher than 39% of ACT Higher than 42% of ACT
Rental yield (units) Higher than 27% of ACT Higher than 59% of ACT

Liveability

Watson scores higher overall (63 vs 38).

Lyneham Watson
Grade C B
Score 38/100 63/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Lyneham carries more flood risk (45 vs 19); Lyneham carries more crime risk (80 vs 64).

Lyneham Watson
Bushfire Low
39/100
 Low
36/100
Crime High
80/100
 Moderate
64/100
Flood Moderate
45/100
 Low
19/100
Coastal erosion None
0/100
same for both
Aircraft noise Not mapped
no mapped data here
same for both
Industrial facilities nearby 6
within 5 km
 3
within 5 km

Schools

Lyneham Watson
Inside the suburb 3 2
Rated above peers 0
same for both
Rated at peers 1 2
Rated below peers 0
same for both
Universities within 10 km 3
UC - Canberra, Bruce, 3.6 km
 3
Australian National University, 6.1 km
Full-time students aged 15–24 4.7% 3.0%

Schools in Lyneham

  • Lyneham Primary School Government · Primary at peers
  • Brindabella Christian College Independent · Combined
  • Lyneham High School Government · Secondary

Schools in Watson

  • Majura Primary School Government · Primary at peers
  • Rosary Primary School Catholic · Primary at peers

Amenities in the suburb

Lyneham Watson
Supermarkets 1
same for both
Cafes & restaurants 5 3
Parks & reserves 6 8
Childcare 4
same for both
GPs 2 1
Pharmacies 1
same for both
Fuel stations 0 1
EV chargers 2 0

Mobility

Lyneham Watson
Walkability score 63/100 68/100
Distance to Canberra 6.3 km 7.9 km
+25% vs other
Drive time (normal traffic) 15 min
same for both
Public transport score 95/100
Tram · Bus
 78/100
Bus
Peak arrivals per hour 220.2
7-9am + 5-7pm
 113.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 4.3%
postcode 2602
same for both
Rooftop solar per 100 dwellings 30
postcode 2602
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.

Lyneham Watson
Car (driver) 54.0% / 63.6%
Lyneham — Car (driver): 54.0% Watson — Car (driver): 63.6%
Worked from Home 12.7% / 15.3%
Lyneham — Worked from Home: 12.7% Watson — Worked from Home: 15.3%
Bicycle 9.8% / 6.8%
Lyneham — Bicycle: 9.8% Watson — Bicycle: 6.8%
Bus 8.7% / 4.9%
Lyneham — Bus: 8.7% Watson — Bus: 4.9%
Car (passenger) 5.1% / 5.1%
Lyneham — Car (passenger): 5.1% Watson — Car (passenger): 5.1%
Tram / Light Rail 6.0% / 3.2%
Lyneham — Tram / Light Rail: 6.0% Watson — Tram / Light Rail: 3.2%

Bars are drawn against the largest share shown (63.6%).

Setting

Lyneham Watson
Elevation 575 m
above sea level, at the suburb centre
 600 m
above sea level, at the suburb centre

NBN connectivity

Lyneham Watson
Connectivity score 53/100 75/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 11%
3,294 premises
 55%
3,269 premises

Climate

Lyneham Watson
Annual rainfall 622 mm
same for both
Summer max (Jan) 28.5°C
same for both
Winter min (Jul) 0.8°C
same for both

Air quality (annual mean)

Lyneham Watson
PM2.5 5.4 µg/m³
same for both
PM10 14.1 µg/m³
same for both
NO₂ —
same for both

Council rates

Lyneham Watson
Average residential rate $3,105/yr
same for both
Council Unincorporated ACT
same for both

Federal electorate

Lyneham Watson
Division Canberra
same for both
Member Alicia Payne
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Lyneham Watson
Grant amount Not offered
same for both
Property price cap —
same for both
Eligibility None
same for both

Tags

Lyneham

Apartments Easy Commute Inner Professionals Townhouses Trams Transport Hub

Watson

Inner Parks Professionals Townhouses

More comparisons

Other comparisons with Lyneham

Lyneham vs Kaleen Lyneham vs Bruce Lyneham vs Braddon Lyneham vs O'Connor Lyneham vs Turner Lyneham vs Downer

Other comparisons with Watson

Watson vs Downer Watson vs Dickson Watson vs Hackett
Full data on Lyneham Full data on Watson
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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