Millers Forest vs Raymond Terrace

Raymond Terrace is the younger of the two, with a median age of 37 against 47 in Millers Forest. In both, most households own their home and the large majority of homes are detached houses. In Millers Forest, most households are couple families. Houses cost more in Millers Forest: a median of $1.45 million, against $746,000 in Raymond Terrace, and rent is higher there too. On these figures, Millers Forest tends to suit couples, while Raymond Terrace suits people living alone, families with children, 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

Raymond Terrace

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (12 vs 0)
  • has more childcare (10 vs 1)
  • has more schools inside the suburb (6 vs 1)
  • But Millers Forest carries lower crime risk (64/100 vs 88/100)

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

First-home buyers

Raymond Terrace

ahead on the one thing that separates them

  • has cheaper houses ($746,000 vs $1,450,000)

Weighs house prices and mortgage stress.

Renters

Raymond Terrace

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (40% vs 17%)
  • has cheaper rent ($325/wk vs $395/wk)
  • But Millers Forest leaves renters under less rental stress (20% vs 25%)

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

Commuting to the city

Millers Forest

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (119 min vs 127 min)
  • sits closer to the CBD (162.8 km vs 169.7 km)
  • But Raymond Terrace is more walkable (70/100 vs 25/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Millers Forest carries lower crime risk (64/100 vs 88/100)
  • Raymond Terrace has more GPs (3 vs 0)

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

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

Millers Forest Raymond Terrace
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.

Millers Forest Raymond Terrace
Walkability 25 / 70
Millers Forest — Walkability: 25/100 Raymond Terrace — Walkability: 70/100
Safety 36 / 12
Millers Forest — Safety: 36/100 Raymond Terrace — Safety: 12/100
Low fire risk 100 / 33
Millers Forest — Low fire risk: 100/100 Raymond Terrace — Low fire risk: 33/100

Demographics

Raymond Terrace has more residents (13,453 vs 357); Millers Forest has higher household incomes ($102,492 vs $67,444).

Millers Forest Raymond Terrace
Population 357 13,453
+3668% vs other
Population trend (2016 → 2021) +6.6% +4.9%
Median age 47 37
Median household income $102,492/yr
+34% vs other
 $67,444/yr
Median weekly rent $395/wk
+18% vs other
 $325/wk

Age profile

Share of residents in each band, 2021 Census.

Millers Forest Raymond Terrace
0-4 3.9% / 5.9%
Millers Forest — 0-4: 3.9% Raymond Terrace — 0-4: 5.9%
5-14 8.4% / 14.8%
Millers Forest — 5-14: 8.4% Raymond Terrace — 5-14: 14.8%
15-19 7.0% / 6.7%
Millers Forest — 15-19: 7.0% Raymond Terrace — 15-19: 6.7%
20-24 4.8% / 6.1%
Millers Forest — 20-24: 4.8% Raymond Terrace — 20-24: 6.1%
25-34 10.9% / 13.1%
Millers Forest — 25-34: 10.9% Raymond Terrace — 25-34: 13.1%
35-44 9.5% / 12.2%
Millers Forest — 35-44: 9.5% Raymond Terrace — 35-44: 12.2%
45-54 14.3% / 12.2%
Millers Forest — 45-54: 14.3% Raymond Terrace — 45-54: 12.2%
55-64 16.8% / 12.1%
Millers Forest — 55-64: 16.8% Raymond Terrace — 55-64: 12.1%
65-74 14.0% / 10.0%
Millers Forest — 65-74: 14.0% Raymond Terrace — 65-74: 10.0%
75-84 7.0% / 5.3%
Millers Forest — 75-84: 7.0% Raymond Terrace — 75-84: 5.3%
85+ 1.7% / 1.8%
Millers Forest — 85+: 1.7% Raymond Terrace — 85+: 1.8%

Bars are drawn against the largest share shown (16.8%).

Who lives together

Household composition, 2021 Census.

Millers Forest 58.8% couple families
Millers Forest — Couple Families: 58.8% Millers Forest — Lone Person: 13.2% Millers Forest — One Parent Families: 20.6% Millers Forest — Other Families: 7.4% Millers Forest — Group Household: 0.0%
Raymond Terrace 33.1% couple families
Raymond Terrace — Couple Families: 33.1% Raymond Terrace — Lone Person: 36.4% Raymond Terrace — One Parent Families: 24.8% Raymond Terrace — Other Families: 1.6% Raymond Terrace — Group Household: 4.0%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Millers Forest 16.7% renting
Millers Forest — Owned Outright: 45.6% Millers Forest — Mortgage: 37.7% Millers Forest — Renting: 16.7%
Raymond Terrace 40.5% renting
Raymond Terrace — Owned Outright: 26.7% Raymond Terrace — Mortgage: 32.7% Raymond Terrace — Renting: 40.5%
Owned outright Mortgage Renting

Qualifications

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

Millers Forest Raymond Terrace
Certificate III & IV 24.9% / 19.0%
Millers Forest — Certificate III & IV: 24.9% Raymond Terrace — Certificate III & IV: 19.0%
Advanced Diploma / Diploma 7.3% / 6.0%
Millers Forest — Advanced Diploma / Diploma: 7.3% Raymond Terrace — Advanced Diploma / Diploma: 6.0%
Bachelor Degree 7.0% / 4.5%
Millers Forest — Bachelor Degree: 7.0% Raymond Terrace — Bachelor Degree: 4.5%
Graduate Diploma / Certificate 1.1% / 0.7%
Millers Forest — Graduate Diploma / Certificate: 1.1% Raymond Terrace — Graduate Diploma / Certificate: 0.7%
Postgraduate Degree 0.8% / 1.0%
Millers Forest — Postgraduate Degree: 0.8% Raymond Terrace — Postgraduate Degree: 1.0%

Bars are drawn against the largest share shown (24.9%).

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.

Millers Forest Raymond Terrace
England 1.1% / 1.7%
Millers Forest — England: 1.1% Raymond Terrace — England: 1.7%
New Zealand 0.8% / 1.0%
Millers Forest — New Zealand: 0.8% Raymond Terrace — New Zealand: 1.0%
Scotland 0.8% / 0.3%
Millers Forest — Scotland: 0.8% Raymond Terrace — Scotland: 0.3%
Philippines — / 0.6%
Millers Forest — Philippines: not among its largest Raymond Terrace — Philippines: 0.6%
Germany — / 0.3%
Millers Forest — Germany: not among its largest Raymond Terrace — Germany: 0.3%
Thailand — / 0.3%
Millers Forest — Thailand: not among its largest Raymond Terrace — Thailand: 0.3%

Bars are drawn against the largest share shown (1.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Millers Forest 90.9% houses
Millers Forest — Houses: 90.9% Millers Forest — Townhouses: 0.0% Millers Forest — Flats / Apartments: 9.1%
Raymond Terrace 83.2% houses
Raymond Terrace — Houses: 83.2% Raymond Terrace — Townhouses: 15.7% Raymond Terrace — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Millers Forest Raymond Terrace
Median house price $1,450,000 $746,000
Median unit price — $527,500
Median land price — $486,000
Typical days to sell (houses) — 25 days
from 141 sales

Zoning mix

Millers Forest has more rural and farming land (89% vs 16%); Raymond Terrace has more land zoned for conservation (35% vs 11%).

Millers Forest Raymond Terrace
Rural and farming 89% 16%
Environmental 11% 35%
Residential 0% 23%
Infrastructure and transport 0% 21%
Parks and recreation 0% 4%
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

Millers Forest Raymond Terrace
New dwellings approved 1,413
across Maitland
 495
across Port Stephens
Approvals change year on year +20% -72%

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.

Millers Forest Raymond Terrace
Houses — 4.5%
$650/wk on $750K
Units —
same for both

Ranking within NSW

Millers Forest Raymond Terrace
House price Higher than 73% of NSW Higher than 26% of NSW
Income Higher than 70% of NSW Higher than 30% of NSW
Schools — Higher than 33% of NSW
Walkability Higher than 73% of NSW Higher than 88% of NSW
Affordability Higher than 38% of NSW Higher than 62% of NSW
EV adoption Higher than 51% of NSW
same for both
NBN connectivity Higher than 62% of NSW Higher than 80% of NSW
Rental yield (houses) — Higher than 91% of NSW

Liveability

Raymond Terrace is more walkable (70 vs 25).

Millers Forest Raymond Terrace
Grade — D
Score — 21/100
Socio-economic band mid-range socio-economic
decile 5/10
 high-need area
decile 1/10

Risk profile

Raymond Terrace carries more bushfire risk (67 vs 0); Raymond Terrace carries more crime risk (88 vs 64).

Millers Forest Raymond Terrace
Bushfire None
0/100
 Moderate
67/100
Crime Moderate
64/100
 High
88/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 High
100/100
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Millers Forest Raymond Terrace
Inside the suburb 1 6
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 4

Schools in Millers Forest

  • Millers Forest Public School Government · Primary below peers

Schools in Raymond Terrace

  • St Brigid's Primary School Catholic · Primary at peers
  • Grahamstown Public School Government · Primary below peers
  • Irrawang High School Government · Secondary below peers
  • Irrawang Public School Government · Primary below peers
  • Raymond Terrace Public School Government · Primary below peers
  • Alesco Secondary College - Raymond Terrace Campus Independent · Secondary · Special school

Amenities in the suburb

Millers Forest Raymond Terrace
Supermarkets 0 4
Cafes & restaurants 0 1
Parks & reserves 0 12
Childcare 1 10
GPs 0 3
Pharmacies 0 4
Police stations 0 1
Banks & Bank@Post 0 9
Fuel stations 0 3
EV chargers 0 1
Waterways 12 8

Mobility

Raymond Terrace sits further from the CBD (169.7 km vs 162.8 km).

Millers Forest Raymond Terrace
Walkability score 25/100 70/100
Distance to Sydney 162.8 km 169.7 km
+4% vs other
Drive time (normal traffic) 119 min 127 min
Public transport score 31/100
Bus
 79/100
Bus
Peak arrivals per hour 7.8
7-9am + 5-7pm
 370.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 2324
same for both
Rooftop solar per 100 dwellings 54
postcode 2324
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.

Millers Forest Raymond Terrace
Car (driver) 59.1% / 77.5%
Millers Forest — Car (driver): 59.1% Raymond Terrace — Car (driver): 77.5%
Worked from Home 26.0% / 14.3%
Millers Forest — Worked from Home: 26.0% Raymond Terrace — Worked from Home: 14.3%
Car (passenger) 6.5% / 5.4%
Millers Forest — Car (passenger): 6.5% Raymond Terrace — Car (passenger): 5.4%
Walked Only 8.4% / 1.5%
Millers Forest — Walked Only: 8.4% Raymond Terrace — Walked Only: 1.5%
Bus — / 0.9%
Millers Forest — Bus: not among its largest Raymond Terrace — Bus: 0.9%

Bars are drawn against the largest share shown (77.5%).

Setting

Millers Forest Raymond Terrace
Elevation 3 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 10.4 km 7.5 km

NBN connectivity

Millers Forest Raymond Terrace
Connectivity score 30/100 73/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
137 premises
 51%
6,517 premises

Climate

Millers Forest Raymond Terrace
Annual rainfall 1,181 mm
same for both
Summer max (Jan) 28.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Air quality (annual mean)

Millers Forest Raymond Terrace
PM2.5 6.3 µg/m³
same for both
PM10 17.5 µg/m³
same for both
NO₂ 0.72 pphm
same for both

Council rates

Millers Forest Raymond Terrace
Average residential rate $1,908/yr $1,359/yr
Council Maitland Port Stephens

Federal electorate

Millers Forest Raymond Terrace
Division Paterson
same for both
Member Meryl Swanson
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Millers Forest Raymond Terrace
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Millers Forest

River Rural

Raymond Terrace

Regional Centre

More comparisons

Other comparisons with Millers Forest

Millers Forest vs Thornton Millers Forest vs Woodberry Millers Forest vs Heatherbrae Millers Forest vs Hinton Millers Forest vs Nelsons Plains Millers Forest vs Berry Park

Other comparisons with Raymond Terrace

Raymond Terrace vs Williamtown Raymond Terrace vs Heatherbrae Raymond Terrace vs Nelsons Plains Raymond Terrace vs Tomago Raymond Terrace vs Eagleton Raymond Terrace vs Ferodale
Full data on Millers Forest Full data on Raymond Terrace
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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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