Newcomb vs Thomson

In both, most homes are detached houses. In Newcomb, most households own their home and about half of households are people living alone. In Thomson, about half of households rent and most households are people living alone. On these figures, Thomson tends to suit renters.

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

Newcomb

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (13 vs 3)
  • has more separate houses rather than flats (83% vs 69%)
  • But Thomson has more schools rated above their peers (1 vs 0)

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

First-home buyers

Newcomb

ahead on the one thing that separates them

  • has cheaper units ($465,000 vs $515,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Thomson

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (54% vs 42%)
  • has cheaper rent ($295/wk vs $320/wk)

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

Commuting to the city

Newcomb

ahead on the one thing that separates them

  • is more walkable (88/100 vs 77/100)

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

Downsizers and retirees

Newcomb

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • is more walkable (88/100 vs 77/100)
  • But Thomson has more units and townhouses to downsize into (31% vs 17%)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Newcomb Thomson
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.

Newcomb Thomson
Walkability 88 / 77
Newcomb — Walkability: 88/100 Thomson — Walkability: 77/100
Safety 12 / 12
Newcomb — Safety: 12/100 Thomson — Safety: 12/100
Low fire risk 100 / 100
Newcomb — Low fire risk: 100/100 Thomson — Low fire risk: 100/100
Low flood risk 11 / 88
Newcomb — Low flood risk: 11/100 Thomson — Low flood risk: 88/100

Demographics

Newcomb has more residents (4,704 vs 1,606); Newcomb skews older (40 vs 38).

Newcomb Thomson
Population 4,704
+66% vs other
 1,606
Population trend (2016 → 2021) +4.5% -0.1%
Median age 40 38
Median household income $59,696/yr
+2% vs other
 $58,552/yr
Median weekly rent $320/wk
+8% vs other
 $295/wk

Age profile

Share of residents in each band, 2021 Census.

Newcomb Thomson
0-4 4.9% / 4.2%
Newcomb — 0-4: 4.9% Thomson — 0-4: 4.2%
5-14 8.6% / 8.4%
Newcomb — 5-14: 8.6% Thomson — 5-14: 8.4%
15-19 4.1% / 3.5%
Newcomb — 15-19: 4.1% Thomson — 15-19: 3.5%
20-24 7.6% / 9.8%
Newcomb — 20-24: 7.6% Thomson — 20-24: 9.8%
25-34 17.9% / 19.3%
Newcomb — 25-34: 17.9% Thomson — 25-34: 19.3%
35-44 11.6% / 14.6%
Newcomb — 35-44: 11.6% Thomson — 35-44: 14.6%
45-54 10.9% / 10.2%
Newcomb — 45-54: 10.9% Thomson — 45-54: 10.2%
55-64 12.5% / 12.8%
Newcomb — 55-64: 12.5% Thomson — 55-64: 12.8%
65-74 10.4% / 9.0%
Newcomb — 65-74: 10.4% Thomson — 65-74: 9.0%
75-84 8.0% / 6.0%
Newcomb — 75-84: 8.0% Thomson — 75-84: 6.0%
85+ 3.4% / 1.9%
Newcomb — 85+: 3.4% Thomson — 85+: 1.9%

Bars are drawn against the largest share shown (19.3%).

Who lives together

Household composition, 2021 Census.

Newcomb 51.3% lone person
Newcomb — Lone Person: 51.3% Newcomb — Couple Families: 21.1% Newcomb — One Parent Families: 18.7% Newcomb — Group Household: 7.0% Newcomb — Other Families: 1.9%
Thomson 57.1% lone person
Thomson — Lone Person: 57.1% Thomson — Couple Families: 18.0% Thomson — One Parent Families: 14.1% Thomson — Group Household: 8.8% Thomson — Other Families: 2.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Newcomb 42.4% renting
Newcomb — Owned Outright: 31.7% Newcomb — Mortgage: 25.9% Newcomb — Renting: 42.4%
Thomson 53.6% renting
Thomson — Owned Outright: 21.4% Thomson — Mortgage: 25.0% Thomson — Renting: 53.6%
Owned outright Mortgage Renting

Qualifications

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

Newcomb Thomson
Certificate III & IV 18.5% / 18.5%
Newcomb — Certificate III & IV: 18.5% Thomson — Certificate III & IV: 18.5%
Bachelor Degree 9.6% / 10.3%
Newcomb — Bachelor Degree: 9.6% Thomson — Bachelor Degree: 10.3%
Advanced Diploma / Diploma 7.2% / 7.8%
Newcomb — Advanced Diploma / Diploma: 7.2% Thomson — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 3.0% / 3.7%
Newcomb — Postgraduate Degree: 3.0% Thomson — Postgraduate Degree: 3.7%
Graduate Diploma / Certificate 1.7% / 1.9%
Newcomb — Graduate Diploma / Certificate: 1.7% Thomson — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (18.5%).

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.

Newcomb Thomson
England 2.7% / 3.4%
Newcomb — England: 2.7% Thomson — England: 3.4%
India 1.9% / 2.1%
Newcomb — India: 1.9% Thomson — India: 2.1%
New Zealand 0.9% / 1.2%
Newcomb — New Zealand: 0.9% Thomson — New Zealand: 1.2%
Philippines 0.7% / 0.6%
Newcomb — Philippines: 0.7% Thomson — Philippines: 0.6%
Scotland 0.6% / 0.7%
Newcomb — Scotland: 0.6% Thomson — Scotland: 0.7%
Italy 0.8% / 0.4%
Newcomb — Italy: 0.8% Thomson — Italy: 0.4%

Bars are drawn against the largest share shown (3.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Newcomb 82.9% houses
Newcomb — Houses: 82.9% Newcomb — Townhouses: 16.5% Newcomb — Flats / Apartments: 0.5%
Thomson 69.3% houses
Thomson — Houses: 69.3% Thomson — Townhouses: 27.2% Thomson — Flats / Apartments: 3.5%
Houses Townhouses Flats / Apartments

Property market

Newcomb Thomson
Median house price $620,000 $591,000
Median unit price $465,000 $515,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 40 sales
 8 days
from 7 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.

Newcomb Thomson
2 bed $540K / $482K
Newcomb — 2 bed: $540K (17 sales) Thomson — 2 bed: $482K (6 sales)

17 vs 6 sales

3 bed $615K / $596K
Newcomb — 3 bed: $615K (125 sales) Thomson — 3 bed: $596K (52 sales)

125 vs 52 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.

Newcomb Thomson
2 bed $465K / $480K
Newcomb — 2 bed: $465K (25 sales) Thomson — 2 bed: $480K (5 sales)

25 vs 5 sales

3 bed $559K / $545K
Newcomb — 3 bed: $559K (5 sales) Thomson — 3 bed: $545K (8 sales)

5 vs 8 sales

Zoning mix

Newcomb Thomson
Residential 59% 77%
Other and special use 31% 0%
Parks and recreation 3% 17%
Infrastructure and transport 4% 6%
Commercial 4% 1%
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

Newcomb Thomson
New dwellings approved 3,468
across Greater Geelong
same for both
Approvals change year on year +56%
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.

Newcomb Thomson
Houses 4.0%
$500/wk on $652K
 3.7%
$450/wk on $627K
Units 4.2%
$402/wk on $502K
 —

Ranking within VIC

Newcomb Thomson
House price Higher than 25% of VIC —
Income Higher than 20% of VIC Higher than 19% of VIC
Schools Higher than 30% of VIC Higher than 71% of VIC
Walkability Higher than 96% of VIC Higher than 92% of VIC
Affordability Higher than 41% of VIC —
EV adoption Higher than 43% of VIC
same for both
NBN connectivity Higher than 90% of VIC Higher than 89% of VIC
Rental yield (houses) Higher than 67% of VIC Higher than 50% of VIC
Rental yield (units) Higher than 15% of VIC —

Liveability

Thomson scores higher overall (56 vs 28); Newcomb is more walkable (88 vs 77).

Newcomb Thomson
Grade D B
Score 28/100 56/100
Socio-economic band below-average income
decile 2/10
same for both

Risk profile

Newcomb carries more flood risk (89 vs 12).

Newcomb Thomson
Bushfire None
0/100
same for both
Crime High
88/100
same for both
Flood High
89/100
 Low
12/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
 11
within 5 km

Schools

Newcomb Thomson
Inside the suburb 3
same for both
Rated above peers 0 1
Rated at peers 1 0
Rated below peers 2
same for both
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 3.3 km
 2
Deakin University, Geelong Waterfront Campus, 2.6 km
Full-time students aged 15–24 1.5% 1.4%

Schools in Newcomb

  • Christ the King School Catholic · Primary at peers
  • Newcomb Primary School Government · Primary below peers
  • Newcomb Secondary College Government · Secondary below peers

Schools in Thomson

  • Tate Street Primary School Geelong Government · Primary above peers
  • Geelong East Primary School Government · Primary below peers
  • St Margaret's School Catholic · Primary below peers

Amenities in the suburb

Newcomb Thomson
Supermarkets 4 0
Cafes & restaurants 3 1
Parks & reserves 13 3
Childcare 4 5
GPs 4 0
Pharmacies 2 0
Banks & Bank@Post 1 0
Fuel stations 3 0
EV chargers 1 0

Mobility

Newcomb Thomson
Walkability score 88/100 77/100
Distance to Melbourne 77.9 km 78.2 km
Drive time (normal traffic) 70 min 68 min
Public transport score 75/100
same for both
Peak arrivals per hour 101.2
7-9am + 5-7pm
 40.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 3219
same for both
Rooftop solar per 100 dwellings 28
postcode 3219
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.

Newcomb Thomson
Car (driver) 73.9% / 72.7%
Newcomb — Car (driver): 73.9% Thomson — Car (driver): 72.7%
Worked from Home 14.8% / 17.9%
Newcomb — Worked from Home: 14.8% Thomson — Worked from Home: 17.9%
Car (passenger) 5.6% / 4.2%
Newcomb — Car (passenger): 5.6% Thomson — Car (passenger): 4.2%
Bus 1.9% / 2.0%
Newcomb — Bus: 1.9% Thomson — Bus: 2.0%
Walked Only 2.1% / 1.4%
Newcomb — Walked Only: 2.1% Thomson — Walked Only: 1.4%

Bars are drawn against the largest share shown (73.9%).

Setting

Newcomb Thomson
Elevation 7 m
above sea level, at the suburb centre
 17 m
above sea level, at the suburb centre
Distance to the ocean 1.4 km
2.6 km to a named beach
 2.5 km
2.6 km to a named beach

NBN connectivity

Newcomb Thomson
Connectivity score 79/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 53%
2,733 premises
 51%
1,033 premises

Climate

Newcomb Thomson
Annual rainfall —
same for both
Summer max (Jan) 22.8°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Newcomb Thomson
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Newcomb Thomson
Average residential rate $1,802/yr
same for both
Council Greater Geelong
same for both

Federal electorate

Newcomb Thomson
Division Corio
same for both
Member Richard Marles
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Newcomb Thomson
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Newcomb

Coastal Parks

Thomson

Coastal Parks Quiet Townhouses

More comparisons

Other comparisons with Newcomb

Newcomb vs East Geelong Newcomb vs Whittington Newcomb vs Moolap

Other comparisons with Thomson

Thomson vs St Albans Park Thomson vs East Geelong Thomson vs Whittington Thomson vs Breakwater Thomson vs South Geelong
Full data on Newcomb Full data on Thomson
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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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