Paddys River vs Sutton Forest

Paddys River is the younger of the two, with a median age of 36 against 50 in Sutton Forest. In both, most households own their home and the large majority of homes are detached houses. In Paddys River, the large majority of households are couple families. In Sutton Forest, about half of households are couple families. Houses cost more in Sutton Forest: a median of $1.97 million, against $1.18 million in Paddys River, though rent is higher in Paddys River. On these figures, Paddys River tends to suit young adults, couples, and buyers on a tighter budget, while Sutton Forest suits people living alone and older residents.

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

They split

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

  • Paddys River is already more of a family suburb (80% vs 56%)
  • Sutton Forest has more parks and reserves (3 vs 0)

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

First-home buyers

Paddys River

ahead on 2 of the 2 things we measure here

  • leaves households under less mortgage stress (19% vs 32%)
  • has cheaper houses ($1,177,000 vs $1,973,750)

Weighs house prices and mortgage stress.

Renters

Sutton Forest

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 52%)
  • has cheaper rent ($300/wk vs $975/wk)
  • But Paddys River has a bigger rental market to choose from (30% vs 19%)

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

Commuting to the city

They split

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

  • Paddys River has a shorter drive in (102 min vs 108 min)
  • Sutton Forest sits closer to the CBD (139 km vs 150.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Sutton Forest

ahead on the one thing that separates them

  • has more residents already 65 and over (26% vs 11%)

Weighs who already lives there, GPs, and walkability.

Investors

Paddys River

ahead on the one thing that separates them

  • is growing faster (106.5% vs 5.7%)

Weighs population growth.

Where they sit

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

Paddys River Sutton Forest
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.

Paddys River Sutton Forest
Walkability 0 / 0
Paddys River — Walkability: 0/100 Sutton Forest — Walkability: 0/100
Low fire risk 11 / 86
Paddys River — Low fire risk: 11/100 Sutton Forest — Low fire risk: 86/100

Demographics

Sutton Forest has more residents (504 vs 64); Paddys River rents higher ($975/wk vs $300/wk).

Paddys River Sutton Forest
Population 64 504
+688% vs other
Population trend (2016 → 2021) +106.5% +5.7%
Median age 36 50
Median household income $97,448/yr $107,588/yr
+10% vs other
Median weekly rent $975/wk
+69% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Paddys River Sutton Forest
0-4 10.9% / 2.8%
Paddys River — 0-4: 10.9% Sutton Forest — 0-4: 2.8%
5-14 — / 11.3%
Paddys River — 5-14: not among its largest Sutton Forest — 5-14: 11.3%
15-19 6.2% / 6.0%
Paddys River — 15-19: 6.2% Sutton Forest — 15-19: 6.0%
20-24 4.7% / 4.8%
Paddys River — 20-24: 4.7% Sutton Forest — 20-24: 4.8%
25-34 20.3% / 4.6%
Paddys River — 25-34: 20.3% Sutton Forest — 25-34: 4.6%
35-44 6.2% / 8.3%
Paddys River — 35-44: 6.2% Sutton Forest — 35-44: 8.3%
45-54 6.2% / 17.7%
Paddys River — 45-54: 6.2% Sutton Forest — 45-54: 17.7%
55-64 7.8% / 16.3%
Paddys River — 55-64: 7.8% Sutton Forest — 55-64: 16.3%
65-74 10.9% / 16.1%
Paddys River — 65-74: 10.9% Sutton Forest — 65-74: 16.1%
75-84 — / 8.5%
Paddys River — 75-84: not among its largest Sutton Forest — 75-84: 8.5%
85+ — / 1.8%
Paddys River — 85+: not among its largest Sutton Forest — 85+: 1.8%

Bars are drawn against the largest share shown (20.3%).

Who lives together

Household composition, 2021 Census.

Paddys River 80.0% couple families
Paddys River — Couple Families: 80.0% Paddys River — Lone Person: 20.0% Paddys River — One Parent Families: 0.0% Paddys River — Other Families: 0.0% Paddys River — Group Household: 0.0%
Sutton Forest 47.7% couple families
Sutton Forest — Couple Families: 47.7% Sutton Forest — Lone Person: 35.5% Sutton Forest — One Parent Families: 8.4% Sutton Forest — Other Families: 4.7% Sutton Forest — Group Household: 3.7%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Paddys River 30.0% renting
Paddys River — Owned Outright: 40.0% Paddys River — Mortgage: 30.0% Paddys River — Renting: 30.0%
Sutton Forest 19.4% renting
Sutton Forest — Owned Outright: 51.2% Sutton Forest — Mortgage: 29.4% Sutton Forest — Renting: 19.4%
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.

Paddys River Sutton Forest
England — / 6.7%
Paddys River — England: not among its largest Sutton Forest — England: 6.7%
France 4.7% / —
Paddys River — France: 4.7% Sutton Forest — France: not among its largest
New Zealand — / 1.8%
Paddys River — New Zealand: not among its largest Sutton Forest — New Zealand: 1.8%
South Africa — / 1.0%
Paddys River — South Africa: not among its largest Sutton Forest — South Africa: 1.0%
Egypt — / 0.6%
Paddys River — Egypt: not among its largest Sutton Forest — Egypt: 0.6%

Bars are drawn against the largest share shown (6.7%).

Qualifications

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

Paddys River Sutton Forest
Certificate III & IV 20.3% / 15.1%
Paddys River — Certificate III & IV: 20.3% Sutton Forest — Certificate III & IV: 15.1%
Bachelor Degree 14.1% / 16.7%
Paddys River — Bachelor Degree: 14.1% Sutton Forest — Bachelor Degree: 16.7%
Advanced Diploma / Diploma 4.7% / 8.3%
Paddys River — Advanced Diploma / Diploma: 4.7% Sutton Forest — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree — / 4.0%
Paddys River — Postgraduate Degree: not among its largest Sutton Forest — Postgraduate Degree: 4.0%
Graduate Diploma / Certificate — / 1.2%
Paddys River — Graduate Diploma / Certificate: not among its largest Sutton Forest — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (20.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Paddys River 100.0% houses
Paddys River — Houses: 100.0% Paddys River — Flats / Apartments: 0.0%
Sutton Forest 95.7% houses
Sutton Forest — Houses: 95.7% Sutton Forest — Flats / Apartments: 4.3%
Houses Flats / Apartments

Property market

Paddys River Sutton Forest
Median house price $1,177,000 $1,973,750
Median unit price —
same for both
Median land price $660,000 —
Typical days to sell (houses) — 85 days
from 3 sales

Zoning mix

Paddys River has more rural and farming land (88% vs 6%); Sutton Forest has more land zoned for conservation (90% vs 10%).

Paddys River Sutton Forest
Environmental 10% 90%
Rural and farming 88% 6%
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

Paddys River Sutton Forest
New dwellings approved 335
across Wingecarribee
same for both
Approvals change year on year +6%
same for both

Ranking within NSW

Paddys River Sutton Forest
House price Higher than 61% of NSW Higher than 80% of NSW
Income Higher than 64% of NSW Higher than 73% of NSW
Schools —
same for both
Walkability Higher than 35% of NSW Higher than 37% of NSW
Affordability Higher than 50% of NSW Higher than 30% of NSW
EV adoption Higher than 79% of NSW
same for both
NBN connectivity Higher than 38% of NSW Higher than 43% of NSW

Liveability

Paddys River Sutton Forest
Grade — B
Score — 52/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 10/10

Risk profile

Paddys River carries more bushfire risk (89 vs 14).

Paddys River Sutton Forest
Bushfire High
89/100
 Low
14/100
Crime — Moderate
58/100
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
same for both

Schools

Paddys River Sutton Forest
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

Paddys River Sutton Forest
Cafes & restaurants 0 2
Parks & reserves 0 3
EV chargers 0 1
Waterways 0 13

Mobility

Paddys River sits further from the CBD (150.4 km vs 139 km).

Paddys River Sutton Forest
Walkability score 0/100
same for both
Distance to Sydney 150.4 km
+8% vs other
 139 km
Drive time (normal traffic) 102 min 108 min
Electric vehicle share 0.9%
postcode 2577
same for both
Rooftop solar per 100 dwellings 56
postcode 2577
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.

Paddys River Sutton Forest
Car (driver) 60.7% / 58.6%
Paddys River — Car (driver): 60.7% Sutton Forest — Car (driver): 58.6%
Worked from Home 39.3% / 35.8%
Paddys River — Worked from Home: 39.3% Sutton Forest — Worked from Home: 35.8%
Walked Only — / 4.2%
Paddys River — Walked Only: not among its largest Sutton Forest — Walked Only: 4.2%
Car (passenger) — / 1.4%
Paddys River — Car (passenger): not among its largest Sutton Forest — Car (passenger): 1.4%

Bars are drawn against the largest share shown (60.7%).

Setting

Paddys River Sutton Forest
Elevation 693 m
above sea level, at the suburb centre
 681 m
above sea level, at the suburb centre

NBN connectivity

Paddys River Sutton Forest
Connectivity score 26/100 28/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
26 premises
 0%
221 premises

Climate

Paddys River Sutton Forest
Annual rainfall 974 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Paddys River Sutton Forest
Average residential rate $2,072/yr
same for both
Council Wingecarribee
same for both

Federal electorate

Paddys River Sutton Forest
Division Whitlam
same for both
Member Carol Berry
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Paddys River Sutton Forest
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Paddys River

Rural Young Families

Sutton Forest

Premium Retirees Rural

More comparisons

Other comparisons with Paddys River

Paddys River vs Marulan Paddys River vs Wingello Paddys River vs Canyonleigh Paddys River vs Penrose Paddys River vs Brayton

Other comparisons with Sutton Forest

Sutton Forest vs Moss Vale Sutton Forest vs Exeter Sutton Forest vs Berrima Sutton Forest vs New Berrima Sutton Forest vs Canyonleigh Sutton Forest vs Penrose
Full data on Paddys River Full data on Sutton Forest
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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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