Pambula Beach vs Eden

In both, most households own their home, the large majority of homes are detached houses, and about half of households are people living alone. Houses cost more in Pambula Beach: a median of $1.15 million, against $760,000 in Eden, and rent is higher there too. On these figures, Eden tends to suit 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

Pambula Beach

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (50/100 vs 81/100)
  • But Eden has more parks and reserves (15 vs 4)

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

First-home buyers

Eden

ahead on 2 of the 3 things we measure here

  • has cheaper units ($485,000 vs $757,500)
  • has cheaper houses ($760,000 vs $1,150,000)
  • But Pambula Beach leaves households under less mortgage stress (28% vs 34%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Eden

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 20%)
  • has cheaper rent ($270/wk vs $370/wk)

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

Commuting to the city

Pambula Beach

ahead on 3 of the 3 things we measure here

  • is more walkable (36/100 vs 0/100)
  • has a shorter drive in (370 min vs 395 min)
  • sits closer to the CBD (531.7 km vs 548.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Pambula Beach

ahead on 2 of the 5 things we measure here

  • is more walkable (36/100 vs 0/100)
  • carries lower crime risk (50/100 vs 81/100)
  • But Eden has more GPs (2 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

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

Pambula Beach Eden
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.

Pambula Beach Eden
Walkability 36 / 0
Pambula Beach — Walkability: 36/100 Eden — Walkability: 0/100
Safety 50 / 19
Pambula Beach — Safety: 50/100 Eden — Safety: 19/100
Low fire risk 100 / 6
Pambula Beach — Low fire risk: 100/100 Eden — Low fire risk: 6/100

Demographics

Eden has more residents (3,350 vs 667); Pambula Beach has higher household incomes ($73,528 vs $53,300).

Pambula Beach Eden
Population 667 3,350
+402% vs other
Population trend (2016 → 2021) +2.0% +6.3%
Median age 54 53
Median household income $73,528/yr
+28% vs other
 $53,300/yr
Median weekly rent $370/wk
+27% vs other
 $270/wk

Age profile

Share of residents in each band, 2021 Census.

Pambula Beach Eden
0-4 3.9% / 4.5%
Pambula Beach — 0-4: 3.9% Eden — 0-4: 4.5%
5-14 7.8% / 11.4%
Pambula Beach — 5-14: 7.8% Eden — 5-14: 11.4%
15-19 4.9% / 4.8%
Pambula Beach — 15-19: 4.9% Eden — 15-19: 4.8%
20-24 1.9% / 3.7%
Pambula Beach — 20-24: 1.9% Eden — 20-24: 3.7%
25-34 6.7% / 7.6%
Pambula Beach — 25-34: 6.7% Eden — 25-34: 7.6%
35-44 11.1% / 8.2%
Pambula Beach — 35-44: 11.1% Eden — 35-44: 8.2%
45-54 13.6% / 11.9%
Pambula Beach — 45-54: 13.6% Eden — 45-54: 11.9%
55-64 17.8% / 15.6%
Pambula Beach — 55-64: 17.8% Eden — 55-64: 15.6%
65-74 20.7% / 18.4%
Pambula Beach — 65-74: 20.7% Eden — 65-74: 18.4%
75-84 8.4% / 9.6%
Pambula Beach — 75-84: 8.4% Eden — 75-84: 9.6%
85+ 3.1% / 4.1%
Pambula Beach — 85+: 3.1% Eden — 85+: 4.1%

Bars are drawn against the largest share shown (20.7%).

Who lives together

Household composition, 2021 Census.

Pambula Beach 47.4% lone person
Pambula Beach — Lone Person: 47.4% Pambula Beach — Couple Families: 34.7% Pambula Beach — One Parent Families: 12.1% Pambula Beach — Group Household: 5.8% Pambula Beach — Other Families: 0.0%
Eden 50.2% lone person
Eden — Lone Person: 50.2% Eden — Couple Families: 26.6% Eden — One Parent Families: 17.5% Eden — Group Household: 3.9% Eden — Other Families: 1.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Pambula Beach 19.5% renting
Pambula Beach — Owned Outright: 54.9% Pambula Beach — Mortgage: 25.6% Pambula Beach — Renting: 19.5%
Eden 32.1% renting
Eden — Owned Outright: 46.4% Eden — Mortgage: 21.5% Eden — Renting: 32.1%
Owned outright Mortgage Renting

Qualifications

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

Pambula Beach Eden
Certificate III & IV 15.4% / 16.8%
Pambula Beach — Certificate III & IV: 15.4% Eden — Certificate III & IV: 16.8%
Bachelor Degree 14.4% / 6.7%
Pambula Beach — Bachelor Degree: 14.4% Eden — Bachelor Degree: 6.7%
Advanced Diploma / Diploma 10.0% / 6.4%
Pambula Beach — Advanced Diploma / Diploma: 10.0% Eden — Advanced Diploma / Diploma: 6.4%
Postgraduate Degree 6.0% / 1.2%
Pambula Beach — Postgraduate Degree: 6.0% Eden — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate 3.7% / 1.4%
Pambula Beach — Graduate Diploma / Certificate: 3.7% Eden — Graduate Diploma / Certificate: 1.4%

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

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.

Pambula Beach Eden
England 3.3% / 3.6%
Pambula Beach — England: 3.3% Eden — England: 3.6%
New Zealand — / 1.2%
Pambula Beach — New Zealand: not among its largest Eden — New Zealand: 1.2%
Scotland 0.6% / 0.4%
Pambula Beach — Scotland: 0.6% Eden — Scotland: 0.4%
Germany — / 0.8%
Pambula Beach — Germany: not among its largest Eden — Germany: 0.8%
Philippines — / 0.6%
Pambula Beach — Philippines: not among its largest Eden — Philippines: 0.6%
Netherlands — / 0.5%
Pambula Beach — Netherlands: not among its largest Eden — Netherlands: 0.5%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Pambula Beach 80.9% houses
Pambula Beach — Houses: 80.9% Pambula Beach — Townhouses: 14.2% Pambula Beach — Flats / Apartments: 4.9%
Eden 80.1% houses
Eden — Houses: 80.1% Eden — Townhouses: 12.6% Eden — Flats / Apartments: 7.3%
Houses Townhouses Flats / Apartments

Property market

Pambula Beach Eden
Median house price $1,150,000 $760,000
Median unit price $757,500 $485,000
Median land price — $440,000
Typical days to sell (houses) 42 days
from 3 sales
 115 days
from 7 sales

Zoning mix

Eden has more rural and farming land (50% vs 0%); Pambula Beach has more land zoned for conservation (86% vs 43%).

Pambula Beach Eden
Environmental 86% 43%
Rural and farming 0% 50%
Residential 8% 4%
Parks and recreation 4% 2%
Infrastructure and transport 2% 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

Pambula Beach Eden
New dwellings approved 109
across Bega Valley
same for both
Approvals change year on year -32%
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.

Pambula Beach Eden
Houses — 4.0%
$700/wk on $904K
Units — 4.6%
$400/wk on $455K

Ranking within NSW

Pambula Beach Eden
House price Higher than 52% of NSW Higher than 27% of NSW
Income Higher than 40% of NSW Higher than 13% of NSW
Schools —
same for both
Walkability Higher than 77% of NSW Higher than 8% of NSW
Affordability Higher than 40% of NSW Higher than 41% of NSW
EV adoption Higher than 40% of NSW Higher than 15% of NSW
NBN connectivity Higher than 90% of NSW Higher than 73% of NSW
Rental yield (houses) — Higher than 75% of NSW
Rental yield (units) — Higher than 48% of NSW

Liveability

Pambula Beach is more walkable (36 vs 0); Pambula Beach scores higher overall (53 vs 6).

Pambula Beach Eden
Grade B D
Score 53/100 6/100
Socio-economic band advantaged area
decile 7/10
 high-need area
decile 1/10

Risk profile

Eden carries more bushfire risk (94 vs 0); Eden carries more crime risk (81 vs 50).

Pambula Beach Eden
Bushfire None
0/100
 High
94/100
Crime Moderate
50/100
 High
81/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
53/100
 Moderate
45/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Pambula Beach Eden
Inside the suburb 1 2
Rated above peers 1 0
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Pambula Beach

  • Lumen Christi Catholic College Catholic · Combined above peers

Schools in Eden

  • Eden Marine High School Government · Secondary at peers
  • Eden Public School Government · Primary at peers

Amenities in the suburb

Pambula Beach Eden
Supermarkets 0 2
Cafes & restaurants 1 8
Parks & reserves 4 15
Childcare 0 2
GPs 0 2
Pharmacies 0 2
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 3
EV chargers 0 1
Beaches 3 10
Waterways 0 33

Mobility

Eden sits further from the CBD (548.4 km vs 531.7 km).

Pambula Beach Eden
Walkability score 36/100 0/100
Distance to Sydney 531.7 km 548.4 km
+3% vs other
Drive time (normal traffic) 370 min 395 min
Public transport score 27/100
Bus
 52/100
Bus
Peak arrivals per hour 7.8
7-9am + 5-7pm
 21.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.4%
postcode 2549
 0.2%
postcode 2551
Rooftop solar per 100 dwellings 52
postcode 2549
 46
postcode 2551

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.

Pambula Beach Eden
Car (driver) 75.6% / 78.8%
Pambula Beach — Car (driver): 75.6% Eden — Car (driver): 78.8%
Worked from Home 17.9% / 8.4%
Pambula Beach — Worked from Home: 17.9% Eden — Worked from Home: 8.4%
Walked Only 3.7% / 6.2%
Pambula Beach — Walked Only: 3.7% Eden — Walked Only: 6.2%
Car (passenger) 1.6% / 6.2%
Pambula Beach — Car (passenger): 1.6% Eden — Car (passenger): 6.2%
Bicycle 1.2% / —
Pambula Beach — Bicycle: 1.2% Eden — Bicycle: not among its largest
Bus — / 0.4%
Pambula Beach — Bus: not among its largest Eden — Bus: 0.4%

Bars are drawn against the largest share shown (78.8%).

Setting

Pambula Beach Eden
Elevation 38 m
above sea level, at the suburb centre
 160 m
above sea level, at the suburb centre
Distance to the ocean 806 m
1.1 km to a named beach
 3.7 km
3.9 km to a named beach

NBN connectivity

Pambula Beach Eden
Connectivity score 81/100 65/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 54%
473 premises
 37%
2,000 premises

Climate

Pambula Beach Eden
Annual rainfall 768 mm 649 mm
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Pambula Beach Eden
Average residential rate $1,767/yr
same for both
Council Bega Valley
same for both

Federal electorate

Pambula Beach Eden
Division Eden-monaro
same for both
Member Kristy Mcbain
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Pambula Beach Eden
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Pambula Beach

Beach Coastal Quiet Retirees

Eden

Retirees Rural

More comparisons

Other comparisons with Pambula Beach

Pambula Beach vs Merimbula Pambula Beach vs Pambula Pambula Beach vs Greigs Flat Pambula Beach vs Broadwater

Other comparisons with Eden

Eden vs Nethercote Eden vs Greigs Flat Eden vs Broadwater Eden vs Boydtown
Full data on Pambula Beach Full data on Eden
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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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