Pearl Beach vs Umina Beach

Umina Beach is the younger of the two, with a median age of 44 against 64 in Pearl Beach. In both, most households own their home and the large majority of homes are detached houses. In Pearl Beach, most households are people living alone. Houses cost more in Pearl Beach: a median of $1.71 million, against $1.21 million in Umina Beach, and rent is higher there too. On these figures, Pearl Beach tends to suit people living alone and older residents, while Umina Beach suits 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

Umina Beach

ahead on 4 of the 6 things we measure here

  • has more childcare (4 vs 0)
  • has more schools rated above their peers (2 vs 0)
  • has more parks and reserves (10 vs 4)
  • But Pearl Beach carries lower crime risk (51/100 vs 66/100)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Pearl Beach leaves households under less mortgage stress (28% vs 34%)
  • Umina Beach has cheaper houses ($1,214,000 vs $1,710,000)

Weighs house prices and mortgage stress.

Renters

Umina Beach

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (34% vs 14%)
  • has cheaper rent ($400/wk vs $488/wk)

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

Commuting to the city

Umina Beach

ahead on 3 of the 4 things we measure here

  • is more walkable (84/100 vs 32/100)
  • has a shorter drive in (79 min vs 86 min)
  • sits closer to the CBD (85 km vs 89.6 km)

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

Downsizers and retirees

Umina Beach

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (23% vs 4%)
  • has more GPs (2 vs 0)
  • is more walkable (84/100 vs 32/100)
  • But Pearl Beach has more residents already 65 and over (50% vs 23%)

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

Investors

Umina Beach

ahead on the one thing that separates them

  • is growing faster (3.8% vs -4.9%)

Weighs population growth.

Where they sit

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

Pearl Beach Umina Beach
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.

Pearl Beach Umina Beach
Walkability 32 / 84
Pearl Beach — Walkability: 32/100 Umina Beach — Walkability: 84/100
Safety 49 / 34
Pearl Beach — Safety: 49/100 Umina Beach — Safety: 34/100
Low fire risk 6 / 13
Pearl Beach — Low fire risk: 6/100 Umina Beach — Low fire risk: 13/100

Demographics

Umina Beach has more residents (17,372 vs 510); Pearl Beach skews older (64 vs 44).

Pearl Beach Umina Beach
Population 510 17,372
+3306% vs other
Population trend (2016 → 2021) -4.9% +3.8%
Median age 64 44
Median household income $91,572/yr
+19% vs other
 $73,892/yr
Median weekly rent $488/wk
+18% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Pearl Beach Umina Beach
0-4 2.9% / 5.7%
Pearl Beach — 0-4: 2.9% Umina Beach — 0-4: 5.7%
5-14 5.1% / 12.5%
Pearl Beach — 5-14: 5.1% Umina Beach — 5-14: 12.5%
15-19 3.1% / 5.2%
Pearl Beach — 15-19: 3.1% Umina Beach — 15-19: 5.2%
20-24 2.0% / 4.8%
Pearl Beach — 20-24: 2.0% Umina Beach — 20-24: 4.8%
25-34 4.1% / 9.2%
Pearl Beach — 25-34: 4.1% Umina Beach — 25-34: 9.2%
35-44 5.3% / 13.0%
Pearl Beach — 35-44: 5.3% Umina Beach — 35-44: 13.0%
45-54 9.6% / 13.3%
Pearl Beach — 45-54: 9.6% Umina Beach — 45-54: 13.3%
55-64 19.6% / 13.2%
Pearl Beach — 55-64: 19.6% Umina Beach — 55-64: 13.2%
65-74 27.1% / 12.1%
Pearl Beach — 65-74: 27.1% Umina Beach — 65-74: 12.1%
75-84 18.6% / 7.7%
Pearl Beach — 75-84: 18.6% Umina Beach — 75-84: 7.7%
85+ 4.3% / 3.3%
Pearl Beach — 85+: 4.3% Umina Beach — 85+: 3.3%

Bars are drawn against the largest share shown (27.1%).

Who lives together

Household composition, 2021 Census.

Pearl Beach 57.4% lone person
Pearl Beach — Lone Person: 57.4% Pearl Beach — Couple Families: 26.1% Pearl Beach — One Parent Families: 8.7% Pearl Beach — Group Household: 2.6% Pearl Beach — Other Families: 5.2%
Umina Beach 39.2% lone person
Umina Beach — Lone Person: 39.2% Umina Beach — Couple Families: 34.7% Umina Beach — One Parent Families: 20.3% Umina Beach — Group Household: 4.3% Umina Beach — Other Families: 1.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Pearl Beach 13.6% renting
Pearl Beach — Owned Outright: 64.1% Pearl Beach — Mortgage: 22.3% Pearl Beach — Renting: 13.6%
Umina Beach 34.1% renting
Umina Beach — Owned Outright: 34.8% Umina Beach — Mortgage: 31.1% Umina Beach — Renting: 34.1%
Owned outright Mortgage Renting

Qualifications

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

Pearl Beach Umina Beach
Bachelor Degree 22.2% / 9.5%
Pearl Beach — Bachelor Degree: 22.2% Umina Beach — Bachelor Degree: 9.5%
Certificate III & IV 9.2% / 16.9%
Pearl Beach — Certificate III & IV: 9.2% Umina Beach — Certificate III & IV: 16.9%
Advanced Diploma / Diploma 11.8% / 7.5%
Pearl Beach — Advanced Diploma / Diploma: 11.8% Umina Beach — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 15.1% / 2.7%
Pearl Beach — Postgraduate Degree: 15.1% Umina Beach — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 5.3% / 1.4%
Pearl Beach — Graduate Diploma / Certificate: 5.3% Umina Beach — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (22.2%).

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.

Pearl Beach Umina Beach
England 8.4% / 5.0%
Pearl Beach — England: 8.4% Umina Beach — England: 5.0%
New Zealand 3.3% / 2.1%
Pearl Beach — New Zealand: 3.3% Umina Beach — New Zealand: 2.1%
Germany 1.8% / —
Pearl Beach — Germany: 1.8% Umina Beach — Germany: not among its largest
South Africa 1.0% / 0.4%
Pearl Beach — South Africa: 1.0% Umina Beach — South Africa: 0.4%
Canada 1.0% / —
Pearl Beach — Canada: 1.0% Umina Beach — Canada: not among its largest
Philippines — / 0.7%
Pearl Beach — Philippines: not among its largest Umina Beach — Philippines: 0.7%
Scotland — / 0.5%
Pearl Beach — Scotland: not among its largest Umina Beach — Scotland: 0.5%

Bars are drawn against the largest share shown (8.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Pearl Beach 96.5% houses
Pearl Beach — Houses: 96.5% Pearl Beach — Townhouses: 0.0% Pearl Beach — Flats / Apartments: 3.5%
Umina Beach 76.7% houses
Umina Beach — Houses: 76.7% Umina Beach — Townhouses: 13.6% Umina Beach — Flats / Apartments: 9.6%
Houses Townhouses Flats / Apartments

Property market

Pearl Beach Umina Beach
Median house price $1,710,000 $1,214,000
Median unit price — $877,500
Median land price — $1,475,000
Typical days to sell (houses) 81 days
from 26 sales
 32 days
from 211 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.

Pearl Beach Umina Beach
3 bed $1.61M / $1.15M
Pearl Beach — 3 bed: $1.61M (18 sales) Umina Beach — 3 bed: $1.15M (168 sales)

18 vs 168 sales

4 bed $1.76M / $1.36M
Pearl Beach — 4 bed: $1.76M (10 sales) Umina Beach — 4 bed: $1.36M (100 sales)

10 vs 100 sales

5 bed $2.16M / $1.38M
Pearl Beach — 5 bed: $2.16M (6 sales) Umina Beach — 5 bed: $1.38M (34 sales)

6 vs 34 sales

Zoning mix

Pearl Beach has more land zoned for conservation (23% vs 7%).

Pearl Beach Umina Beach
Residential 52% 75%
Environmental 23% 7%
Parks and recreation 15% 13%
Infrastructure and transport 10% 4%
Commercial 0% 2%
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

Pearl Beach Umina Beach
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
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.

Pearl Beach Umina Beach
Houses — 2.8%
$655/wk on $1.23M
Units — 2.9%
$525/wk on $935K

Ranking within NSW

Pearl Beach Umina Beach
House price Higher than 79% of NSW Higher than 64% of NSW
Income Higher than 59% of NSW Higher than 41% of NSW
Schools —
same for both
Walkability Higher than 76% of NSW Higher than 94% of NSW
Affordability Higher than 22% of NSW Higher than 27% of NSW
EV adoption Higher than 75% of NSW Higher than 76% of NSW
NBN connectivity Higher than 76% of NSW Higher than 72% of NSW
Rental yield (houses) — Higher than 13% of NSW
Rental yield (units) — Higher than 3% of NSW

Liveability

Umina Beach is more walkable (84 vs 32).

Pearl Beach Umina Beach
Grade C
same for both
Score 40/100 38/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 4/10

Risk profile

Umina Beach carries more crime risk (66 vs 51).

Pearl Beach Umina Beach
Bushfire High
94/100
 High
87/100
Crime Moderate
51/100
 Moderate
66/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
14/100
 High
78/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Pearl Beach Umina Beach
Inside the suburb 0 2
Rated above peers 0 2
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Pearl Beach

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Umina Beach

  • Brisbane Water Secondary College Umina Campus Government · Secondary above peers
  • Umina Beach Public School Government · Primary above peers

Amenities in the suburb

Pearl Beach Umina Beach
Supermarkets 0 3
Cafes & restaurants 0 13
Parks & reserves 4 10
Childcare 0 4
GPs 0 2
Pharmacies 0 2
Banks & Bank@Post 0 1
Fuel stations 0 2
Waterways 4 10

Mobility

Pearl Beach sits further from the CBD (89.6 km vs 85 km).

Pearl Beach Umina Beach
Walkability score 32/100 84/100
Distance to Sydney 89.6 km
+5% vs other
 85 km
Drive time (normal traffic) 86 min 79 min
Public transport score 38/100
Bus
 79/100
Bus
Peak arrivals per hour 15.0
7-9am + 5-7pm
 274.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.8%
postcode 2256
 0.9%
postcode 2257
Rooftop solar per 100 dwellings 31
postcode 2256
 31
postcode 2257

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.

Pearl Beach Umina Beach
Worked from Home 65.0% / 35.7%
Pearl Beach — Worked from Home: 65.0% Umina Beach — Worked from Home: 35.7%
Car (driver) 27.5% / 52.6%
Pearl Beach — Car (driver): 27.5% Umina Beach — Car (driver): 52.6%
Car (passenger) 3.1% / 3.9%
Pearl Beach — Car (passenger): 3.1% Umina Beach — Car (passenger): 3.9%
Train 1.9% / 4.0%
Pearl Beach — Train: 1.9% Umina Beach — Train: 4.0%
Walked Only 2.5% / 2.2%
Pearl Beach — Walked Only: 2.5% Umina Beach — Walked Only: 2.2%

Bars are drawn against the largest share shown (65.0%).

Setting

Pearl Beach Umina Beach
Elevation 10 m
above sea level, at the suburb centre
 6 m
above sea level, at the suburb centre
Distance to the ocean 226 m
343 m to a named beach
 1.1 km
2.5 km to a named beach

NBN connectivity

Pearl Beach Umina Beach
Connectivity score 69/100 64/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 43%
664 premises
 35%
8,263 premises

Climate

Pearl Beach Umina Beach
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Pearl Beach Umina Beach
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Pearl Beach Umina Beach
Division Robertson
same for both
Member Gordon Reid
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Pearl Beach

Acreage Beach Beachfront Coastal Outer Parks Professionals Retirees River

Umina Beach

Coastal Outer Parks River

More comparisons

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Other comparisons with Umina Beach

Umina Beach vs Woy Woy Umina Beach vs Ettalong Beach Umina Beach vs Blackwall Umina Beach vs Patonga
Full data on Pearl Beach Full data on Umina Beach
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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