Picton vs Tahmoor

Tahmoor is the younger of the two, with a median age of 34 against 38 in Picton. In both, most households own their home and the large majority of homes are detached houses. In Picton, about half of households are couple families. Houses cost more in Picton: a median of $1.2 million, against $995,000 in Tahmoor, though rent is higher in Tahmoor. On these figures, Tahmoor tends to suit buyers on a tighter budget.

Picton and Tahmoor are similar-sized towns in NSW, but they differ notably in prosperity and risk profile. Picton has a higher median household income at $113,412 versus Tahmoor's $90,428, and scores significantly better on liveability (65 versus 34) and socio-economic standing (decile 8 versus 4). However, Tahmoor offers better walkability at 79 compared to Picton's 65, and has substantially lower bushfire risk at 96 versus Picton's 14. Picton suits buyers prioritising income stability and community amenity, while Tahmoor may appeal to those valuing walkability and lower environmental risk, though it carries higher crime risk at 68 versus Picton's 53.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Picton

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • carries lower crime risk (53/100 vs 68/100)

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

First-home buyers

Tahmoor

ahead on 2 of the 3 things we measure here

  • has cheaper land ($670,000 vs $1,612,500)
  • has cheaper houses ($995,000 vs $1,200,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Picton

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (17% vs 24%)
  • has cheaper rent ($375/wk vs $410/wk)
  • But Tahmoor has a bigger rental market to choose from (32% vs 20%)

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

Commuting to the city

Picton

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (73 min vs 78 min)
  • sits closer to the CBD (88.5 km vs 94.2 km)
  • But Tahmoor is more walkable (79/100 vs 65/100)

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

Downsizers and retirees

Tahmoor

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 2)
  • is more walkable (79/100 vs 65/100)
  • But Picton carries lower crime risk (53/100 vs 68/100)

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

Investors

Tahmoor

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.4% vs 2.9%)

Weighs house yield and population growth.

Where they sit

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

Picton Tahmoor
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.

Picton Tahmoor
Walkability 65 / 79
Picton — Walkability: 65/100 Tahmoor — Walkability: 79/100
Safety 47 / 32
Picton — Safety: 47/100 Tahmoor — Safety: 32/100
Low fire risk 86 / 4
Picton — Low fire risk: 86/100 Tahmoor — Low fire risk: 4/100

Demographics

Picton has higher household incomes ($113,412 vs $90,428); Picton skews older (38 vs 34).

Picton Tahmoor
Population 5,282 5,777
+9% vs other
Population trend (2016 → 2021) +9.7% +14.0%
Median age 38 34
Median household income $113,412/yr
+20% vs other
 $90,428/yr
Median weekly rent $375/wk $410/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Picton Tahmoor
0-4 6.7% / 8.2%
Picton — 0-4: 6.7% Tahmoor — 0-4: 8.2%
5-14 13.7% / 15.0%
Picton — 5-14: 13.7% Tahmoor — 5-14: 15.0%
15-19 6.2% / 6.1%
Picton — 15-19: 6.2% Tahmoor — 15-19: 6.1%
20-24 6.1% / 6.2%
Picton — 20-24: 6.1% Tahmoor — 20-24: 6.2%
25-34 12.4% / 14.7%
Picton — 25-34: 12.4% Tahmoor — 25-34: 14.7%
35-44 12.3% / 12.0%
Picton — 35-44: 12.3% Tahmoor — 35-44: 12.0%
45-54 14.6% / 13.2%
Picton — 45-54: 14.6% Tahmoor — 45-54: 13.2%
55-64 13.3% / 9.7%
Picton — 55-64: 13.3% Tahmoor — 55-64: 9.7%
65-74 9.6% / 8.6%
Picton — 65-74: 9.6% Tahmoor — 65-74: 8.6%
75-84 4.1% / 4.9%
Picton — 75-84: 4.1% Tahmoor — 75-84: 4.9%
85+ 1.2% / 1.6%
Picton — 85+: 1.2% Tahmoor — 85+: 1.6%

Bars are drawn against the largest share shown (15.0%).

Who lives together

Household composition, 2021 Census.

Picton 54.2% couple families
Picton — Couple Families: 54.2% Picton — Lone Person: 27.8% Picton — One Parent Families: 14.8% Picton — Group Household: 2.0% Picton — Other Families: 1.2%
Tahmoor 44.8% couple families
Tahmoor — Couple Families: 44.8% Tahmoor — Lone Person: 29.1% Tahmoor — One Parent Families: 21.8% Tahmoor — Group Household: 3.3% Tahmoor — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Picton 19.5% renting
Picton — Owned Outright: 32.1% Picton — Mortgage: 48.4% Picton — Renting: 19.5%
Tahmoor 32.3% renting
Tahmoor — Owned Outright: 26.2% Tahmoor — Mortgage: 41.5% Tahmoor — Renting: 32.3%
Owned outright Mortgage Renting

Qualifications

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

Picton Tahmoor
Certificate III & IV 20.1% / 19.6%
Picton — Certificate III & IV: 20.1% Tahmoor — Certificate III & IV: 19.6%
Bachelor Degree 9.7% / 6.0%
Picton — Bachelor Degree: 9.7% Tahmoor — Bachelor Degree: 6.0%
Advanced Diploma / Diploma 8.6% / 6.9%
Picton — Advanced Diploma / Diploma: 8.6% Tahmoor — Advanced Diploma / Diploma: 6.9%
Postgraduate Degree 3.1% / 2.0%
Picton — Postgraduate Degree: 3.1% Tahmoor — Postgraduate Degree: 2.0%
Graduate Diploma / Certificate 1.6% / 1.1%
Picton — Graduate Diploma / Certificate: 1.6% Tahmoor — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (20.1%).

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.

Picton Tahmoor
England 4.3% / 3.3%
Picton — England: 4.3% Tahmoor — England: 3.3%
New Zealand 1.2% / 1.1%
Picton — New Zealand: 1.2% Tahmoor — New Zealand: 1.1%
Scotland 0.6% / 0.5%
Picton — Scotland: 0.6% Tahmoor — Scotland: 0.5%
South Africa 0.5% / 0.3%
Picton — South Africa: 0.5% Tahmoor — South Africa: 0.3%
Ireland 0.4% / —
Picton — Ireland: 0.4% Tahmoor — Ireland: not among its largest
Philippines — / 0.4%
Picton — Philippines: not among its largest Tahmoor — Philippines: 0.4%
Lebanon — / 0.4%
Picton — Lebanon: not among its largest Tahmoor — Lebanon: 0.4%

Bars are drawn against the largest share shown (4.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Picton 90.1% houses
Picton — Houses: 90.1% Picton — Townhouses: 4.8% Picton — Flats / Apartments: 5.1%
Tahmoor 90.8% houses
Tahmoor — Houses: 90.8% Tahmoor — Townhouses: 7.7% Tahmoor — Flats / Apartments: 1.5%
Houses Townhouses Flats / Apartments

Property market

Picton Tahmoor
Median house price $1,200,000 $995,000
Median unit price $510,000 —
Median land price $1,612,500 $670,000
Typical days to sell (houses) 37 days
from 51 sales
 27 days
from 105 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.

Picton Tahmoor
3 bed $916K / $884K
Picton — 3 bed: $916K (27 sales) Tahmoor — 3 bed: $884K (42 sales)

27 vs 42 sales

4 bed $1.21M / $1.04M
Picton — 4 bed: $1.21M (49 sales) Tahmoor — 4 bed: $1.04M (94 sales)

49 vs 94 sales

5 bed $1.82M / $1.25M
Picton — 5 bed: $1.82M (24 sales) Tahmoor — 5 bed: $1.25M (14 sales)

24 vs 14 sales

6 bed $1.62M / $1.2M
Picton — 6 bed: $1.62M (5 sales) Tahmoor — 6 bed: $1.2M (9 sales)

5 vs 9 sales

Zoning mix

Picton has more rural and farming land (83% vs 58%).

Picton Tahmoor
Rural and farming 83% 58%
Residential 7% 28%
Environmental 3% 9%
Parks and recreation 3% 2%
Infrastructure and transport 3% 1%
Industrial 1% 0%
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

Picton Tahmoor
New dwellings approved 1,338
across Wollondilly
same for both
Approvals change year on year +92%
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.

Picton Tahmoor
Houses 2.9%
$775/wk on $1.39M
 3.4%
$662/wk on $1.03M
Units —
same for both

Ranking within NSW

Picton Tahmoor
House price Higher than 63% of NSW Higher than 47% of NSW
Income Higher than 78% of NSW Higher than 58% of NSW
Schools Higher than 65% of NSW —
Walkability Higher than 86% of NSW Higher than 92% of NSW
Affordability Higher than 60% of NSW Higher than 61% of NSW
EV adoption Higher than 77% of NSW Higher than 22% of NSW
NBN connectivity Higher than 73% of NSW Higher than 87% of NSW
Rental yield (houses) Higher than 18% of NSW Higher than 37% of NSW

Liveability

Picton scores higher overall (65 vs 34); Tahmoor is more walkable (79 vs 65).

Picton Tahmoor
Grade B C
Score 65/100 34/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 4/10

Risk profile

Tahmoor carries more bushfire risk (96 vs 14); Tahmoor carries more crime risk (68 vs 53).

Picton Tahmoor
Bushfire Low
14/100
 High
96/100
Crime Moderate
53/100
 Moderate
68/100
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 2
within 5 km
 4
within 5 km

Schools

Picton Tahmoor
Inside the suburb 3 1
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 1
same for both

Schools in Picton

  • St Anthony's Catholic Primary School Catholic · Primary above peers
  • Picton High School Government · Secondary at peers
  • Picton Public School Government · Primary below peers

Schools in Tahmoor

  • Tahmoor Public School Government · Primary below peers

Amenities in the suburb

Picton Tahmoor
Supermarkets 2
same for both
Cafes & restaurants 1 9
Parks & reserves 10
same for both
Childcare 9 7
GPs 2 4
Pharmacies 2
same for both
Police stations 1 0
Banks & Bank@Post 5 3
Fuel stations 2 3
EV chargers 1 0
Waterways 9 2

Mobility

Tahmoor sits further from the CBD (94.2 km vs 88.5 km).

Picton Tahmoor
Walkability score 65/100 79/100
Distance to Sydney 88.5 km 94.2 km
+6% vs other
Drive time (normal traffic) 73 min 78 min
Public transport score 75/100
Rail · Bus
same for both
Peak arrivals per hour 60.0
7-9am + 5-7pm
 46.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 2571
 0.2%
postcode 2573
Rooftop solar per 100 dwellings 75
postcode 2571
 62
postcode 2573

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.

Picton Tahmoor
Car (driver) 61.3% / 68.1%
Picton — Car (driver): 61.3% Tahmoor — Car (driver): 68.1%
Worked from Home 31.8% / 23.1%
Picton — Worked from Home: 31.8% Tahmoor — Worked from Home: 23.1%
Car (passenger) 3.6% / 4.6%
Picton — Car (passenger): 3.6% Tahmoor — Car (passenger): 4.6%
Walked Only 2.0% / 1.9%
Picton — Walked Only: 2.0% Tahmoor — Walked Only: 1.9%
Train 1.1% / 1.9%
Picton — Train: 1.1% Tahmoor — Train: 1.9%

Bars are drawn against the largest share shown (68.1%).

Setting

Picton Tahmoor
Elevation 189 m
above sea level, at the suburb centre
 275 m
above sea level, at the suburb centre
Distance to the ocean 34.0 km 32.4 km

NBN connectivity

Picton Tahmoor
Connectivity score 65/100 77/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 40%
2,552 premises
 60%
3,454 premises

Climate

Picton Tahmoor
Annual rainfall 817 mm
same for both
Summer max (Jan) 29.4°C
same for both
Winter min (Jul) 4.2°C
same for both

Air quality (annual mean)

Picton Tahmoor
PM2.5 4.8 µg/m³
same for both
PM10 12.1 µg/m³
same for both
NO₂ 0.11 pphm
same for both

Council rates

Picton Tahmoor
Average residential rate $2,099/yr
same for both
Council Wollondilly
same for both

Federal electorate

Picton Tahmoor
Division Hume
same for both
Member Angus Taylor
same for both
Party Liberal
same for both

First Home Owner Grant

Picton Tahmoor
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Picton

Acreage

Tahmoor

Acreage Family

More comparisons

Other comparisons with Picton

Picton vs Thirlmere Picton vs Wilton Picton vs Razorback Picton vs Mount Hunter Picton vs Mowbray Park

Other comparisons with Tahmoor

Tahmoor vs Thirlmere Tahmoor vs Bargo Tahmoor vs Wilton Tahmoor vs Buxton Tahmoor vs Pheasants Nest Tahmoor vs Couridjah
Full data on Picton Full data on Tahmoor
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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