Randwick vs Kingsford

Kingsford is the younger of the two, with a median age of 33 against 36 in Randwick. In both, about half of households rent. In Randwick, most homes are flats or apartments. In Kingsford, about half of homes are flats or apartments. Units cost more in Randwick: a median of $1.25 million, against $998,000 in Kingsford, and rent is higher there too. On these figures, Kingsford 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

Randwick

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (15 vs 1)
  • has more parks and reserves (19 vs 2)
  • has more childcare (24 vs 5)
  • But Kingsford has more separate houses rather than flats (36% vs 14%)

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

First-home buyers

Kingsford

ahead on 2 of the 3 things we measure here

  • has cheaper units ($997,500 vs $1,250,000)
  • has cheaper houses ($2,937,000 vs $3,455,000)
  • But Randwick leaves households under less mortgage stress (29% vs 37%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Kingsford

ahead on the one thing that separates them

  • has cheaper rent ($475/wk vs $572/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Randwick

ahead on 2 of the 5 things we measure here

  • has more GPs (12 vs 4)
  • has more units and townhouses to downsize into (86% vs 64%)

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

Investors

Randwick

ahead on the one thing that separates them

  • is growing faster (-3.5% vs -12.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Randwick Kingsford
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.

Randwick Kingsford
Walkability 96 / 96
Randwick — Walkability: 96/100 Kingsford — Walkability: 96/100
Safety 40 / 33
Randwick — Safety: 40/100 Kingsford — Safety: 33/100
Low fire risk 100 / 100
Randwick — Low fire risk: 100/100 Kingsford — Low fire risk: 100/100

Demographics

Randwick has more residents (28,943 vs 13,492); Randwick has higher household incomes ($125,944 vs $98,384).

Randwick Kingsford
Population 28,943
+53% vs other
 13,492
Population trend (2016 → 2021) -3.5% -12.9%
Median age 36 33
Median household income $125,944/yr
+22% vs other
 $98,384/yr
Median weekly rent $572/wk
+17% vs other
 $475/wk

Age profile

Share of residents in each band, 2021 Census.

Randwick Kingsford
0-4 5.4% / 4.3%
Randwick — 0-4: 5.4% Kingsford — 0-4: 4.3%
5-14 9.3% / 9.4%
Randwick — 5-14: 9.3% Kingsford — 5-14: 9.4%
15-19 4.4% / 5.0%
Randwick — 15-19: 4.4% Kingsford — 15-19: 5.0%
20-24 6.1% / 12.3%
Randwick — 20-24: 6.1% Kingsford — 20-24: 12.3%
25-34 22.2% / 20.6%
Randwick — 25-34: 22.2% Kingsford — 25-34: 20.6%
35-44 16.3% / 13.6%
Randwick — 35-44: 16.3% Kingsford — 35-44: 13.6%
45-54 12.6% / 11.6%
Randwick — 45-54: 12.6% Kingsford — 45-54: 11.6%
55-64 9.2% / 9.3%
Randwick — 55-64: 9.2% Kingsford — 55-64: 9.3%
65-74 6.9% / 7.0%
Randwick — 65-74: 6.9% Kingsford — 65-74: 7.0%
75-84 4.6% / 4.5%
Randwick — 75-84: 4.6% Kingsford — 75-84: 4.5%
85+ 2.9% / 2.4%
Randwick — 85+: 2.9% Kingsford — 85+: 2.4%

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

Who lives together

Household composition, 2021 Census.

Randwick 41.7% lone person
Randwick — Lone Person: 41.7% Randwick — Couple Families: 34.1% Randwick — Group Household: 11.7% Randwick — One Parent Families: 10.8% Randwick — Other Families: 1.8%
Kingsford 34.9% lone person
Kingsford — Lone Person: 34.9% Kingsford — Couple Families: 35.8% Kingsford — Group Household: 15.9% Kingsford — One Parent Families: 10.9% Kingsford — Other Families: 2.5%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Randwick 51.9% renting
Randwick — Owned Outright: 23.9% Randwick — Mortgage: 24.2% Randwick — Renting: 51.9%
Kingsford 52.4% renting
Kingsford — Owned Outright: 27.3% Kingsford — Mortgage: 20.3% Kingsford — Renting: 52.4%
Owned outright Mortgage Renting

Qualifications

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

Randwick Kingsford
Bachelor Degree 27.7% / 22.9%
Randwick — Bachelor Degree: 27.7% Kingsford — Bachelor Degree: 22.9%
Postgraduate Degree 13.0% / 13.6%
Randwick — Postgraduate Degree: 13.0% Kingsford — Postgraduate Degree: 13.6%
Advanced Diploma / Diploma 7.2% / 7.3%
Randwick — Advanced Diploma / Diploma: 7.2% Kingsford — Advanced Diploma / Diploma: 7.3%
Certificate III & IV 6.7% / 6.5%
Randwick — Certificate III & IV: 6.7% Kingsford — Certificate III & IV: 6.5%
Graduate Diploma / Certificate 2.6% / 1.9%
Randwick — Graduate Diploma / Certificate: 2.6% Kingsford — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (27.7%).

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.

Randwick Kingsford
China 2.0% / 8.3%
Randwick — China: 2.0% Kingsford — China: 8.3%
England 7.4% / 2.8%
Randwick — England: 7.4% Kingsford — England: 2.8%
Ireland 4.3% / —
Randwick — Ireland: 4.3% Kingsford — Ireland: not among its largest
Indonesia — / 4.3%
Randwick — Indonesia: not among its largest Kingsford — Indonesia: 4.3%
India 1.0% / 2.8%
Randwick — India: 1.0% Kingsford — India: 2.8%
New Zealand 2.1% / 1.6%
Randwick — New Zealand: 2.1% Kingsford — New Zealand: 1.6%
Malaysia — / 2.5%
Randwick — Malaysia: not among its largest Kingsford — Malaysia: 2.5%
South Africa 1.7% / —
Randwick — South Africa: 1.7% Kingsford — South Africa: not among its largest

Bars are drawn against the largest share shown (8.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Randwick 70.2% flats / apartments
Randwick — Flats / Apartments: 70.2% Randwick — Houses: 13.8% Randwick — Townhouses: 16.0%
Kingsford 51.3% flats / apartments
Kingsford — Flats / Apartments: 51.3% Kingsford — Houses: 35.8% Kingsford — Townhouses: 12.8%
Flats / Apartments Houses Townhouses

Property market

Randwick Kingsford
Median house price $3,455,000 $2,937,000
Median unit price $1,250,000 $997,500
Median land price —
same for both
Typical days to sell (houses) 25 days
from 86 sales
 24 days
from 68 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.

Randwick Kingsford
1 bed $880K / $700K
Randwick — 1 bed: $880K (77 sales) Kingsford — 1 bed: $700K (11 sales)

77 vs 11 sales

2 bed $1.27M / $990K
Randwick — 2 bed: $1.27M (270 sales) Kingsford — 2 bed: $990K (68 sales)

270 vs 68 sales

3 bed $1.8M / $1.4M
Randwick — 3 bed: $1.8M (51 sales) Kingsford — 3 bed: $1.4M (14 sales)

51 vs 14 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.

Randwick Kingsford
2 bed $2.49M / $2.31M
Randwick — 2 bed: $2.49M (9 sales) Kingsford — 2 bed: $2.31M (14 sales)

9 vs 14 sales

3 bed $3.15M / $2.8M
Randwick — 3 bed: $3.15M (37 sales) Kingsford — 3 bed: $2.8M (40 sales)

37 vs 40 sales

4 bed $3.83M / $3.18M
Randwick — 4 bed: $3.83M (38 sales) Kingsford — 4 bed: $3.18M (28 sales)

38 vs 28 sales

5 bed $4.7M / $3.67M
Randwick — 5 bed: $4.7M (13 sales) Kingsford — 5 bed: $3.67M (21 sales)

13 vs 21 sales

Zoning mix

Randwick Kingsford
Residential 58% 85%
Infrastructure and transport 19% 9%
Parks and recreation 17% 1%
Commercial 3% 5%
Environmental 2% 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

Randwick Kingsford
New dwellings approved 455
across Randwick
same for both
Approvals change year on year -26%
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.

Randwick Kingsford
Houses 2.6%
$1,650/wk on $3.27M
 2.3%
$1,250/wk on $2.88M
Units 4.2%
$875/wk on $1.07M
 4.3%
$790/wk on $962K

Ranking within NSW

Randwick Kingsford
House price Higher than 95% of NSW Higher than 93% of NSW
Income Higher than 87% of NSW Higher than 67% of NSW
Schools Higher than 71% of NSW —
Walkability Higher than 99% of NSW
same for both
Affordability Higher than 6% of NSW
same for both
EV adoption Higher than 95% of NSW Higher than 92% of NSW
NBN connectivity Higher than 87% of NSW Higher than 79% of NSW
Rental yield (houses) Higher than 9% of NSW Higher than 4% of NSW
Rental yield (units) Higher than 32% of NSW Higher than 35% of NSW

Liveability

Randwick Kingsford
Grade A
same for both
Score 82/100 80/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Randwick Kingsford
Bushfire None
0/100
same for both
Crime Moderate
60/100
 Moderate
67/100
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 10
within 5 km
 21
within 5 km

Schools

Randwick Kingsford
Inside the suburb 15 1
Rated above peers 5 0
Rated at peers 5 0
Rated below peers 1 0
Universities within 10 km 3
The University of New South Wales, 1.9 km
 3
The University of New South Wales, 1.5 km
Full-time students aged 15–24 3.9% 8.0%

Schools in Randwick

  • Brigidine College Randwick Catholic · Secondary above peers
  • Claremont College Independent · Primary above peers
  • Our Lady of the Sacred Heart Catholic Primary School Catholic · Primary above peers
  • Randwick Public School Government · Primary above peers
  • Centennial Park School Government · Secondary · Special school above peers
  • Coogee Boys' Preparatory School Independent · Primary at peers

Schools in Kingsford

  • St Spyridon College, Junior School Campus Independent · Primary

Amenities in the suburb

Randwick Kingsford
Supermarkets 4 6
Cafes & restaurants 73 40
Parks & reserves 19 2
Childcare 24 5
GPs 12 4
Pharmacies 13 2
Hospitals 3 0
Police stations 1 0
Banks & Bank@Post 5 2
Fuel stations 9 3
EV chargers 1 0

Mobility

Randwick Kingsford
Walkability score 96/100
same for both
Distance to Sydney 7.9 km 8 km
+1% vs other
Drive time (normal traffic) 17 min
same for both
Public transport score 94/100
Tram · Bus
same for both
Peak arrivals per hour 1121.8
7-9am + 5-7pm
 454.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.5%
postcode 2031
 1.8%
postcode 2032
Rooftop solar per 100 dwellings 9
postcode 2031
 12
postcode 2032

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.

Randwick Kingsford
Worked from Home 57.8% / 47.6%
Randwick — Worked from Home: 57.8% Kingsford — Worked from Home: 47.6%
Car (driver) 24.1% / 30.9%
Randwick — Car (driver): 24.1% Kingsford — Car (driver): 30.9%
Walked Only 7.9% / 6.5%
Randwick — Walked Only: 7.9% Kingsford — Walked Only: 6.5%
Bus 4.9% / 6.7%
Randwick — Bus: 4.9% Kingsford — Bus: 6.7%
Car (passenger) 1.6% / 3.6%
Randwick — Car (passenger): 1.6% Kingsford — Car (passenger): 3.6%

Bars are drawn against the largest share shown (57.8%).

Setting

Randwick Kingsford
Elevation 75 m
above sea level, at the suburb centre
 29 m
above sea level, at the suburb centre
Distance to the ocean 1.7 km
1.7 km to a named beach
 2.7 km
2.8 km to a named beach

NBN connectivity

Randwick Kingsford
Connectivity score 77/100 72/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 9%
15,679 premises
 3%
6,636 premises

Climate

Randwick Kingsford
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Randwick Kingsford
PM2.5 6.1 µg/m³
same for both
PM10 16.8 µg/m³
same for both
NO₂ 0.64 pphm
same for both

Council rates

Randwick Kingsford
Average residential rate $1,641/yr
same for both
Council Randwick
same for both

Federal electorate

Randwick Kingsford
Division Kingsford Smith
same for both
Member Matt Thistlethwaite
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Randwick Kingsford
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Randwick

Apartments Coastal Easy Commute Inner Parks Professionals Transport Hub Urban

Kingsford

Apartments Cafe Culture Coastal Easy Commute Inner Multicultural Parks Premium Professionals Transport Hub Urban

More comparisons

Other comparisons with Randwick

Randwick vs Maroubra Randwick vs Coogee Randwick vs Kensington Randwick vs South Coogee Randwick vs Clovelly Randwick vs Waverley

Other comparisons with Kingsford

Kingsford vs Maroubra Kingsford vs Kensington Kingsford vs Eastlakes Kingsford vs Pagewood Kingsford vs Daceyville
Full data on Randwick Full data on Kingsford
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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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