Warners Bay vs Hillsborough

Hillsborough is the younger of the two, with a median age of 40 against 46 in Warners Bay. In both, the large majority of households own their home and most homes are detached houses. In Hillsborough, about half of households are couple families. On these figures, Warners Bay tends to suit people living alone and older residents, while Hillsborough suits couples.

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

Warners Bay

ahead on 3 of the 5 things we measure here

  • has more childcare (10 vs 0)
  • has more schools inside the suburb (4 vs 0)
  • has more parks and reserves (5 vs 1)
  • But Hillsborough has more separate houses rather than flats (96% vs 68%)

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

First-home buyers

Hillsborough

ahead on the one thing that separates them

  • leaves households under less mortgage stress (23% vs 32%)

Weighs house prices and mortgage stress.

Renters

Hillsborough

ahead on the one thing that separates them

  • leaves renters under less rental stress (21% vs 28%)

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

Commuting to the city

Warners Bay

ahead on the one thing that separates them

  • is more walkable (79/100 vs 52/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Warners Bay

ahead on 4 of the 4 things we measure here

  • has more units and townhouses to downsize into (32% vs 4%)
  • has more GPs (2 vs 0)
  • is more walkable (79/100 vs 52/100)

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

Investors

Warners Bay

ahead on the one thing that separates them

  • is growing faster (8.2% vs -1.7%)

Weighs population growth.

Where they sit

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

Warners Bay Hillsborough
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.

Warners Bay Hillsborough
Walkability 79 / 52
Warners Bay — Walkability: 79/100 Hillsborough — Walkability: 52/100
Low fire risk 100 / 84
Warners Bay — Low fire risk: 100/100 Hillsborough — Low fire risk: 84/100

Demographics

Warners Bay has more residents (8,237 vs 641); Hillsborough has higher household incomes ($102,440 vs $77,688).

Warners Bay Hillsborough
Population 8,237
+92% vs other
 641
Population trend (2016 → 2021) +8.2% -1.7%
Median age 46 40
Median household income $77,688/yr $102,440/yr
+32% vs other
Median weekly rent $420/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Warners Bay Hillsborough
0-4 4.6% / 5.1%
Warners Bay — 0-4: 4.6% Hillsborough — 0-4: 5.1%
5-14 11.4% / 12.3%
Warners Bay — 5-14: 11.4% Hillsborough — 5-14: 12.3%
15-19 6.5% / 6.4%
Warners Bay — 15-19: 6.5% Hillsborough — 15-19: 6.4%
20-24 4.8% / 6.1%
Warners Bay — 20-24: 4.8% Hillsborough — 20-24: 6.1%
25-34 9.1% / 12.9%
Warners Bay — 25-34: 9.1% Hillsborough — 25-34: 12.9%
35-44 11.8% / 10.1%
Warners Bay — 35-44: 11.8% Hillsborough — 35-44: 10.1%
45-54 13.7% / 14.4%
Warners Bay — 45-54: 13.7% Hillsborough — 45-54: 14.4%
55-64 12.5% / 11.9%
Warners Bay — 55-64: 12.5% Hillsborough — 55-64: 11.9%
65-74 13.3% / 10.0%
Warners Bay — 65-74: 13.3% Hillsborough — 65-74: 10.0%
75-84 9.3% / 6.7%
Warners Bay — 75-84: 9.3% Hillsborough — 75-84: 6.7%
85+ 3.2% / 0.6%
Warners Bay — 85+: 3.2% Hillsborough — 85+: 0.6%

Bars are drawn against the largest share shown (14.4%).

Who lives together

Household composition, 2021 Census.

Warners Bay 36.6% couple families
Warners Bay — Couple Families: 36.6% Warners Bay — Lone Person: 41.3% Warners Bay — One Parent Families: 17.9% Warners Bay — Group Household: 2.9% Warners Bay — Other Families: 1.3%
Hillsborough 51.2% couple families
Hillsborough — Couple Families: 51.2% Hillsborough — Lone Person: 27.2% Hillsborough — One Parent Families: 19.1% Hillsborough — Group Household: 2.5% Hillsborough — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Warners Bay 23.9% renting
Warners Bay — Owned Outright: 45.3% Warners Bay — Mortgage: 30.8% Warners Bay — Renting: 23.9%
Hillsborough 14.2% renting
Hillsborough — Owned Outright: 38.8% Hillsborough — Mortgage: 47.0% Hillsborough — Renting: 14.2%
Owned outright Mortgage Renting

Qualifications

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

Warners Bay Hillsborough
Certificate III & IV 16.9% / 22.5%
Warners Bay — Certificate III & IV: 16.9% Hillsborough — Certificate III & IV: 22.5%
Bachelor Degree 13.0% / 9.8%
Warners Bay — Bachelor Degree: 13.0% Hillsborough — Bachelor Degree: 9.8%
Advanced Diploma / Diploma 9.0% / 9.5%
Warners Bay — Advanced Diploma / Diploma: 9.0% Hillsborough — Advanced Diploma / Diploma: 9.5%
Postgraduate Degree 3.8% / 0.8%
Warners Bay — Postgraduate Degree: 3.8% Hillsborough — Postgraduate Degree: 0.8%
Graduate Diploma / Certificate 1.8% / 0.9%
Warners Bay — Graduate Diploma / Certificate: 1.8% Hillsborough — Graduate Diploma / Certificate: 0.9%

Bars are drawn against the largest share shown (22.5%).

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.

Warners Bay Hillsborough
England 3.1% / 1.9%
Warners Bay — England: 3.1% Hillsborough — England: 1.9%
New Zealand 1.2% / 2.5%
Warners Bay — New Zealand: 1.2% Hillsborough — New Zealand: 2.5%
Scotland 0.7% / 0.6%
Warners Bay — Scotland: 0.7% Hillsborough — Scotland: 0.6%
Italy 0.3% / 0.5%
Warners Bay — Italy: 0.3% Hillsborough — Italy: 0.5%
Germany 0.7% / —
Warners Bay — Germany: 0.7% Hillsborough — Germany: not among its largest
South Africa 0.6% / —
Warners Bay — South Africa: 0.6% Hillsborough — South Africa: not among its largest

Bars are drawn against the largest share shown (3.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Warners Bay 67.6% houses
Warners Bay — Houses: 67.6% Warners Bay — Townhouses: 23.1% Warners Bay — Flats / Apartments: 9.3%
Hillsborough 96.2% houses
Hillsborough — Houses: 96.2% Hillsborough — Townhouses: 0.0% Hillsborough — Flats / Apartments: 3.8%
Houses Townhouses Flats / Apartments

Property market

Warners Bay Hillsborough
Median house price $1,111,500 $1,117,500
Median unit price $880,000 —
Median land price $1,150,000 —
Typical days to sell (houses) 25 days
from 81 sales
 17 days
from 4 sales

Zoning mix

Warners Bay Hillsborough
Residential 53% 16%
Parks and recreation 7% 49%
Environmental 21% 16%
Infrastructure and transport 4% 17%
Industrial 8% 0%
Rural and farming 4% 2%
Commercial 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

Warners Bay Hillsborough
New dwellings approved 1,212
across Lake Macquarie
same for both
Approvals change year on year +2%
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.

Warners Bay Hillsborough
Houses 3.6%
$710/wk on $1.01M
 —
Units 3.5%
$650/wk on $968K
 —

Ranking within NSW

Warners Bay Hillsborough
House price Higher than 56% of NSW Higher than 38% of NSW
Income Higher than 45% of NSW Higher than 70% of NSW
Schools Higher than 34% of NSW —
Walkability Higher than 92% of NSW Higher than 82% of NSW
Affordability Higher than 39% of NSW Higher than 77% of NSW
EV adoption Higher than 80% of NSW Higher than 77% of NSW
NBN connectivity Higher than 73% of NSW Higher than 85% of NSW
Rental yield (houses) Higher than 53% of NSW —
Rental yield (units) Higher than 10% of NSW —

Liveability

Warners Bay is more walkable (79 vs 52); Hillsborough scores higher overall (59 vs 49).

Warners Bay Hillsborough
Grade B
same for both
Score 49/100 59/100
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 5/10

Risk profile

Hillsborough carries more bushfire risk (16 vs 0).

Warners Bay Hillsborough
Bushfire None
0/100
 Low
16/100
Crime Moderate
69/100
 —
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 1
within 5 km
same for both

Schools

Warners Bay Hillsborough
Inside the suburb 4 0
Rated above peers 0
same for both
Rated at peers 3 0
Rated below peers 1 0
Universities within 10 km None 1
The University of Newcastle (Callaghan), 8.2 km

Schools in Warners Bay

  • St Mary's Primary School Catholic · Primary at peers
  • Warners Bay High School Government · Secondary at peers
  • Warners Bay Public School Government · Primary at peers
  • Biddabah Public School Government · Primary below peers

Schools in Hillsborough

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

Amenities in the suburb

Warners Bay Hillsborough
Supermarkets 2 0
Cafes & restaurants 2 0
Parks & reserves 5 1
Childcare 10 0
GPs 2 0
Pharmacies 2 0
Hospitals 1 0
Banks & Bank@Post 4 0
Fuel stations 5 0
Waterways 11 7

Mobility

Warners Bay Hillsborough
Walkability score 79/100 52/100
Distance to Sydney 147.8 km 149.6 km
+1% vs other
Drive time (normal traffic) 117 min 120 min
Public transport score 77/100
Bus
 35/100
Bus
Peak arrivals per hour 161.2
7-9am + 5-7pm
 7.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 6 min
scheduled, not actual
Electric vehicle share 1.0%
postcode 2282
 0.9%
postcode 2290
Rooftop solar per 100 dwellings 46
postcode 2282
 37
postcode 2290

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.

Warners Bay Hillsborough
Car (driver) 65.7% / 69.9%
Warners Bay — Car (driver): 65.7% Hillsborough — Car (driver): 69.9%
Worked from Home 27.3% / 24.2%
Warners Bay — Worked from Home: 27.3% Hillsborough — Worked from Home: 24.2%
Car (passenger) 4.3% / 4.8%
Warners Bay — Car (passenger): 4.3% Hillsborough — Car (passenger): 4.8%
Bus 0.6% / 1.1%
Warners Bay — Bus: 0.6% Hillsborough — Bus: 1.1%
Walked Only 1.7% / —
Warners Bay — Walked Only: 1.7% Hillsborough — Walked Only: not among its largest

Bars are drawn against the largest share shown (69.9%).

Setting

Warners Bay Hillsborough
Elevation 14 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 7.0 km 5.2 km

NBN connectivity

Warners Bay Hillsborough
Connectivity score 64/100 76/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 34%
4,507 premises
 57%
248 premises

Climate

Warners Bay Hillsborough
Annual rainfall 1,025 mm
same for both
Summer max (Jan) 25.4°C
same for both
Winter min (Jul) 10.2°C
same for both

Air quality (annual mean)

Warners Bay Hillsborough
PM2.5 6.1 µg/m³
same for both
PM10 16.5 µg/m³
same for both
NO₂ 0.53 pphm
same for both

Council rates

Warners Bay Hillsborough
Average residential rate $1,708/yr
same for both
Council Lake Macquarie
same for both

Federal electorate

Warners Bay Hillsborough
Division Shortland
same for both
Member Pat Conroy
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Warners Bay Hillsborough
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Warners Bay

Parks Regional Centre Retirees River Townhouses

Hillsborough

Acreage River

More comparisons

Other comparisons with Warners Bay

Warners Bay vs Eleebana Warners Bay vs Mount Hutton Warners Bay vs Macquarie Hills Warners Bay vs Speers Point Warners Bay vs Cardiff South Warners Bay vs Lakelands

Other comparisons with Hillsborough

Hillsborough vs Charlestown Hillsborough vs Cardiff Hillsborough vs Mount Hutton Hillsborough vs Cardiff South Hillsborough vs Garden Suburb
Full data on Warners Bay Full data on Hillsborough
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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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