Warners Bay vs Speers Point

In both, the large majority of households own their home and most homes are detached houses. Houses cost more in Speers Point: a median of $1.31 million, against $1.11 million in Warners Bay, though rent is higher in Warners Bay. On these figures, Warners Bay 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

They split

one each way, out of the 6 things we measure here

  • Warners Bay has more schools inside the suburb (4 vs 1)
  • Speers Point has more schools rated above their peers (1 vs 0)

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

First-home buyers

They split

one each way, out of the 4 things we measure here

  • Warners Bay has cheaper houses ($1,111,500 vs $1,310,000)
  • Speers Point has cheaper land ($930,000 vs $1,150,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Speers Point

ahead on the one thing that separates them

  • leaves renters under less rental stress (22% vs 28%)

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

Commuting to the city

Speers Point

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (112 min vs 117 min)
  • sits closer to the CBD (144.1 km vs 147.8 km)
  • But Warners Bay is more walkable (79/100 vs 51/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Warners Bay

ahead on 3 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • has more units and townhouses to downsize into (32% vs 20%)
  • is more walkable (79/100 vs 51/100)

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

Investors

Warners Bay

ahead on the one thing that separates them

  • is growing faster (8.2% vs 2.6%)

Weighs house yield and population growth.

Where they sit

Warners Bay and Speers Point 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 Speers Point
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 Speers Point
Walkability 79 / 51
Warners Bay — Walkability: 79/100 Speers Point — Walkability: 51/100
Safety 31 / 28
Warners Bay — Safety: 31/100 Speers Point — Safety: 28/100
Low fire risk 100 / 70
Warners Bay — Low fire risk: 100/100 Speers Point — Low fire risk: 70/100

Demographics

Warners Bay has more residents (8,237 vs 3,400); Speers Point has higher household incomes ($91,832 vs $77,688).

Warners Bay Speers Point
Population 8,237
+59% vs other
 3,400
Population trend (2016 → 2021) +8.2% +2.6%
Median age 46 45
Median household income $77,688/yr $91,832/yr
+18% vs other
Median weekly rent $420/wk
+6% vs other
 $393/wk

Age profile

Share of residents in each band, 2021 Census.

Warners Bay Speers Point
0-4 4.6% / 5.2%
Warners Bay — 0-4: 4.6% Speers Point — 0-4: 5.2%
5-14 11.4% / 11.4%
Warners Bay — 5-14: 11.4% Speers Point — 5-14: 11.4%
15-19 6.5% / 5.9%
Warners Bay — 15-19: 6.5% Speers Point — 15-19: 5.9%
20-24 4.8% / 5.1%
Warners Bay — 20-24: 4.8% Speers Point — 20-24: 5.1%
25-34 9.1% / 9.1%
Warners Bay — 25-34: 9.1% Speers Point — 25-34: 9.1%
35-44 11.8% / 12.2%
Warners Bay — 35-44: 11.8% Speers Point — 35-44: 12.2%
45-54 13.7% / 14.1%
Warners Bay — 45-54: 13.7% Speers Point — 45-54: 14.1%
55-64 12.5% / 14.7%
Warners Bay — 55-64: 12.5% Speers Point — 55-64: 14.7%
65-74 13.3% / 12.9%
Warners Bay — 65-74: 13.3% Speers Point — 65-74: 12.9%
75-84 9.3% / 6.8%
Warners Bay — 75-84: 9.3% Speers Point — 75-84: 6.8%
85+ 3.2% / 2.7%
Warners Bay — 85+: 3.2% Speers Point — 85+: 2.7%

Bars are drawn against the largest share shown (14.7%).

Who lives together

Household composition, 2021 Census.

Warners Bay 41.3% lone person
Warners Bay — Lone Person: 41.3% Warners Bay — Couple Families: 36.6% Warners Bay — One Parent Families: 17.9% Warners Bay — Group Household: 2.9% Warners Bay — Other Families: 1.3%
Speers Point 39.2% lone person
Speers Point — Lone Person: 39.2% Speers Point — Couple Families: 39.3% Speers Point — One Parent Families: 17.3% Speers Point — Group Household: 3.0% Speers Point — Other Families: 1.2%
Lone Person Couple Families 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%
Speers Point 23.1% renting
Speers Point — Owned Outright: 40.1% Speers Point — Mortgage: 36.7% Speers Point — Renting: 23.1%
Owned outright Mortgage Renting

Qualifications

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

Warners Bay Speers Point
Certificate III & IV 16.9% / 17.3%
Warners Bay — Certificate III & IV: 16.9% Speers Point — Certificate III & IV: 17.3%
Bachelor Degree 13.0% / 13.6%
Warners Bay — Bachelor Degree: 13.0% Speers Point — Bachelor Degree: 13.6%
Advanced Diploma / Diploma 9.0% / 9.4%
Warners Bay — Advanced Diploma / Diploma: 9.0% Speers Point — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 3.8% / 4.2%
Warners Bay — Postgraduate Degree: 3.8% Speers Point — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 1.8% / 1.6%
Warners Bay — Graduate Diploma / Certificate: 1.8% Speers Point — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (17.3%).

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 Speers Point
England 3.1% / 2.6%
Warners Bay — England: 3.1% Speers Point — England: 2.6%
New Zealand 1.2% / 1.1%
Warners Bay — New Zealand: 1.2% Speers Point — New Zealand: 1.1%
India 0.6% / 1.3%
Warners Bay — India: 0.6% Speers Point — India: 1.3%
South Africa 0.6% / 0.9%
Warners Bay — South Africa: 0.6% Speers Point — South Africa: 0.9%
Germany 0.7% / 0.5%
Warners Bay — Germany: 0.7% Speers Point — Germany: 0.5%
Scotland 0.7% / 0.4%
Warners Bay — Scotland: 0.7% Speers Point — Scotland: 0.4%

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%
Speers Point 80.4% houses
Speers Point — Houses: 80.4% Speers Point — Townhouses: 16.3% Speers Point — Flats / Apartments: 3.3%
Houses Townhouses Flats / Apartments

Property market

Warners Bay Speers Point
Median house price $1,111,500 $1,310,000
Median unit price $880,000 $900,000
Median land price $1,150,000 $930,000
Typical days to sell (houses) 25 days
from 81 sales
 30 days
from 23 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.

Warners Bay Speers Point
3 bed $1.02M / $1.04M
Warners Bay — 3 bed: $1.02M (49 sales) Speers Point — 3 bed: $1.04M (17 sales)

49 vs 17 sales

4 bed $1.27M / $1.33M
Warners Bay — 4 bed: $1.27M (35 sales) Speers Point — 4 bed: $1.33M (7 sales)

35 vs 7 sales

5 bed $1.92M / $1.5M
Warners Bay — 5 bed: $1.92M (11 sales) Speers Point — 5 bed: $1.5M (6 sales)

11 vs 6 sales

Zoning mix

Speers Point has more land zoned for conservation (36% vs 21%).

Warners Bay Speers Point
Residential 53% 44%
Environmental 21% 36%
Parks and recreation 7% 14%
Industrial 8% 0%
Infrastructure and transport 4%
same for both
Rural and farming 4% 0%
Commercial 2%
same for both
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 Speers Point
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 Speers Point
Houses 3.6%
$710/wk on $1.01M
 4.0%
$820/wk on $1.06M
Units 3.5%
$650/wk on $968K
 —

Ranking within NSW

Warners Bay Speers Point
House price Higher than 56% of NSW Higher than 63% of NSW
Income Higher than 45% of NSW Higher than 59% of NSW
Schools Higher than 34% of NSW —
Walkability Higher than 92% of NSW Higher than 81% of NSW
Affordability Higher than 39% of NSW Higher than 44% of NSW
EV adoption Higher than 80% of NSW Higher than 79% of NSW
NBN connectivity Higher than 73% of NSW Higher than 77% of NSW
Rental yield (houses) Higher than 53% of NSW Higher than 75% of NSW
Rental yield (units) Higher than 10% of NSW —

Liveability

Warners Bay is more walkable (79 vs 51).

Warners Bay Speers Point
Grade B C
Score 49/100 46/100
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Speers Point carries more bushfire risk (30 vs 0).

Warners Bay Speers Point
Bushfire None
0/100
 Low
30/100
Crime Moderate
69/100
 High
72/100
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
 4
within 5 km

Schools

Warners Bay Speers Point
Inside the suburb 4 1
Rated above peers 0 1
Rated at peers 3 0
Rated below peers 1 0

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 Speers Point

  • Speers Point Public School Government · Primary above peers

Amenities in the suburb

Warners Bay Speers Point
Supermarkets 2 0
Cafes & restaurants 2 3
Parks & reserves 5 3
Childcare 10 3
GPs 2 0
Pharmacies 2 1
Hospitals 1 0
Banks & Bank@Post 4 0
Fuel stations 5 0
Waterways 11 4

Mobility

Warners Bay sits further from the CBD (147.8 km vs 144.1 km).

Warners Bay Speers Point
Walkability score 79/100 51/100
Distance to Sydney 147.8 km
+3% vs other
 144.1 km
Drive time (normal traffic) 117 min 112 min
Public transport score 77/100
Bus
 74/100
Bus
Peak arrivals per hour 161.2
7-9am + 5-7pm
 51.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 2282
 0.9%
postcode 2284
Rooftop solar per 100 dwellings 46
postcode 2282
 53
postcode 2284

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 Speers Point
Car (driver) 65.7% / 65.1%
Warners Bay — Car (driver): 65.7% Speers Point — Car (driver): 65.1%
Worked from Home 27.3% / 29.2%
Warners Bay — Worked from Home: 27.3% Speers Point — Worked from Home: 29.2%
Car (passenger) 4.3% / 3.4%
Warners Bay — Car (passenger): 4.3% Speers Point — Car (passenger): 3.4%
Walked Only 1.7% / 0.7%
Warners Bay — Walked Only: 1.7% Speers Point — Walked Only: 0.7%
Bus 0.6% / 1.1%
Warners Bay — Bus: 0.6% Speers Point — Bus: 1.1%

Bars are drawn against the largest share shown (65.7%).

Setting

Warners Bay Speers Point
Elevation 14 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 7.0 km 9.4 km

NBN connectivity

Warners Bay Speers Point
Connectivity score 64/100 70/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 34%
4,507 premises
 46%
1,724 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Warners Bay Speers Point
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

Speers Point

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 Cardiff South Warners Bay vs Lakelands Warners Bay vs Hillsborough

Other comparisons with Speers Point

Speers Point vs Macquarie Hills Speers Point vs Teralba Speers Point vs Boolaroo
Full data on Warners Bay Full data on Speers Point
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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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