Woodlands vs Tomakin
In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are people living alone. Houses cost more in Woodlands: a median of $3 million, against $960,000 in Tomakin, though rent is higher in Tomakin. On these figures, Woodlands tends to suit share households, while Tomakin suits 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 5 things we measure here
- Woodlands has more separate houses rather than flats (114% vs 79%)
- Tomakin is already more of a family suburb (48% vs 35%)
Weighs schools, house stock, parks, childcare, and who already lives there.
First-home buyers
They split
one each way, out of the 2 things we measure here
- Woodlands leaves households under less mortgage stress (6% vs 28%)
- Tomakin has cheaper houses ($960,000 vs $3,000,000)
Weighs house prices and mortgage stress.
Renters
Woodlands
ahead on 2 of the 3 things we measure here
- leaves renters under less rental stress (19% vs 28%)
- has cheaper rent ($260/wk vs $350/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Tomakin
ahead on the one thing that separates them
- is more walkable (36/100 vs 8/100)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Tomakin
ahead on the one thing that separates them
- is more walkable (36/100 vs 8/100)
Weighs who already lives there, GPs, and walkability.
Investors
Tomakin
ahead on the one thing that separates them
- is growing faster (23.2% vs -19.2%)
Weighs population growth.
Where they sit
Woodlands and Tomakin drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Tomakin has more residents (1,233 vs 59); Tomakin rents higher ($350/wk vs $260/wk).
| Woodlands | Tomakin | |
|---|---|---|
| Population | 59 | 1,233 +1990% vs other |
| Population trend (2016 → 2021) | -19.2% | +23.2% |
| Median age | 55 | 54 |
| Median household income | $71,500/yr +8% vs other | $65,520/yr |
| Median weekly rent | $260/wk | $350/wk +35% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (32.2%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (6.8%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (22.0%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Woodlands | Tomakin | |
|---|---|---|
| Median house price | $3,000,000 | $960,000 |
| Median unit price | — | $598,000 |
| Median land price | — | $785,000 |
| Typical days to sell (houses) | — | 40 days from 17 sales |
Zoning mix
Woodlands has more rural and farming land (99% vs 23%); Tomakin has more land zoned for conservation (44% vs 0%).
| Woodlands | Tomakin | |
|---|---|---|
| Rural and farming | 99% | 23% |
| Environmental | 0% | 44% |
| Residential | 0% | 21% |
| Parks and recreation | 0% | 6% |
| Infrastructure and transport | 0% | 5% |
| 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
| Woodlands | Tomakin | |
|---|---|---|
| New dwellings approved | 211 across Eurobodalla same for both | |
| Approvals change year on year | -9% same for both | |
Ranking within NSW
| Woodlands | Tomakin | |
|---|---|---|
| House price | Higher than 94% of NSW | Higher than 48% of NSW |
| Income | Higher than 37% of NSW | Higher than 28% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 54% of NSW | Higher than 77% of NSW |
| Affordability | Higher than 2% of NSW | Higher than 36% of NSW |
| EV adoption | Higher than 62% of NSW | Higher than 70% of NSW |
| NBN connectivity | Higher than 38% of NSW | Higher than 93% of NSW |
Liveability
Tomakin is more walkable (36 vs 8).
| Woodlands | Tomakin | |
|---|---|---|
| Grade | — | D |
| Score | — | 27/100 |
| Socio-economic band | mid-range socio-economic decile 4/10 | mid-range socio-economic decile 5/10 |
Risk profile
Woodlands carries more bushfire risk (92 vs 77).
| Woodlands | Tomakin | |
|---|---|---|
| Bushfire | High 92/100 | High 77/100 |
| Crime | — | Moderate 62/100 |
| Flood | Not mapped no mapped data here same for both | |
| Coastal erosion | None 0/100 | Moderate 44/100 |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 3 within 5 km | 0 within 5 km |
Schools
| Woodlands | Tomakin | |
|---|---|---|
| Inside the suburb | 0 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Amenities in the suburb
| Woodlands | Tomakin | |
|---|---|---|
| Supermarkets | 0 | 1 |
| Cafes & restaurants | 0 | 1 |
| Parks & reserves | 0 | 2 |
| Fuel stations | 0 | 1 |
Mobility
| Woodlands | Tomakin | |
|---|---|---|
| Walkability score | 8/100 | 36/100 |
| Distance to Sydney | 294.7 km | 294.9 km |
| Drive time (normal traffic) | 247 min | 244 min |
| Electric vehicle share | 0.6% postcode 2536 | 0.7% postcode 2537 |
| Rooftop solar per 100 dwellings | 41 postcode 2536 | 48 postcode 2537 |
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.
Bars are drawn against the largest share shown (86.4%).
Setting
| Woodlands | Tomakin | |
|---|---|---|
| Elevation | 31 m above sea level, at the suburb centre | 7 m above sea level, at the suburb centre |
| Distance to the ocean | 3.4 km 3.5 km to a named beach | 946 m 1.0 km to a named beach |
NBN connectivity
| Woodlands | Tomakin | |
|---|---|---|
| Connectivity score | 26/100 | 88/100 |
| Most common technology | Fixed wireless | Fibre to the premises |
| Full-fibre (FTTP) share | 0% 21 premises | 61% 898 premises |
Climate
| Woodlands | Tomakin | |
|---|---|---|
| Annual rainfall | 914 mm same for both | |
| Summer max (Jan) | 23.7°C same for both | |
| Winter min (Jul) | 7.5°C same for both | |
Council rates
| Woodlands | Tomakin | |
|---|---|---|
| Average residential rate | $1,246/yr same for both | |
| Council | Eurobodalla same for both | |
Federal electorate
| Woodlands | Tomakin | |
|---|---|---|
| Division | Gilmore same for both | |
| Member | Fiona Phillips same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Woodlands | Tomakin | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Woodlands
Other comparisons with Tomakin
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.