New Lambton vs Adamstown
Adamstown (median $1,075,000) is roughly 11% cheaper to buy into than New Lambton ($1,207,500). Over the past year, New Lambton (+7.8%) ran 1.0 percentage points ahead of Adamstown (+6.8%) on house-price growth.
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New Lambton and Adamstown side by side
| Measure | New Lambton | Adamstown |
|---|---|---|
| Price and market | ||
| Median house | $1,207,500 | $1,075,000 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +7.8% | +6.8% |
| Renting | ||
| House rent | $780/wk | $750/wk |
| Unit rent | $520/wk | $588/wk |
| Owner occupied | 68.0% | 58.0% |
| Renter occupied | 30.0% | 40.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1052 | 1060 |
| Lifestyle and people | ||
| Walk score | 72 | 90 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 10,651 | 6,335 |
| Median age | 41 | 36 |
| Climate | ||
| Annual rainfall | 1189 mm | 1190 mm |
| Mean max, January | 27.7°C | 27.5°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Adamstown scores higher on walkability (72/100 vs 90/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Adamstown (1060) sits above New Lambton (1052). New Lambton skews owner-occupied (68%), Adamstown runs more rental-dense (58% owner).
- For buyers
- Adamstown is the lower entry point at $1,075,000 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Adamstown delivers the better gross yield (3.63% vs 3.36%), but New Lambton has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Adamstown edges out on average school ICSEA (1060 vs 1052).
New Lambton vs Adamstown: common questions
Is New Lambton or Adamstown cheaper to buy in?
Adamstown has the lower median house price at $1,075,000, roughly 11% below New Lambton ($1,207,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, New Lambton or Adamstown?
Over the past 12 months, New Lambton grew +7.8% vs +6.8% in Adamstown, a gap of 1.0 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does New Lambton or Adamstown have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Adamstown scores 1060 vs 1052 in New Lambton. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, New Lambton or Adamstown?
Adamstown scores 90/100 on walkability vs 72/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, New Lambton or Adamstown?
Gross rental yield on houses is 3.63% in Adamstown vs 3.36% in New Lambton. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
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