New Lambton vs Kotara
Kotara (median $982,000) is roughly 19% cheaper to buy into than New Lambton ($1,207,500). Over the past year, New Lambton (+7.8%) ran 1.4 percentage points ahead of Kotara (+6.4%) on house-price growth.
Buying in New Lambton or Kotara?
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New Lambton and Kotara side by side
| Measure | New Lambton | Kotara |
|---|---|---|
| Price and market | ||
| Median house | $1,207,500 | $982,000 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +7.8% | +6.4% |
| Renting | ||
| House rent | $780/wk | $750/wk |
| Unit rent | $520/wk | $588/wk |
| Owner occupied | 68.0% | 78.0% |
| Renter occupied | 30.0% | 21.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1052 | 1055 |
| Lifestyle and people | ||
| Walk score | 72 | 10 |
| Transit score | 0 | 20 |
| Bike score | 100 | 100 |
| Population | 10,651 | 3,980 |
| Median age | 41 | 39 |
| Climate | ||
| Annual rainfall | 1189 mm | 1189 mm |
| Mean max, January | 27.7°C | 27.7°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
New Lambton scores higher on walkability (72/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kotara (1055) sits above New Lambton (1052). Kotara skews owner-occupied (78%), New Lambton runs more rental-dense (68% owner).
- For buyers
- Kotara is the lower entry point at $982,000 median, 19% 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: Kotara delivers the better gross yield (3.97% 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
- Kotara edges out on average school ICSEA (1055 vs 1052).
New Lambton vs Kotara: common questions
Is New Lambton or Kotara cheaper to buy in?
Kotara has the lower median house price at $982,000, roughly 19% 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 Kotara?
Over the past 12 months, New Lambton grew +7.8% vs +6.4% in Kotara, a gap of 1.4 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 Kotara have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kotara scores 1055 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 Kotara?
New Lambton scores 72/100 on walkability vs 10/100. 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 Kotara?
Gross rental yield on houses is 3.97% in Kotara 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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