Newcomb vs Breakwater
Newcomb (median $567,500) is roughly 6% cheaper to buy into than Breakwater ($602,500).
Buying in Newcomb or Breakwater?
Selling in Newcomb? The free selling guide
Newcomb and Breakwater side by side
| Measure | Newcomb | Breakwater |
|---|---|---|
| Price and market | ||
| Median house | $567,500 | $602,500 |
| Median unit | $458,000 | $223,200 |
| Renting | ||
| Owner occupied | 56.0% | 60.0% |
| Renter occupied | 41.0% | 38.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1033 | 1028 |
| Lifestyle and people | ||
| Walk score | 32 | 4 |
| Transit score | 60 | 0 |
| Bike score | 15 | 100 |
| Population | 4,704 | 1,060 |
| Median age | 40 | 40 |
| Climate | ||
| Annual rainfall | 496 mm | 513 mm |
| Mean max, January | 25.4°C | 25.1°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
Newcomb scores higher on walkability (32/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Newcomb (1033) sits above Breakwater (1028).
- For buyers
- Newcomb is the lower entry point at $567,500 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Rental or growth data is incomplete for one or both suburbs. Look at the full investor view on each suburb profile for a complete picture.
- For families
- Newcomb edges out on average school ICSEA (1033 vs 1028).
Newcomb vs Breakwater: common questions
Is Newcomb or Breakwater cheaper to buy in?
Newcomb has the lower median house price at $567,500, roughly 6% below Breakwater ($602,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Newcomb or Breakwater have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Newcomb scores 1033 vs 1028 in Breakwater. 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, Newcomb or Breakwater?
Newcomb scores 32/100 on walkability vs 4/100. 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.
Keep comparing
The two suburbs
Compare Newcomb with
Choosing between Newcomb and Breakwater?
The free buying guide: budget, schemes, inspections and how not to overpay.