NEW: Best Buys Suburbs Under $500k

Newcastle & Lake Macquarie Analysis

This analysis is based on houses only. Based on this review I would recommend the suburbs of Lambton, New Lambton, Adamstown and Kotara.

Suburbs Included In The Newcastle-Lake Macquarie Review

This analysis looks at 3 markets. Each is a statistical area 3 (based on Australian Bureau of Statistics standard).

  1. Lake Macquarie East suburbs:
    Argenton – Belmont – Belmont North – Belmont South – Bennetts Green – Blacksmiths – Boolaroo – Cams Wharf – Cardiff – Cardiff Heights – Cardiff South – Catherine Hill Bay – Caves Beach – Charlestown – Croudace Bay – Dudley – Eleebana – Floraville – Garden Suburb – Gateshead – Glendale – Highfields – Hillsborough – Jewells – Kahibah – Lakelands – Macquarie Hills – Marks Point – Mount Hutton – Murrays Beach – Nords Wharf – Pelican – Redhead – Speers Point – Swansea – Swansea Heads – Tingira Heights – Valentine – Warners Bay – Whitebridge – Windale
  2. Lake Macquarie – West Sa3 Suburbs:
    Arcadia Vale – Awaba – Balcolyn – Balmoral – Barnsley – Blackalls Park – Bolton Point – Bonnells Bay – Booragul – Brightwaters – Buttaba – Cameron Park – Carey Bay – Coal Point – Cooranbong – Dora Creek – Edgeworth – Eraring – Fassifern – Fennell Bay – Fishing Point – Freemans Waterhole – Holmesville – Kilaben Bay – Killingworth – Mandalong – Marmong Point – Martinsville – Mirrabooka – Morisset – Morisset Park – Rathmines – Ryhope – Seahampton – Silverwater – Sunshine – Teralba – Toronto – Wakefield – Wangi Wangi – West Wallsend – Windermere Park – Woodrising – Wyee – Wyee Point – Yarrawonga Park
  3. Newcastle Sa3 Suburbs:
    Adamstown – Adamstown Heights – Bar Beach – Beresfield – Birmingham Gardens – Black Hill – Broadmeadow – Carrington – Cooks Hill – Elermore Vale – Fern Bay – Fletcher – Fullerton Cove – Georgetown – Hamilton – Hamilton East – Hamilton North – Hamilton South – Hexham – Islington – Jesmond – Kooragang – Kotara – Kotara South – Lambton – Maryland – Maryville – Mayfield – Mayfield East – Mayfield West – Merewether – Merewether Heights – Minmi – New Lambton – New Lambton Heights – Newcastle – Newcastle East – Newcastle West – North Lambton – Rankin Park – Sandgate – Shortland – Stockton – Tarro – The Hill – The Junction – Tighes Hill – Wallsend – Warabrook – Waratah – Waratah West – Wickham – Woodberry

Market Summary - July 2022

  • Lake Macquarie East currently has 2.5 months of inventory (up 0.25 months since June). This is still low and favours sellers. The median price between June and July 2022 has dropped by 1%.
  • Lake Macquarie West currently has 3.4 months of inventory (up 0.7 months since June). This market is moving into a more balanced position and starting to favour buyers. The median price between June and July 2022 has dropped by 4%.
  • Newcastle currently has 2.3 months of inventory (up 0.2 months since June). This moderate increase in inventory indicates that the Newcastle market is still holding strong, especially compared to other markets nationally. The median price between June and July 2022 has dropped by 1%.

Median prices have been collected using a rolling 90-day sample for each Sa3. Using agent-advised sold prices gives us a much more timely result (up to 3-months faster) than relying on state licensed data and using the Sa3 provides a sufficiently large sample to reliably land on the median even though we won’t have 100% of population data.

Market Risk

The following 1 to 5 risk scores follow the same approach used by the Australian Property Institute. A higher score, such as a 4 or 5, represents a higher risk. A lower score is a lower risk. When you see a risk score of 4 or 5, I would recommend you investigate this metric further.

Listings Search

Click on the links below to search all suburbs in each Sa3 using

Suburb Level Analysis

Be sure to click through to the price segments, profiles and elevation section on our Suburb Map. The profile section presents socio-economic scores for an Sa1.

Heat Maps

A total of 4 heat maps have been created using a statistical area 2. This is larger than a suburb, which helps provide a more robust measure, especially when dealing with smaller sample sizes. Scroll through to each map using the arrows.

Top Streets - Profile For New Lambton

Our Top Streets report will be made available for online instant purchase before the end of August. Listed below are the top 20 streets for New Lambton. For the complete list of all streets, click here to download the full report for free (in Excel format). You can purchase any suburb in Australia for $40.00.

Using an automated valuation model (AVM) we have valued every house on every street. Using the median of these results, we can then rank the streets. To help improve the validity of the results, I have ignored any street where fewer than 10 AVMs for houses could be created.


Research every street in a suburb before you buy using our Top Streets report.

Recommended Suburbs

Based on the Sa2 results, I would recommend the following suburbs:

  • Lambton
  • New Lambton
  • Adamstown
  • Kotara

Disclaimer – I reside in New Lambton. My bias would never let me push a suburb into the list without the data supporting it.

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