Median house price
$523k
+25% change
NSW · Armidale Regional Council
Ben Lomond, 2365
Est. population · Jun 2025
139
Growth (1 yr)
+0.7%
Growth (5 yr)
+3.0%
Median age
47
Median income
$1,231/wk
Employment rate
60.8%
Median house price · October to December 2025
$523,000
Languages at home
4.8%non-English
Most common: Japanese
2021 Census · usual residence
- Excellent transport
- Education hub
- Heritage area
Suburb profile
Ben Lomond is a quieter smaller community in Armidale Regional Council, where peace, space and a country-town pace still dominate. The area suits established families and long-term locals, with plenty of young families in the mix. Weekends tend to revolve around local favourites: a café, a market run, a walk through town.
Green space punches above what many comparable suburbs offer, with parks and playgrounds woven through the suburb. Day-to-day life is more car-oriented here, with buses covering longer trips across the wider area. The local market is more attainable than many surrounding suburbs.
Reported crime has been falling recently. Tree-lined streets and established homes set the tone, with little pressure to reinvent the neighbourhood.
At a glance
Ben Lomond snapshot
A quick read of housing, growth, livability, and risk
Median rent
$420/wk
Population (ERP)
139
+0.7% annual growth
Dwelling vacancy
25.7%
Census unoccupied dwellings
How it compares
Relative standing using percentiles, ranks, and national deciles
Safety
31st
percentile in state (higher = safer)
Pop. growth
57th
percentile in NSW
Advantage (IRSAD)
6/10
national SEIFA decile
School ICSEA
12th
percentile among schools with ICSEA
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Housing
- Houses (January to March 2026)
- $440
- Median house price (October to December 2025)
- $523,000
- Median price change
- +25%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
139(June 2025)
+0.7% annual · +3.0% over 5 years · 57th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.7%
- 5-year growth
- +3.0%
- Change in 1 year
- +1
- Change in 5 years
- +4
- Growth rank in NSW
- 57th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~150), extrapolated at +0.4% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 135
- Median age
- 47
- Median household income / week
- $1,231
- Dwelling vacancy
- 25.7%
- Unoccupied private dwellings
- 19 of 74
- Median monthly mortgage
- $650
- Employment rate
- 60.8%
- Dwelling mix (houses / semi / flats)
- 54 / 0 / 0
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences decreased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 7
- Against the person
- 3
- Against property
- 3
- Rate per 1,000 residents
- 50.4
- Person-crime prevalence
- About 1 in 45 residents
- State safety percentile
- 30.8th (lower crime is better)
- Decrease (daily rate)
- -12.3%
Most common offence types
- Breach Apprehended Violence Order20
- Breach Bail Conditions16
- Domestic Violence Related Assault25
- Intimidation, Stalking And Harassment30
- Malicious Damage To Property28
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Schools & preschools
- Schools within 2 km
- 1
- Median school ICSEA
- 908
- Median ICSEA percentile
- 12th
School list
- Ben Lomond Public SchoolPrimary · Government · ICSEA 908 · 12th percentile · LBOTE 0% · 5 students · Top SEA quarter 0% · 1.4 km awayView on My School →
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- ACARA school locations — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
- School ICSEA scores — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Public transport
18 public transport stops in this suburb
- Ben Lomond Rd At Inn Rd
- Ben Lomond Rd Opp Glen Park Property
- Hawkes Farm Property, New England Hwy
- Inn Rd After New England Hwy
- Maybole Rd Opp Grahams Valley Rd
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
13 nearby amenities within ~1.5 km
1 places of worship
Local character & venue list
Local character
- Limited walkable amenities nearby
- Great for outdoor family life — 1 parks mapped in suburb
- Well connected by public transport — 18 public transport stops
- Walkability proxy
- 27/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0
- Parks per 1,000 residents
- 7.41
Community(2)
- Ben Lomond Soldiers Memorial HallCommunity centre
- Ben Lomond Public SchoolSchool
588 Inn Road, Ben Lomond
Sport & outdoors(2)
- Ben Lomond Recreation ReservePark
- Sports field
Other(8)
- Bbq
- Ben Lomond Recreation ReserveCamp Site
- Ben Lomond Rural Fire BrigadeFire station
1243 Ben Lomond Road
- Fitness Station
- Parking (2)
- Saint Patrick's Catholic ChurchPlace of worship
603 Inn Road, Ben Lomond
- Ben Lomond Recreation ReservePublic toilets
- Shelter
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Parks & reserves
1 parks and public open space in this suburb
- Ben Lomond Recreation ReservePark
Data sources & freshness
- Parks & reserves — State government + ABS LGA boundaries · current · Updated
Green cover
- Parks & woodland (OSM)
- 1
- Parks (OSM)
- 1
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Places of worship
1 places of worship within ~1.5 km
- Saint Patrick's Catholic Church
603 Inn Road, Ben Lomond
From OpenStreetMap within ~1.5 km of the suburb centre.
Data sources & freshness
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Guyra Multi-Purpose Service (22.8 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 3
- Participants per 1,000 residents
- 21.6
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 25° / 14°
- Rainfall
- 397 mm · ~50 rainy days
Autumn (Mar–May)
- Usual max / min
- 20° / 9°
- Rainfall
- 221 mm · ~28 rainy days
Winter (Jun–Aug)
- Usual max / min
- 13° / 3°
- Rainfall
- 116 mm · ~14 rainy days
Spring (Sep–Nov)
- Usual max / min
- 20° / 8°
- Rainfall
- 214 mm · ~27 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal (lodged 2020–2026).
5 planning-related records
2025· 1 proposal
June 2025
- Dwelling house; Alterations or additions to an existing building or structure; Residential Accommodation15 ROSS ROAD BEN LOMOND 2365Determined
2023· 1 proposal
July 2023
- Shed5 LOTTIES LANE BEN LOMOND 2365Determined
2022· 1 proposal
June 2022
- Dwelling; Demolition; Retaining walls, protection of trees1419 MOREDUN ROAD BEN LOMOND 2365Determined
2021· 2 proposals
December 2021
- Shed489 INN ROAD BEN LOMOND 2365Determined
September 2021
- Dwelling; Shed32 MOREDUN ROAD BEN LOMOND 2365Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2020–2026 · Updated · Daily feed (from Oct 2018)
Heritage
1 heritage place
- Ben Lomond Railway StationMain Northern RailwaySHR
Data sources & freshness
- State heritage register — State heritage authority · current · Updated
Hazards
- Bushfire planning zone
- Overlay applies
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- New England
- Member of Parliament
- Barnaby JOYCE (The Nationals)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 131,238
- Turnout (2025)
- 91.6%
- Swing since 2022 (2025)
- -1.9 pp toward Coalition
Two-party preferred (2025)
Coalition 67.1%Labor 32.9%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 53.4 km away).
Coalition 84.2%Labor 15.8%
17.2 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: +2.9 pp toward Labor
Nearest polling places
- Ben LomondLabor 14.0% · Coalition 86.0% TPP (2025)5.1 km away
- GuyraLabor 22.0% · Coalition 78.0% TPP (2025)24.7 km away
- Glen Innes WestLabor 29.6% · Coalition 70.4% TPP (2025)31.9 km away
- Glen InnesLabor 35.5% · Coalition 64.5% TPP (2025)32.5 km away
- Black MountainLabor 33.7% · Coalition 66.3% TPP (2025)34.1 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 6/10
- IRSD decile (2021)
- 5/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Armidale Regional Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.