NSW · Armidale Regional Council
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%
University qualified
14.1%
Work from home
35.9%
Median house price · October to December 2025
$523,000
Languages at home
4.8%non-English
Most common: Japanese
2021 Census · usual residence
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Suburb profile
Ben Lomond is a regional town in New South Wales, in Armidale Regional Council. Notable landmarks include Ben Lomond Railway Station.
Employment rates are stronger than in comparable places, with employment 21% above the peer median. Open-space access is better than in most comparable places, well above typical levels for regional towns. Housing is relatively affordable. Median house prices have risen 25% year on year. Working from home is more common than in comparable places. The main trade-offs are thinner mapped green cover within the suburb boundary and lower school ICSEA scores, with green cover 100% below the peer median.
Ben Lomond is a better fit for people who value more affordable housing and open space more than school quality.
Generated from the official metrics on this page. It can omit nuance or contain errors — check the tables and source notes before relying on it.
Strengths and weaknesses
Regional town · compared with regional towns in New South Wales (192)
Who it suits
Housing, growth and risk
A quick read of housing, growth, livability, and risk
Median house price
$523k
+25% change
Median rent
$420/wk
Population (ERP)
139
+0.7% annual growth
Dwelling vacancy
25.7%
Census unoccupied dwellings
Relative standing using percentiles, ranks, and national deciles
Crime rate
31st
percentile in state (higher = more crime)
Pop. growth
57th
percentile in NSW
Rented dwellings
19%
2021 Census tenure
Advantage (IRSAD)
6/10
national SEIFA decile
School ICSEA
12th
percentile among schools with ICSEA
Recent ERP change over 1 and 5 years
Dwelling types from the 2021 Census
Quick scan — open a section below for full context
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 (10%) · Future Growth (6%)
Household crowding and healthy vacancy — not cheapness Modest price change as a healthy-growth band
Data sources & freshness
Estimated resident population
139(June 2025)
+0.7% annual · +3.0% over 5 years · 57th percentile in NSW
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
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
Contributes to desirability score · Community (12%) · Accessibility (12%) · Future Growth (6%)
Employment, household income and owned-outright tenure (2021 Census) Work-from-home and public-transport commute shares (2021 Census) Five-year population change as a healthy-growth band, not a boom bonus
Data sources & freshness
The 2026 Census was conducted in August 2026; suburb-level updates are expected from mid-2027.
14.1% of adults have a university degree, compared with 27.8% across New South Wales. 14.1% have a trade or vocational qualification.
Main field of the highest non-school qualification (2021 Census).
| Measure | Definition |
|---|---|
| University qualified | Bachelor degree or higher |
| Diploma qualified | Advanced Diploma / Diploma |
| Trade / vocational | Certificate III + IV |
| Year 12 | Year 12 as highest attainment |
| Below Year 12 | Year 11 / 10 / 9 or below |
People aged 15 years and over, 2021 Census. University, diploma and trade shares match ABS highest educational attainment (HEAP). Year 12 and below Year 12 are combined in the chart because the General Community Profile reports school-only attainment as a residual.
Contributes to desirability score · Community (12%)
University qualifications from the 2021 Census
Data sources & freshness
The 2026 Census was conducted in August 2026; suburb-level updates are expected from mid-2027.
9th percentile in NSW · -26% vs Australia
7th percentile in NSW · -22% vs Australia
33rd percentile in NSW · -13% vs Australia
21st percentile in NSW · -20% vs Australia
83rd percentile in NSW · +25% vs Australia
Australian Taxation Office Taxation Statistics 2023–24, individuals Table 25. Figures describe taxpayers who live in postcode 2365 — not a suburb-level official statistic. Rental investment is the share of local taxpayers reporting rental income or loss, not the share of local properties owned by investors.
Percentiles rank this postcode among unique postcodes in NSW, so suburbs that share a postcode are not counted twice. Dollar figures are compared with Australia-wide ATO medians from the same release. Median net rent is among taxpayers who reported the rent label and can be negative.
Data sources & freshness
53.1% of employed residents work in agriculture, forestry and fishing, 23.1× the Australian share (2.3%) — compared with 2.0% across New South Wales.
93rd percentile in NSW · +2209% vs Australia
Postcode 2365
2021 Census G56, residents employed in agriculture, forestry and fishing. Counts below 10 are not shown.
Australian Bureau of Statistics, 2021 Census General Community Profile tables G54 (industry of employment) and G56 (industry by occupation), Statistical Area Level (suburb), place of usual residence. Figures are residents’ main job in the week before Census night — not jobs located in the suburb. Agriculture, forestry and fishing is the 1-digit ANZSIC division; grape growing and other 3- and 4-digit industries are not in this datapack. The 2026 Census was conducted in August 2026; suburb-level updates are expected from mid-2027.
Plant and animal cultivation in postcode 2365 (Regional Australia) may count as specified work for Working Holiday Maker visas (subclasses 417 and 462). This is a postcode rule from the Home Affairs instruments — not evidence that seasonal jobs exist here, and not a count of WHM residents. Home Affairs specified work · LIN 22/012 · LIN 22/013. Compilation used: 5 April 2025.
Jobs and Skills Australia NERO modelled estimates for New England and North West (SA4 110), 2026-08. These figures describe the broader region, not this suburb, and occupations are not added together.
New England and North West is a Statistical Area Level 4. Fruit, nut and vegetable workers are not published separately in NERO (they sit under ANZSCO 8412). Jobs and Skills Australia warns not to sum occupations or geographies. NERO data. Nowcast of Employment by Region and Occupation, Jobs and Skills Australia, Commonwealth of Australia. CC BY 4.0.
Census employed residents counted in G54: 64 · AFF share +2555% vs the state.
Data sources & freshness
The 2026 Census was conducted in August 2026; suburb-level updates are expected from mid-2027.
4.8% speak a language other than English at home; 9.7% born overseas
Share of residents who speak a language other than English at home (2021 Census).
57.8%Most common religion · Christianity
Christianity is the most common response at 57.8%, while 31.9% reported no religion.
| Measure | Suburb | State |
|---|---|---|
| No religion | 31.9% | 32.8% |
| Christianity | 57.8% | 47.6% |
| Other / not stated | 10.4% | 19.6% |
| Denomination | Suburb | State |
|---|---|---|
| Anglican | 21.5% | 11.9% |
| Catholic | 20.7% | 22.4% |
| Presbyterian and Reformed | 8.1% | 1.9% |
| Uniting Church | 7.4% | 2.1% |
2021 Census — languages spoken at home, birthplace, Indigenous status, and religious affiliation (usual residence). Religion is optional on the Census form.
Data sources & freshness
The 2026 Census was conducted in August 2026; suburb-level updates are expected from mid-2027.
Offence counts are estimated for this suburb from postcode 2365, which is shared with other suburbs.
Reported offences decreased compared with the previous period.
Contributes to desirability score · Safety (22%)
Crime rate, offences against the person, year-on-year trend and recorded road crash rates
Data sources & freshness
Government school intake zones that overlap this suburb boundary. Living in a catchment does not guarantee enrolment; check the education authority.
Contributes to desirability score · Education (14%)
Median school ICSEA first, then school and catchment counts
Data sources & freshness
18 public transport stops in this suburb
Contributes to desirability score · Accessibility (12%)
Public transport stops per 1,000 residents and walkability
Data sources & freshness
13 mapped amenities
1 places of worship · 1 campgrounds
588 Inn Road, Ben Lomond
1243 Ben Lomond Road
603 Inn Road, Ben Lomond
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually. Campgrounds, beaches, wineries and local trails are included when they sit inside the suburb boundary.
Contributes to desirability score · Lifestyle (12%)
Food, shopping, recreation and sport per 1,000 residents (OpenStreetMap)
Data sources & freshness
1 parks and public open space in this suburb
Data sources & freshness
Green cover is the share of this suburb's boundary overlapping OpenStreetMap parks, woodland and forest polygons — not a satellite tree-canopy product. Summer maximum is the WorldClim / Open-Meteo seasonal normal already collected for Weather.
Contributes to desirability score · Environment (12%)
Tree canopy first, then green-cover area and parks per 1,000
Data sources & freshness
1 places of worship within ~1.5 km
603 Inn Road, Ben Lomond
From OpenStreetMap within ~1.5 km of the suburb centre.
Data sources & freshness
GP clinic counts from OpenStreetMap. Bulk-billing figures only include clinics tagged in OSM (sparse and unofficial — not a Medicare list).
Contributes to desirability score · Accessibility (12%)
Hospitals, GPs and aged care
Data sources & freshness
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
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.
Contributes to desirability score · Lifestyle (12%)
Temperature and humidity comfort
Data sources & freshness
Development applications from NSW Planning Portal (lodged 2020–2026).
5 planning-related records
June 2025
July 2023
June 2022
December 2021
September 2021
Data sources & freshness
1 heritage place
Contributes to desirability score · Environment (12%)
Heritage listings as established streetscape
Data sources & freshness
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping. Flood cover uses NSW flood planning polygons against the suburb boundary.
Contributes to desirability score · Safety (22%)
Bushfire and flood hazard overlays
Data sources & freshness
Two-party preferred (2025)
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 53.4 km away).
17.2 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: +2.9 pp toward Labor
Nearest polling places
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
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).
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 (12%)
Socio-economic advantage (IRSAD and IRSD deciles)
Data sources & freshness
Other suburbs in the same local government area.
Similar population and socio-economic profile in other parts of New South Wales.