Median house price
$523k
+25% change
NSW · Armidale Regional Council
Black Mountain, 2365
Est. population · Jun 2025
298
Growth (1 yr)
+0.7%
Growth (5 yr)
+3.1%
Median age
47
Median income
$1,768/wk
Employment rate
60.2%
Median house price · October to December 2025
$523,000
Languages at home
3%non-English
Mostly English at home
2021 Census · usual residence
Desirability score
- National parks
- Excellent transport
- Education hub
- Heritage area
- High desirability
Suburb profile
Set among the hills of Armidale Regional Council, Black Mountain is a smaller community with bushland views and a cooler, leafier feel. Established families and long-term residents give the suburb a settled feel, with family life visible on every street. Everyday life leans local, with a handful of trusted shops, a familiar main street and neighbours who know your name.
Local shops are sparse, so a fuller set of amenities usually means travelling to a neighbouring town or regional hub. Parks and open space are a real strength relative to many regional towns, easy for walks, sport and weekend downtime. Buses make commuting and cross-suburb trips straightforward.
Housing is expensive relative to much of the state. This is a mature, settled pocket where the existing streetscape still defines the local character.
Against similar regional towns, the suburb sits around average overall, mainly because schools and education lag behind, despite relative strength in community and employment. Limited access to some essential local services also trimmed the result.
At a glance
Black Mountain snapshot
A quick read of housing, growth, livability, and risk
Median rent
$420/wk
Population (ERP)
298
+0.7% annual growth
Dwelling vacancy
4.5%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#140
among Country & regional · Mature
Safety
31st
percentile in state (higher = safer)
Pop. growth
55th
percentile in NSW
Advantage (IRSAD)
9/10
national SEIFA decile
School ICSEA
3rd
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
Desirability
Ranks & confidence
- Desirability score
- 40.8/100 — Average
- National rank
- 3607th in Australia
- State rank
- 1097th in NSW
- Peer rank
- #140 among Country & regional · Mature suburbs
- Cohort rank
- #322 among Country & regional suburbs
- Data confidence
- 89%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
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
298(June 2025)
+0.7% annual · +3.1% over 5 years · 55th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.7%
- 5-year growth
- +3.1%
- Change in 1 year
- +2
- Change in 5 years
- +9
- Growth rank in NSW
- 55th 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 (~300), extrapolated at +0.4% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 291
- Median age
- 47
- Median household income / week
- $1,768
- Dwelling vacancy
- 4.5%
- Unoccupied private dwellings
- 5 of 110
- Median monthly mortgage
- $2,000
- Employment rate
- 60.2%
- Dwelling mix (houses / semi / flats)
- 104 / 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)
- 15
- Against the person
- 5
- Against property
- 5
- Rate per 1,000 residents
- 50.3
- Person-crime prevalence
- About 1 in 58 residents
- State safety percentile
- 30.7th (lower crime is better)
- Decrease (daily rate)
- -11.5%
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
- 807
- Median ICSEA percentile
- 3th
School list
- Black Mountain Public SchoolPrimary · Government · ICSEA 807 · 3th percentile · LBOTE 52% · 20 students · Top SEA quarter 1%View 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
46 public transport stops in this suburb
- 391 Toms Gully Rd
- Black Mountain Public School, Black Mountain Rd
- Black Mountain Rd Opp Rosewood Property
- New England Hwy At Black Mountain Rd
- Rosewood Property, Black Mountain 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
3 nearby amenities within ~1.5 km
Local character & venue list
Local character
- A car helps for daily errands
- Great for outdoor family life — 1 parks mapped in suburb
- Well connected by public transport — 46 public transport stops
- Walkability proxy
- 30/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0
- Parks per 1,000 residents
- 3.44
Other(3)
- Thunderbolt's CaveAttraction
- Parking
- Picnic Table
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
2 parks and public open space in this suburb
- Lyn Raanhuis-Winter Railway ParkPark
- New England Tableland (Gazettal in Progress)Nature reserve
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
Health access
- Nearest hospital
- Guyra Multi-Purpose Service (13.1 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)
- 6
- Participants per 1,000 residents
- 20.1
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.
2026· 4 proposals
May 2026
- Alterations or additions to an existing building or structure; Awnings, blinds and canopies; Carport4 ELAINE CLOSE BLACK MOUNTAIN 2365Determined
- Dwelling house; Erection of a new structure763 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
February 2026
- Shed; Erection of a new structure; Driveways and hard stand spaces; Rainwater tanks5 MARTIN DRIVE BLACK MOUNTAIN 2365Determined
January 2026
- Subdivision743 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
2025· 3 proposals
September 2025
- Dwelling house; Erection of a new structure763 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
June 2025
- Dual occupancy; Medium Density Housing; Erection of a new structure; Dual occupancy (detached); Residential Accommodation236 THUNDERBOLTS CAVE ROAD BLACK MOUNTAIN 2365Determined
January 2025
- Industrial development; Advertising and signage; Change of use of land or a building or the classification of a building under the Building Code of Australia; Extractive Industries (non-mining)12029 NEW ENGLAND HIGHWAY BLACK MOUNTAIN 2365Additional Information Requested
2024· 3 proposals
November 2024
- Dual occupancy; Medium Density Housing; Erection of a new structure; Dual occupancy (detached); Garage, carport or carparking space; Residential Accommodation; Supporting Development832 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
August 2024
- Dwelling house; Erection of a new structure12 MARTIN DRIVE BLACK MOUNTAIN 2365Determined
April 2024
- Shed; Erection of a new structure821 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
2023· 3 proposals
October 2023
- Shed; Erection of a new structure821 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
September 2023
- Dwelling house; Erection of a new structure; Garage, carport or carparking space9 MARTIN DRIVE BLACK MOUNTAIN 2365Determined
July 2023
- Dwelling236 THUNDERBOLTS CAVE ROAD BLACK MOUNTAIN 2365Determined
2022· 10 proposals
November 2022
- Garages, carports and car parking spaces3 ELAINE CLOSE BLACK MOUNTAIN 2365Determined
October 2022
- Pools / decks / fencing1 ELAINE CLOSE BLACK MOUNTAIN 2365Determined
- Garages, carports and car parking spaces54 TOMS GULLY ROAD BLACK MOUNTAIN 2365Determined
- Garages, carports and car parking spaces825 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
July 2022
- Other82 HOLYWELL ROAD BLACK MOUNTAIN 2365Determined
June 2022
- Restaurant or cafe; Other643 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 2365Determined
April 2022
- Farm buildings10 MARTIN DRIVE BLACK MOUNTAIN 2365Determined
March 2022
- Shed3 MARTIN DRIVE BLACK MOUNTAIN 2365Determined
February 2022
- Dwelling; Shed4 ELAINE CLOSE BLACK MOUNTAIN 2365Determined
- Dwelling11 MARTIN DRIVE BLACK MOUNTAIN 2365Determined
2021· 9 proposals
November 2021
- Dwelling8 ELDER LANE BLACK MOUNTAIN 2365Withdrawn
- Garages, carports and car parking spaces; Shed1 ELAINE CLOSE BLACK MOUNTAIN 2365Determined
October 2021
- Dwelling; Shed51 HOLYWELL ROAD BLACK MOUNTAIN 2365Determined
- Other82 HOLYWELL ROAD BLACK MOUNTAIN 2365Determined
September 2021
- Pools / decks / fencing; Retaining walls, protection of trees82 THORPES LANE BLACK MOUNTAIN 2365Determined
August 2021
- Dwelling; Shed232 THUNDERBOLTS CAVE ROAD BLACK MOUNTAIN 2365Determined
- Dwelling75 HOLYWELL ROAD BLACK MOUNTAIN 2365Determined
May 2021
- Dwelling75 HOLYWELL ROAD BLACK MOUNTAIN 2365Determined
April 2021
- Subdivision of land743 BLACK MOUNTAIN ROAD BLACK MOUNTAIN 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 · 2026 · Updated · Daily feed (from Oct 2018)
Roadworks & transport
1 active roadworks / incidents
- RoadworksNew England Highway, Thunderbolts Cave Road30 Mar 2026 – 03 Oct 2026
Data sources & freshness
- Road incidents & closures — State road authority open-data feeds · current · Updated
Heritage
1 heritage place
- Black Mountain Railway StationMain Northern railway Black MountainSHR
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 21.6 km away).
Coalition 63.6%Labor 36.4%
3.5 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: 0.0 pp
Nearest polling places
- Black MountainLabor 33.7% · Coalition 66.3% TPP (2025)4.2 km away
- GuyraLabor 22.0% · Coalition 78.0% TPP (2025)12.3 km away
- MadgwickLabor 63.5% · Coalition 36.5% TPP (2025)19.4 km away
- Ben VenueLabor 53.1% · Coalition 46.9% TPP (2025)19.5 km away
- Armidale WestLabor 47.2% · Coalition 52.8% TPP (2025)20.7 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)
- 9/10
- IRSD decile (2021)
- 10/10
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
Compare with
Similar suburbs to weigh up side by side — scores, safety, schools, and lifestyle.
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.