A family suburb 4 km from Newcastle CBD with direct access to the Fernleigh Track and a 10-minute drive to Merewether Beach. The $1.4M median hides three distinct markets: premium hilltop homes near $2M+, solid family homes at $1.2M-$1.6M, and ex-housing commission pockets from $600K.
The $1.4M median tells you very little. Here is what each price band actually looks like, based on real sales.
The suburb sits on elevated land between Adamstown to the east and Garden Suburb to the west. The Fernleigh Track (a converted rail corridor) runs along the western boundary. Prices vary by over $2M depending on which block you buy.
Elevated positions with district views towards the coast. Median around $1.9M. Larger lots, newer builds or full renovations. Direct access to the Fernleigh Track. Low flood risk. These blocks rarely come to market.
The middle band. Median around $1.3M. Updated 3-4 bed homes on 550-700sqm lots. Walking distance to Adamstown Heights Public School. Most sales volume sits here. Good tree cover.
Ex-housing commission pockets and older fibro stock. Median around $750K. Smaller lots, original condition. The value entry point to the suburb. Highest turnover, most renovation activity. Some blocks border Kotara commercial area.
Properties backing onto the Fernleigh Track cycleway. Median around $1.5M. The track is a major lifestyle asset connecting to Merewether and Belmont. Quiet, leafy, and popular with young families. Some noise from the adjacent road on the eastern side.
Current median house price by street, from our property valuation model. Adamstown Heights has 40+ streets with price data. Showing top 8 below.
| Street | Current Median | Beds | Land (sqm) | Total Sales | Median Hold | Trend |
|---|---|---|---|---|---|---|
| Hillcrest Ave | $2.15M | 4 | 820 | 28 | 14.2 yrs | |
| Fernleigh Cl | $1.92M | 4 | 780 | 18 | 12.5 yrs | |
| Charlton St | $1.48M | 4 | 650 | 86 | 10.1 yrs | |
| Bingle St | $1.38M | 3 | 600 | 72 | 9.8 yrs | |
| Brunker Rd | $1.22M | 3 | 580 | 124 | 8.4 yrs | |
| Morgan St | $980K | 3 | 520 | 58 | 7.2 yrs | |
| Young Rd | $820K | 3 | 490 | 45 | 6.1 yrs | |
| Doris Ave | $710K | 3 | 460 | 38 | 5.8 yrs |
+32 more streets available in the full Adamstown Heights report, including Grinsell St ($1.1M), Lockyer St ($1.05M), Janet St ($940K), and all 40+ streets with current medians and trends.
Doris Ave and Young Rd show the fastest growth. Former housing commission areas are gentrifying as Newcastle buyers get priced out of beach suburbs.
| Address | Sale Price | Valuation | vs Valuation | Bed/Bath/Gar | Land | Date |
|---|---|---|---|---|---|---|
| 30 Lexington Pde | $1,341,000 | $1,350,000 | ~match | 4/2/3 | 594sqm | Jan 2026 |
| 40 Boronia Ave | $892,500 | $895,000 | ~match | 3/2/-- | 588sqm | Feb 2026 |
| 189 Northcott Dr | $770,000 | $770,000 | ~match | 3/2/1 | 600sqm | Mar 2026 |
| Unit 10, 8 Princeton Ave | $510,000 | $510,000 | ~match | 1/1/1 | 91sqm | Dec 2025 |
| 17 Rachael Ave | $1,000,000 | $1,000,000 | ~match | 3/2/2 | 721sqm | Apr 2023 |
| 39 Boronia Ave | $955,000 | $955,000 | ~match | 3/1/1 | 740sqm | Mar 2023 |
30 Lexington Pde at $1.34M was the highest recent sale. Unit 10, 8 Princeton Ave at $510K shows entry-level unit pricing. Blurred valuations are in the full report. More sales in the full report.
| Address | Guide | Valuation | Bed/Bath/Gar | Agent | Listed |
|---|---|---|---|---|---|
| 15 Muriel St | $2,715,000 | $2.72M | 5/3/6 | Belle Property Newcastle | 12 May 2025 |
| 158 Northcott Dr | Guide $1,150,000-$1,200,000 | $1.18M | 5/2/1 | Shiels + Co Property | 21 Oct 2025 |
| 6 Murray St | $1,340,000 | $1.35M | 3/2/2 | Salt Property Newcastle | -- |
| 180 Northcott Dr | $1,110,000 | $1.12M | 3/2/2 | Salt Property Newcastle | -- |
| 13 Toohey Cr | Contact Agent | $1.05M | 4/3/2 | CVETA Property | 18 Jun 2025 |
5 properties currently listed. 15 Muriel St at $2.715M is the highest-priced listing with 5 beds and 6 garages. Blurred valuations are in the full report. See all Adamstown Heights properties.
| Address | Rent | Beds/Bath | Agent |
|---|---|---|---|
| 14 Charlton St | $850/wk | 4/2 | Robinson Property |
| 33 Bingle St | $780/wk | 3/2 | Belle Property |
| 8 Morgan St | $620/wk | 3/1 | LJH Charlestown |
| 51 Brunker Rd | $920/wk | 4/2 | PRD Hunter Valley |
Rental yields in Adamstown Heights yield 3.8%, above the Newcastle metro median of 3.2%. The ex-housing commission pockets offer the strongest yields (4.5%+). See rental yield by block in the full report. From $49.
| Metric | Adamstown Hts | Newcastle |
|---|---|---|
| Median house | $1.4M | $980K |
| Days on market | 28 | 31 |
| Auction clearance | 72% | 62% |
| Sales volume (12m) | 68 | -- |
| Unit median | $1.0M | $640K |
| Metric | Adamstown Hts | Newcastle |
|---|---|---|
| Median rent (house) | $1,024/wk | $650/wk |
| Gross yield | 3.8% | 3.2% |
| Renter share | 22% | 34% |
| Unit-to-house price ratio | 71.4% | 65% |
Unit-to-house price ratio: Adamstown Heights units cost 71.4% of house prices. Limited unit stock and downsizer demand keeps this ratio high relative to the Newcastle median.
Red line = Newcastle median. Pool rate from 2,268 addresses (340 with features data). Full amenity data in the report.
| Suburb | City | Pool % | 4+ Bed |
|---|---|---|---|
| Adamstown Hts | Newcastle | 15% | 34% |
| New Lambton Hts | Newcastle | 22% | 41% |
| Merewether | Newcastle | 24% | 38% |
| Kotara | Newcastle | 11% | 28% |
Adamstown Heights sits in a sweet spot. Close enough to the coast to benefit from Newcastle's lifestyle premium, affordable enough to attract families priced out of Merewether ($2.1M median) and Bar Beach. The Fernleigh Track gives it a recreational asset that few inland suburbs can match.
For the demographic detail behind these trends, including income shifts, occupation mix, and disadvantage indicators at block level, see our Crime and Disadvantage report and People and Lifestyle report for Adamstown Heights.
Adamstown Heights is affordable by coastal NSW standards. The $1.4M median is 33% below Merewether and 65% below equivalent Sydney suburbs.
38% of residents own outright. Of the 40% with mortgages, repayments run about 28% of gross income, just under the 30% stress threshold. The southern pockets (Young Rd, Doris Ave) are under more pressure at 32-35% of income.
The main risk is concentration. The southern fringe has pockets of public and social housing that depress values on adjacent blocks. Buyers should check individual addresses.
Adamstown Heights has identified social housing properties concentrated in the southern fringe. We check every property individually using ownership records and tenancy data. In the full report, you can see social housing probability for individual addresses. See Belmont North for an example suburb with detailed social housing data.
| Suburb | City | Median House | DOM | Owner Occ. | Gross Yield | Median Hold |
|---|---|---|---|---|---|---|
| Adamstown Heights | Newcastle | $1.4M | 28 | 78% | 3.8% | 9.5 yrs |
| Adamstown | Newcastle | $1.1M | 26 | 65% | 4.1% | 8.2 yrs |
| Kotara | Newcastle | $1.05M | 30 | 72% | 3.9% | 10.1 yrs |
| New Lambton Heights | Newcastle | $1.65M | 32 | 82% | 3.2% | 12.4 yrs |
| Garden Suburb | Newcastle | $920K | 25 | 70% | 4.3% | 7.8 yrs |
| Merewether | Newcastle | $2.1M | 35 | 80% | 2.8% | 14.2 yrs |
Merewether is the prestige benchmark at $2.1M. New Lambton Heights is the closest peer at $1.65M. Garden Suburb is the budget alternative at $920K. Adamstown (the flat, lower part) is $300K cheaper but has a higher renter share. Suburb comparison data and additional metrics are available in the full report. Growth forecasts coming soon.
Every topic below has its own block-level analysis for Adamstown Heights. Click to see the full breakdown.
Compare Adamstown Heights to: Adamstown | Kotara | New Lambton Heights | Garden Suburb | Merewether | Charlestown
Or search any suburb to see block-level data.
