Chart Color Schemes
This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
Sales Activity
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Sales Detail
What it costs to rent in Anna Bay
Median weekly rents, year-on-year movement and bond-lodgement activity for Anna Bay (2316). Sourced from the NSW Rental Bond Board, DCJ Family & Community Services.
Median rent
$355
per week · Q4 2025
YoY change
▲+20.7%
vs same quarter last year
Active bonds
≈35
est. · currently held
New bonds
≈0
est. · this quarter
Latest Quarter Breakdown · Q4 2025
| Dwelling | Bedrooms | Median $/wk | Active bonds | New bonds (Qtr) | YoY | Quality |
|---|
SOURCE: NSW Rental Bond Board (DCJ Family & Community Services), processed by AreaSearch. Imputed values are flagged. Latest publication:
Population
Anna Bay lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends
Anna Bay's population, as of May 2026, is approximately 6889 people. This figure represents an increase of 440 individuals, a 6.8% rise from the 2021 Census count of 6449 residents. The change was inferred from the estimated resident population of 6868 in June 2025 and an additional 140 validated new addresses since the Census date. This results in a population density ratio of 101 persons per square kilometer, indicating ample space per person with potential for further development. Anna Bay's growth rate surpassed that of both Rest of NSW (4.9%) and its SA3 area, positioning it as a regional growth leader. Interstate migration contributed approximately 64% to the overall population gains in recent periods.
AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas until 2041. Based on projected demographic shifts, Anna Bay is forecasted to experience significant population growth, increasing by 2043 persons to reach 9032 residents by 2041, a total increase of 29.4% over the 16-year period.
Frequently Asked Questions - Population
Development
Recent residential development output has been above average within Anna Bay when compared nationally
Anna Bay has averaged approximately 25 new dwelling approvals annually over the past five financial years, totalling 126 homes. As of FY-26, 68 approvals have been recorded. On average, each home built between FY-21 and FY-25 accommodates about five new residents per year, indicating a significant gap between demand and supply which typically influences prices upwards and intensifies competition among buyers. New properties are constructed at an average cost of $390,000.
This financial year has seen $14.3 million in commercial approvals, reflecting steady commercial investment activity. Compared to the Rest of NSW, Anna Bay records around 62% of building activity per capita while ranking among the 51st percentile nationally. The current dwelling mix shows 59.0% detached dwellings and 41.0% townhouses or apartments, demonstrating an increase in medium-density options catering to various price brackets. This shift contrasts with the existing housing mix, which is currently 87.0% houses, reflecting reduced development site availability and evolving lifestyle demands.
The area has approximately 335 people per dwelling approval, suggesting room for growth. According to AreaSearch's latest quarterly estimate, Anna Bay is projected to grow by 2,022 residents by 2041. If current development rates persist, housing supply may not keep pace with population growth, potentially intensifying buyer competition and supporting stronger price growth.
Frequently Asked Questions - Development
Development applications around Anna Bay
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Anna Bay has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally
Eight projects identified by AreaSearch are likely to impact the area, significantly influencing its performance. Key projects include Birubi Point Aboriginal Place Tourism Transport Interchange, The Bay Resort, 36 Port Stephens Drive Residential Development, and Anna Bay Strategy and Town Plan. Details on these projects can be found in the following list, which highlights those most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Hunter-Central Coast Renewable Energy Zone
The Hunter-Central Coast Renewable Energy Zone (REZ) is a critical network infrastructure project upgrading approximately 85km of existing 132kV sub-transmission lines between Kurri Kurri and Muswellbrook, and constructing two new substations at Sandy Creek (Muswellbrook) and Antiene (Singleton). The project delivers an additional 1GW of network transfer capacity, enabling connection of approximately 1.8GW of new renewable generation and storage. Ausgrid, as appointed network operator, is responsible for design, financing, construction and operation. The Project Deed with EnergyCo was signed in December 2025 following Australian Energy Regulator determination, and construction officially commenced on 27 February 2026. The REZ is the first in Australia to upgrade existing distribution poles and wires rather than build new transmission infrastructure. It will create 590 jobs during construction and 220 ongoing local positions, with full capacity expected by 2028.
Hunter Transmission Project
A critical 110 km overhead 500 kV transmission line project connecting Bayswater Power Station to a new switching station in Olney State Forest near Eraring. As of May 2026, the project is under assessment following the February 2026 lodgement of the Submissions and Amendment Reports. It serves as the northern section of the Sydney Ring, designed to transfer renewable energy from the Central-West Orana and New England REZs. Infrastructure includes new switching stations at Bayswater South and Olney, plus upgrades to existing substations. Environmental surveys are ongoing through May 2026, with a final government determination expected later this year.
Birubi Point Aboriginal Place Tourism Transport Interchange
The development of a new visitor interchange facility at Birubi Point Aboriginal Place, which includes a drop-off zone, coach parking, and car spaces. The project aims to manage increasing tourism pressures and improve the visitor experience to the Worimi Conservation Lands while protecting the site's cultural and environmental significance. The project is currently on hold while Port Stephens Council seeks alternative funding.
Anna Bay Strategy and Town Plan
The Anna Bay Strategy and Town Plan guides the management of future population growth and the building of neighborhoods in Anna Bay. It establishes policy direction for future rezoning requests, development controls, and integrates the location, timing, and funding for community facilities and infrastructure. The vision for Anna Bay is a small and vibrant town with a mix of dwelling types, business opportunities, and a quality natural environment. This includes facilitating low-density residential on lots of 400-700sqm, medium-density villas and townhouses, and environmental living on lots of at least 1,000sqm to protect koala corridors. It also plans for commercial expansion, a new small neighborhood center, light industrial uses, and conservation of environmentally sensitive areas like the northern sand ridge.
Central Avenue Salamander Bay Retail Development
Salamander Bay's newest retail and bulky goods outlet development, featuring precast concrete panel structures with 6-meter high eaves, glazed shop fronts with individual amenities, and opportunities for mezzanine levels. The high-profile site is directly adjacent to Salamander Bay Square and positioned among major national retailers. The completed development offers flexible commercial and retail spaces suitable for various business uses with excellent signage opportunities and parking allocation.
Nelson Bay Road Duplication - Williamtown to Bobs Farm
NSW Government $275 million investment to improve safety and travel times on Nelson Bay Road including duplicating the road from Williamtown to Bobs Farm. Major connection between Newcastle Airport, RAAF base and Nelson Bay used by 25,000 motorists daily.
The Bay Resort
A proposal for an ecotourism resort called 'The Bay Resort' at 4177 Nelson Bay Road in Anna Bay. The development would comprise 68 units, 51 villas, and a multi-purpose amenity building with a cafe, gym, and administration building. The site is currently for sale, zoned RU2 Rural Landscape and has been the subject of a refused Development Application. The developer has appealed the refusal and an amended Environmental Impact Statement is being reviewed by the Land and Environment Court of NSW.
36 Port Stephens Drive Residential Development
A proposed residential development on a 46ha site in Anna Bay. A planning proposal by developer AB Rise Pty Ltd to rezone the land for 584 new homes was unanimously rejected by Port Stephens Council in May 2025 due to flooding and environmental concerns, particularly related to Koala habitats. The property is currently for sale by Expressions of Interest.
Employment
AreaSearch analysis indicates Anna Bay maintains employment conditions that align with national benchmarks
Anna Bay had an unemployment rate of 2.8% as of December 2025, with 2,857 residents employed. The unemployment rate was 1.1% lower than Regional NSW's rate of 3.9%. Workforce participation in Anna Bay was 49.5%, compared to Regional NSW's 60.5%.
According to Census responses, 23.3% of residents worked from home. Employment was concentrated in construction, health care & social assistance, and retail trade. Construction employment was particularly notable at 1.6 times the regional average, while agriculture, forestry & fishing had limited presence with 1.3% employment compared to 5.3% regionally. The area appeared to offer limited local employment opportunities based on Census data comparison of working population vs resident population.
Between December 2024 and December 2025, labour force decreased by 0.7%, employment decreased by 0.6%, causing the unemployment rate to fall by 0.1 percentage points in Anna Bay. In contrast, Regional NSW recorded an employment decline of 1.2%, labour force decline of 0.8%, and a rise in unemployment by 0.4 percentage points during the same period. Jobs and Skills Australia's national employment forecasts from May-25 indicated that national employment was expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Anna Bay's employment mix suggested local employment should increase by 6.4% over five years and 13.2% over ten years, based on a simple weighting extrapolation for illustrative purposes.
Frequently Asked Questions - Employment
Income
Income figures position the area below 75% of locations analysed nationally by AreaSearch
AreaSearch's aggregation of latest postcode level ATO data for financial year 2023 shows Anna Bay SA2 had a median taxpayer income of $47,004 and an average income of $59,239. These figures are below the national averages of $52,390 and $65,215 respectively in Regional NSW. Based on Wage Price Index growth of 10.32% since financial year 2023, estimated incomes as of March 2026 would be approximately $51,855 (median) and $65,352 (average). According to 2021 Census figures, Anna Bay's household, family, and personal incomes fall between the 15th and 19th percentiles nationally. Income distribution data shows that 26.7% of locals (1,839 people) earn between $1,500 - 2,999 annually, similar to the surrounding region where 29.9% fall within this range. After housing costs, 85.0% of income remains, ranking at the 20th percentile nationally. Anna Bay's SEIFA income ranking places it in the 4th decile.
Frequently Asked Questions - Income
Housing
Anna Bay is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
The dwelling structure in Anna Bay, as per the latest Census, consisted of 86.9% houses and 13.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Regional NSW's 82.6% houses and 17.4% other dwellings. The home ownership level in Anna Bay was 53.7%, with mortgaged dwellings at 29.5% and rented dwellings at 16.8%. The median monthly mortgage repayment in the area was $1,842, higher than Regional NSW's average of $1,733. The median weekly rent figure in Anna Bay was $400, compared to Regional NSW's $330. Nationally, Anna Bay's median monthly mortgage repayments were lower at $1,842 compared to the Australian average of $1,863, while median weekly rents were higher at $400 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Anna Bay has a typical household mix, with a fairly typical median household size
Family households account for 72.1% of all households, including 25.0% couples with children, 36.8% couples without children, and 9.7% single parent families. Non-family households constitute the remaining 27.9%, with lone person households at 25.4% and group households making up 2.5%. The median household size is 2.4 people, which aligns with the Regional NSW average.
Frequently Asked Questions - Households
Local Schools & Education
Educational outcomes in Anna Bay fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment
The area's university qualification rate is 16.8%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most prevalent at 11.9%, followed by postgraduate qualifications (3.2%) and graduate diplomas (1.7%). Vocational credentials are held by 47.0% of residents aged 15 and above, with advanced diplomas at 12.3% and certificates at 34.7%. A total of 24.8% of the population is actively engaged in formal education, including 8.8% in primary, 7.4% in secondary, and 2.9% in tertiary education.
A substantial 24.8% of the population actively pursues formal education. This includes 8.8% in primary education, 7.4% in secondary education, and 2.9% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Anna Bay has 109 active public transport stops, all of which are bus stops. These stops are served by 48 different routes that together facilitate 447 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents on average located 182 meters from the nearest stop. Most residents commute outwards due to Anna Bay being primarily residential. Cars remain the dominant mode of transportation, used by 94% of residents. On average, there are 1.5 vehicles per dwelling.
According to the 2021 Census, 23.3% of residents work from home, a figure that may reflect COVID-19 conditions. Service frequency averages 63 trips per day across all routes, equating to approximately 4 weekly trips per individual stop. The accompanying map displays the 100 nearest stops to the location's centrepoint.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Anna Bay's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts
Anna Bay's health data shows positive results overall, aligning with national mortality rate benchmarks. Common health conditions are relatively low, but higher among older at-risk groups. Private health cover is low, at 48% of Anna Bay's total population (~3,334 people), compared to Regional NSW's 51.9% and the national average of 55.7%.
The most prevalent medical conditions are arthritis (13.2%) and mental health issues (8.5%), with 60.4% reporting no medical ailments, slightly lower than Regional NSW's 63.3%. Working-age residents have a higher prevalence of chronic health conditions. Anna Bay has a higher proportion of seniors aged 65 and over at 36.7% (~2,528 people), compared to Regional NSW's 23.4%. Health outcomes among seniors present some challenges but rank lower than the broader national population.
Frequently Asked Questions - Health
Cultural Diversity
Anna Bay is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics
Anna Bay, surveyed in June 2016, had a predominantly Australian-born population with 84.9% born there. Citizenship was high at 90.7%, and English-only speakers at home were 97.0%. Christianity was the dominant religion at 55.5%, slightly lower than Regional NSW's 55.9%.
Ancestry-wise, English (34.0%), Australian (28.3%), and Scottish (9.8%) were the top groups. Notably, Welsh (0.7% vs regional 0.5%), Maltese (0.6% vs 0.4%), and Maori (0.6% vs 0.3%) had higher representations than average in Anna Bay.
Frequently Asked Questions - Diversity
Age
Anna Bay ranks among the oldest 10% of areas nationwide
The median age in Anna Bay is 52 years, which is significantly higher than Regional NSW's average of 43 and also above the national norm of 38. The 65-74 age group is notably over-represented in Anna Bay at 19.0%, compared to Regional NSW's average, while the 25-34 year-olds are under-represented at 5.8%. This concentration of the 65-74 cohort is well above the national average of 9.4%. Between 2021 and present, the 75-84 age group has grown from 10.9% to 13.9% of the population, while the 85+ cohort increased from 1.9% to 3.8%. Conversely, the 45-54 cohort has declined from 12.7% to 10.4%, and the 55-64 group dropped from 16.2% to 14.4%. Population forecasts for the year 2041 indicate substantial demographic changes for Anna Bay, with the 75-84 cohort projected to grow by 52%, adding 496 residents to reach 1,455. Senior residents aged 65 and above will drive 56% of population growth, underscoring trends towards demographic aging. Meanwhile, the 55-64 cohort is projected to grow by a modest 1%, adding 13 people.