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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.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Broulee - Tomakin is $1.11m, with units at $762k. House values have moved 4.8% a year compounded over five years.
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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Broulee - Tomakin has an estimated 3,962 residents, up from 3,792 at the 2021 Census — a change of 170 people, or 4.5%. Growth has averaged 1.4% a year over five years. That puts 164 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to AreaSearch data, Broulee - Tomakin reached a population of approximately 3,962 by May 2026, representing a 4.5% rise of 170 individuals compared to the 3,792 recorded in the 2021 Census. This adjustment stems from an ABS estimated resident population of 3,951 in June 2025 plus 67 newly validated addresses added after the Census date. The resulting density stands at 163 persons per square kilometer, which allows ample room per resident and suggests capacity for additional development. The local 4.5% increase since the 2021 census outpaced the SA3 region average of 2.6%, positioning Broulee - Tomakin as a leading growth area within the SA3 zone.
Recent expansion has been largely fueled by interstate migration, accounting for roughly 77.1% of total population gains. AreaSearch relies on ABS/Geoscience Australia projections for SA2 areas, published in 2024 using 2022 as the base year, while also drawing on NSW State Government SA2 level projections released in 2022 with 2021 as the base year for areas not covered by the former dataset. Age-specific growth rates from these combined sources are projected for the years 2032 through 2041. Forward-looking estimates indicate that Broulee - Tomakin will likely rank in the top quartile of nationally regional areas, expanding by 1,147 people to reach 2041, which corresponds to a 28.7% total increase over the 16 year period based on the latest annual ERP figures.
Frequently Asked Questions - Population
146 new dwellings have been approved in Broulee - Tomakin over the past five years, an average of 29 a year. That places the area in the 54th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Approvals are currently running at an annualised 25, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Over the last 5 financial years, Broulee - Tomakin has seen approximately 29 residential approvals each year, which adds up to 146 homes. During the current fiscal year FY-26, 23 approvals have been logged. An average of 1.8 new residents per new home has been added each year between FY-21 and FY-25, indicating a balanced supply and demand dynamic that sustains stable market conditions. New properties are built at an average construction cost of $361,000. Additionally, $2.4 million in commercial approvals have been recorded this financial year, highlighting the suburb's predominantly residential character.
When compared to the Rest of NSW, Broulee - Tomakin experiences slightly higher development intensity, standing 34.0% above the regional average per person over the 5 year period. This level of activity sustains buyer options and supports existing property values, even as recent development momentum has slowed. The housing mix consists of 84.0% detached houses and 16.0% medium and high-density housing, which maintains the area's low density profile and appeals to buyers seeking more space. With approximately 222 people per dwelling approval, the locality reflects typical low density characteristics. Projections indicate that Broulee - Tomakin will gain 1,136 residents by 2041 according to the latest AreaSearch quarterly estimate. Development remains aligned with expected growth, although expanding population may lead to greater competition among buyers.
Frequently Asked Questions - Development
Development applications around Broulee - Tomakin
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 63 current infrastructure and development projects close to Broulee - Tomakin, worth an estimated $5.22 billion. 24 are already under construction and 19 are due for completion within three years. The pipeline spans residential development, transport & logistics and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure modifications, large-scale projects, and planning efforts can profoundly affect how an area performs. According to AreaSearch, exactly 1 project has been pinpointed as potentially influential for this region. Notable initiatives include Future Rosedale, IRT Moruya Community-Integrated Seniors Housing, Moruya Bypass, and Princes Highway Safety And Capacity: Nowra, Nsw To Victorian Border. The subsequent list highlights those projects deemed most pertinent.
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
Future Rosedale
A masterplanned community featuring 741 residential lots, open space, and ecological lots. The project is focused on creating a coastal lifestyle with a strong emphasis on environmental conservation and community spaces.
Lot 5 Bunderra Circuit Residential Subdivision
DA-approved 21-lot residential subdivision on a 52,684 sqm englobo site at Malua Bay on the NSW South Coast. Lots range from 619 sqm to 11,470 sqm, all north-facing, with a leafy coastal setting near Malua Bay Beach and Batemans Bay. Vegetation clearing is complete and the site is ready for civil works. The englobo parcel sold in 2024/25 for $2.7 million.
IRT Moruya Community-Integrated Seniors Housing
A state significant seniors housing development by IRT Group on vacant land at 11 Spencer Street, Moruya. The masterplan includes residential aged care, retirement living (1-2 storey villas and 3-4 storey apartments), and dedicated key worker accommodation. It features public amenities such as a village green, cafe, and clubhouse, emphasizing sustainability with solar panels and rainwater harvesting. The State Significant Development Application (SSD-81932463) is in progress following refined community consultations.
Moruya Bypass
A proposed bypass of the Moruya town centre to improve traffic flow, safety and resilience on the Princes Highway. A preferred corridor has been identified and the land is being reserved for future construction.
New Eurobodalla Regional Hospital
A new Level 4 regional hospital that will provide more services than the Moruya and Batemans Bay hospitals combined. It will include a new emergency department, an intensive care unit, expanded chemotherapy and renal dialysis services, new surgical and operating theatres, and expanded medical imaging services including an MRI.
South Moruya Roundabout
Construction of a four-legged roundabout on the Princes Highway south of Moruya to improve traffic safety, flow, and access to future housing developments, the new Eurobodalla Emergency Services Precinct, and the Moruya TAFE campus. The project includes constructing islands and paths for pedestrians and cyclists.
Moruya Housing Infrastructure Project
This project will deliver infrastructure to support up to 1,000 new homes in Moruya. It includes building roads, drainage, footpaths, and upgrading water and sewer systems to unlock land for housing development.
The Sebel Hotel
Replacement of the Batemans Bay Hotel with a four-storey hotel and luxury apartments, including more than 70 hotel rooms, 11 luxury three-bedroom townhouse apartments, a gym, breakfast room, business centre, and 72 carparking spaces.
1,699 residents of Broulee - Tomakin are employed, from a labour force of 1,742. Unemployment sits at 2.5%, with participation at 51.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.9% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,589, about 91% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Broulee - Tomakin boasts a qualified labor pool with strong representation across essential services, and an unemployment rate of just 2.5%. As of March 2026, 1,699 residents are employed while the unemployment rate is 1.6% below Regional NSW's rate of 4.1%, and workforce participation lags significantly (51.8% compared to Regional NSW's 60.6%). According to Census data, a moderate 15.7% of residents were found to work from home, though Covid-19 lockdown impacts should be considered. Employment among residents is concentrated in health care & social assistance, construction, and education & training.
The area has particular employment specialization in construction, with an employment share of 1.7 times the regional level. On the other hand, manufacturing is under-represented, with only 2.2% of Broulee - Tomakin's workforce compared to 5.8% in Regional NSW. The area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population. Based on AreaSearch analysis of SALM and ABS data, over the 12 months to March 2026, labour force levels decreased by 2.1% alongside a 2.4% employment decline, resulting in the unemployment rate rise by 0.3 percentage points. This contrasts with Regional NSW, where employment contracted by 0.9%, the labour force fell by 0.4%, and unemployment rose 0.5 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Broulee - Tomakin. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Broulee - Tomakin's employment mix suggests local employment should increase by 6.9% over five years and 14.0% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
Frequently Asked Questions - Employment
Median household income in Broulee - Tomakin is $1,378 a week (about $72,000 a year), with median personal income at $738 a week. ATO records put median taxable income at $52,104 a year against an average of $65,626. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
AreaSearch's most recent postcode level ATO data for financial year 2023 shows that income in the Broulee - Tomakin SA2 sits just below the national average, with the median set at $52,104 and the average income at $65,626. This differs from Regional NSW's figures, which report a median income of $52,390 and an average income of $65,215. With Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $57,481 for the median and $72,399 for the average as of March 2026. According to the 2021 Census, household, family and personal incomes all rank modestly in Broulee - Tomakin, falling between the 26th and 36th percentiles.
When examining income distribution, the $800 - 1,499 earnings band accounts for 28.4% of the community, representing 1,125 individuals, whereas the surrounding region's $1,500 - 2,999 bracket leads at 29.9%. Although housing costs are modest with 86.7% of income retained, the total disposable income ranks at just the 30th percentile nationally, and the area's SEIFA income ranking places it in the 5th decile.
Frequently Asked Questions - Income
Broulee - Tomakin had 1,514 occupied dwellings at the 2021 Census, 81% detached houses and 2% apartments. 28% are owned with a mortgage, 20% rented and 52% owned outright. At that Census the median rent was $360 a week and the median mortgage repayment $1,733 a month. Rent absorbs 26.1% of household income here and mortgage repayments 29.0%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the most recent Census, the housing stock in Broulee - Tomakin consisted of 80.9% houses and 19.1% other dwellings, which included semi-detached units, apartments, and other types of residences. This distribution contrasts with the broader Regional NSW, where 82.6% of residences were houses and 17.4% fell into the other dwellings category. Home ownership rates in Broulee - Tomakin significantly exceeded those of Regional NSW, standing at 52.2%. The remaining properties were either mortgaged, accounting for 27.5%, or rented, making up 20.3%. The median monthly mortgage payment in Broulee - Tomakin matched the Regional NSW average of $1,733.
Weekly rental costs reached a median of $360 in the local area, whereas Regional NSW reported figures of $1,733 and $330 respectively. On a national scale, mortgage payments in Broulee - Tomakin were lower than the Australian average of $1,863, and rental amounts were also below the national benchmark of $375.
Frequently Asked Questions - Housing
Broulee - Tomakin counted 1,514 households at the 2021 Census, averaging 2.3 people each. 23% are couples with children, fewer than in 78% of areas nationally, against 36% couples without children. 29% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households account for 68.6% of all households, including 22.7% couples with children, 35.5% couples without children, and 9.2% single parent families. The remaining 31.4% of households are non-family households, with lone person households at 29.2% and group households at 2.2%. The median household size is 2.3 people, which is smaller than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
28.8% of adults in Broulee - Tomakin hold a university qualification, including 19.3% with a bachelor degree and 5.7% with postgraduate qualifications. A further 26.6% hold a vocational qualification. 3 schools serve the area, with 1,636 enrolment places and an average ICSEA of 1,016 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Higher education attainment in the area is particularly strong compared to regional benchmarks, with 28.8% of residents aged 15+ holding a university qualification, which surpasses the Rest of NSW average of 21.3% and the SA3 area rate of 21.5%. Bachelor degrees represent the largest share of higher learning credentials at 19.3%, while postgraduate qualifications account for 5.7% and graduate diplomas for 3.8%. Vocational training is also widely pursued, as 38.2% of residents aged 15+ possess trade or technical qualifications, including advanced diplomas held by 11.6% and certificates held by 26.6%.
Current educational engagement remains robust, with 25.3% of residents actively participating in formal schooling or training. Among those currently enrolled, 9.4% are in primary education, 8.0% are in secondary education, and 3.0% are pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Broulee - Tomakin reaches 93 stops on 30 routes, timetabled for about 340 services a week. The typical home sits about 170 m from its nearest stop. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Broulee - Tomakin features 93 active transport stops that operate within the area and consist of buses. These stops are served by 30 distinct routes which together account for 340 weekly passenger trips. The transport accessibility rating is excellent as residents are generally situated 172 meters from the closest stop. Since this is mainly a residential zone, most people commute outward and cars remain the primary mode at 92% while 4% walk and 2% cycle. Vehicle ownership stands at an average of 1.4 per dwelling. Some 15.7% of residents work from home (2021 Census; may reflect COVID-19 conditions).
Service frequency averages 48 trips per day across all routes which equals approximately 3 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
60.9% of residents in Broulee - Tomakin report no long-term health condition. 6.6% need daily assistance with core activities, and 51.9% hold private health cover. The standardised death rate runs at 6.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch reports that Broulee - Tomakin encounters considerable health difficulties, as mortality rates and the spread of chronic illnesses are notably high among both younger and older demographics. Private health coverage in this locality trails the average SA2 figure by a small margin, standing at roughly 52% of the total population, which amounts to about 2,056 individuals. Arthritis and mental health problems are the most frequently reported medical issues, affecting 13.0% and 8.1% of the community respectively. Meanwhile, 60.9% of residents report being entirely free of health problems, a figure that falls short of the 63.3% recorded for Regional NSW.
Adults in the working age bracket exhibit a higher-than-average occurrence of chronic health conditions. The community includes 31.4% of residents aged 65 and over, representing 1,243 people, which exceeds the 23.4% proportion found in Regional NSW. This demographic distribution places the area above national averages in several health metrics.
Frequently Asked Questions - Health
Broulee - Tomakin is largely Australian-born, at 87.0% of residents, with 2.8% speaking a language other than English at home. The largest reported ancestries are English (32.5%) and Australian (29.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Broulee - Tomakin shows a lack of cultural diversity, with 87.0% of residents born in Australia, 92.7% holding citizenship, and 97.2% speaking English at home. Christianity is the predominant religion in Broulee - Tomakin, accounting for 47.8% of the population. Judaism stands out as the most overrepresented faith, making up 0.1% of the local population, which matches the 0.1% figure for Regional NSW. When looking at parental country of birth, the largest ancestral groups in Broulee - Tomakin are English at 32.5%, Australian at 29.6%, and Irish at 12.0%. Other ethnic groups also show distinct patterns, with Dutch at 1.7% (compared to 1.0% regionally), Scottish at 8.8% (versus 8.0%), and Welsh at 0.6% (against 0.5%).
Frequently Asked Questions - Diversity
The median resident of Broulee - Tomakin is 52, older than 94% of areas nationally. 18.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Broulee - Tomakin stands at 52 years, which is considerably higher than the Regional NSW average of 43 and also exceeds the national mean of 38. When measured against the Regional NSW benchmark, the 65 - 74 age bracket is disproportionately large at 17.2%, whereas the 25 - 34 group is comparatively small at 7.7%. This local concentration of seniors in the 65 - 74 range far surpasses the national figure of 9.4%. Over the years since 2021, the share of residents aged 15 to 24 has increased from 8.3% to 10.4%.
On the other hand, the proportion of people in the 45 to 54 age group has fallen from 11.9% to 10.0%. Projections for 2041 suggest major shifts in the population structure of Broulee - Tomakin. The 75 to 84 age group is expected to expand the most, with a 67% rise that will bring in 260 new residents for a total of 652. The 15 to 24 age cohort is also projected to grow, though more modestly, by 8% which equals 32 additional people.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Broulee - Tomakin
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 67 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,792 at the 2021 Census → 3,962 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (101041021). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.