Budgewoi - Buff Point - Halekulani

Budgewoi - Buff Point - Halekulani has seen population growth performance typically on par with national averages when looking at short and medium term trends

Budgewoi - Buff Point - Halekulani's population is 10,086 as of November 2025. This reflects a growth of 358 people since the 2021 Census, which reported a population of 9,728. The increase was inferred from ABS estimated resident population data and validated new addresses. This results in a density ratio of 1,081 persons per square kilometer. The area's growth rate exceeded its SA4 region at 3.7% compared to the regional average of 3.1%. Overseas migration contributed approximately 51.3% to overall population gains.

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 where ABS data is not available, with a base year of 2021. Future trends suggest a population increase below the national median by 2041, with an expected growth of 1,290 persons, reflecting an 11.6% total increase over 17 years.

Residential development activity is lower than average in Budgewoi - Buff Point - Halekulani according to AreaSearch's national comparison of local real estate markets

Budgewoi - Buff Point - Halekulani has received approximately 24 dwelling approvals per year over the past five financial years, totalling 122 homes from FY-21 to FY-25. As of FY-26, 8 approvals have been recorded. The area has seen an average of 2.1 people moving in annually for each new home constructed between FY-21 and FY-25, indicating solid demand that supports property values. New homes are being built at an average expected construction cost of $284,000, which is below regional norms, offering more affordable housing options.

In FY-26, commercial approvals valued at $739,000 have been registered, reflecting the area's residential nature. Compared to Greater Sydney, Budgewoi - Buff Point - Halekulani has around two-thirds the rate of new dwelling approvals per person and ranks in the 31st percentile nationally, resulting in relatively constrained buyer choice and supporting interest in existing homes. Recent construction comprises 90.0% standalone homes and 10.0% townhouses or apartments, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers. With approximately 557 people per dwelling approval, Budgewoi - Buff Point - Halekulani reflects a highly mature market.

According to AreaSearch's latest quarterly estimate, the area is projected to add 1,171 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Budgewoi - Buff Point - Halekulani has emerging levels of nearby infrastructure activity, ranking in the 31stth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 11 projects that could affect the region. Notable projects include Lake Munmorah Shopping Centre Expansion, Waratah Super Battery, Kanwal-Lake Haven-Gorokan Growth Corridor (Warnervale East / Greater Warnervale), and Darkinjung LALC & Landcom Housing Project. The following list details those most likely to be relevant.

Professional plan users can use the search below to filter and access additional projects.

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Employment performance in Budgewoi - Buff Point - Halekulani has been below expectations when compared to most other areas nationally

Budgewoi - Buff Point - Halekulani has a balanced workforce with both white and blue collar jobs. The unemployment rate was 5.3% in June 2024, with an estimated employment growth of 1.5%.

As of June 2025, the area had 4,335 residents employed, but its unemployment rate was higher at 6.3%, compared to Greater Sydney's 4.2%. Workforce participation was lower at 50.2% versus Greater Sydney's 60.0%. Key employment industries were health care & social assistance, construction, and retail trade. Construction stood out with employment levels at 1.7 times the regional average.

Conversely, professional & technical services employed only 3.5% of local workers, below Greater Sydney's 11.5%. Over the year to June 2025, employment increased by 1.5%, while labour force grew by 2.7%, leading to a rise in unemployment by 1.0 percentage points. In contrast, Greater Sydney saw employment grow by 2.6% and unemployment rise by only 0.3 percentage points. Statewide, NSW's employment contracted by 0.03% (losing 2,260 jobs) as of Nov-25, with an unemployment rate of 3.9%, compared to the national rate of 4.3%. Looking ahead, Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Budgewoi - Buff Point - Halekulani's employment mix suggests local employment should increase by similar rates over the same periods.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

The latest postcode level ATO data for financial year 2022 shows that Budgewoi - Buff Point - Halekulani SA2 has an income below the national average. The median income is $44,991 and the average income is $51,499. In comparison, Greater Sydney's median income is $56,994 and average income is $80,856. Based on a 12.61% growth in Wage Price Index since financial year 2022, the estimated current incomes as of September 2025 are approximately $50,664 (median) and $57,993 (average). The 2021 Census reveals that household, family, and personal incomes in Budgewoi - Buff Point - Halekulani fall between the 15th and 17th percentiles nationally. Income brackets indicate that 28.7% of the community earns $1,500 - 2,999, consistent with broader trends showing 30.9% in the same category. Housing affordability pressures are severe, with only 81.9% of income remaining, ranking at the 14th percentile nationally.

Budgewoi - Buff Point - Halekulani is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The dwelling structure in Budgewoi - Buff Point - Halekulani, as per the latest Census, consisted of 91.9% houses and 8.1% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Sydney metro had 83.2% houses and 16.7% other dwellings. Home ownership in Budgewoi - Buff Point - Halekulani stood at 41.9%, with the rest being mortgaged (33.4%) or rented (24.7%). The median monthly mortgage repayment was $1,733, lower than Sydney metro's average of $1,900. The median weekly rent figure was $360, compared to Sydney metro's $385. Nationally, Budgewoi - Buff Point - Halekulani's mortgage repayments were below the Australian average of $1,863, and rents were less than the national figure of $375.

Budgewoi - Buff Point - Halekulani features high concentrations of lone person households, with a lower-than-average median household size

Family households constitute 64.8 percent of all households, including 22.2 percent couples with children, 27.6 percent couples without children, and 14.2 percent single parent families. Non-family households comprise the remaining 35.2 percent, with lone person households at 32.2 percent and group households making up 3.0 percent of the total. The median household size is 2.3 people, which is smaller than the Greater Sydney average of 2.5.

Budgewoi - Buff Point - Halekulani faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 12.3%, significantly lower than Greater Sydney's average of 38.0%. Bachelor degrees are the most common at 9.2%, followed by postgraduate qualifications (1.8%) and graduate diplomas (1.3%). Vocational credentials are prevalent, with 44.9% of residents aged 15+ holding them, including advanced diplomas (10.2%) and certificates (34.7%). Educational participation is high at 26.6%, with 9.8% in primary education, 6.9% in secondary education, and 2.9% pursuing tertiary education.

Educational participation is notably high, with 26.6% of residents currently enrolled in formal education. This includes 9.8% in primary education, 6.9% in secondary education, and 2.9% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Transport analysis shows 87 active stops operating within Budgewoi - Buff Point - Halekulani. These are served by buses via 31 routes, offering 545 weekly passenger trips in total. Residents enjoy excellent transport accessibility, with an average distance of 162 meters to the nearest stop.

Service frequency stands at 77 trips daily across all routes, translating to approximately 6 weekly trips per individual stop.

Health performance in Budgewoi - Buff Point - Halekulani is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Budgewoi - Buff Point - Halekulani faces significant health challenges, with various conditions affecting both younger and older residents. The rate of private health cover is low at approximately 46%, compared to 49.3% across Greater Sydney and a national average of 55.3%. The most prevalent medical conditions are arthritis (12.2%) and mental health issues (10.5%), while 57.8% report having no medical ailments, compared to 61.5% in Greater Sydney.

Residents aged 65 and over comprise 26.4%, higher than the 22.3% in Greater Sydney. Health outcomes among seniors are challenging but generally align with the overall population's health profile.

Budgewoi - Buff Point - Halekulani is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Budgewoi-Buff Point-Halekulani had a below average cultural diversity, with 88.9% of its population born in Australia, 91.1% being citizens, and 97.1% speaking English only at home. Christianity was the main religion, comprising 57.8% of people, compared to 56.2% across Greater Sydney. The top three ancestry groups were English (32.9%), Australian (30.3%), and Irish (8.8%).

Notably, Maltese were overrepresented at 1.1%, Australian Aboriginal at 5.0%, and Maori at 0.5%.

Budgewoi - Buff Point - Halekulani hosts a notably older demographic compared to the national average

The median age in Budgewoi - Buff Point - Halekulani is 45 years, significantly higher than Greater Sydney's average of 37 years and Australia's average of 38 years. Compared to Greater Sydney, Budgewoi - Buff Point - Halekulani has a higher percentage of residents aged 65-74 (13.6%) but fewer residents aged 35-44 (10.5%). According to the 2021 Census, the 75-84 age group increased from 8.8% to 9.7% of the population, while the 55-64 age group declined from 14.4% to 12.9%. By 2041, demographic projections show significant shifts in Budgewoi - Buff Point - Halekulani's age structure. The 75-84 age group is projected to grow by 54%, reaching 1,505 from 975. Notably, the combined age groups of 65 and above will account for 77% of total population growth, reflecting the area's aging demographic profile. Conversely, both the 35-44 and 0-4 age groups are projected to decrease in numbers.