Budgewoi - Buff Point - Halekulani
Statistical Area - sa2

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 around 10,086 as of November 2025. This reflects an increase of 358 people since the 2021 Census, which reported a population of 9,728 people. The change is inferred from the estimated resident population of 9,967 from the ABS as of June 2024 and an additional 23 validated new addresses since the Census date. This level of population equates to a density ratio of 1,081 persons per square kilometer. Budgewoi - Buff Point - Halekulani's growth of 3.7% since the 2021 census exceeded the SA4 region's growth of 3.1%. Population growth was primarily driven by overseas migration contributing approximately 51.3% of overall population gains during recent periods, although all drivers including natural growth and interstate migration were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population trends suggest an increase just below the median of national areas, with the area expected to expand by 1,290 persons to 2041 based on the latest population numbers, resulting in a total increase of 11.6% over the 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 seen approximately 24 dwelling approvals annually over the past five financial years, totalling 122 homes from FY-20 to FY-25. As of FY-26, 8 approvals have been recorded. On average, 2.1 people per year moved to the area with each new home constructed between FY-21 and FY-25, indicating solid demand supporting property values. New homes were built at an average expected construction cost value of $256,000, below regional norms, offering more affordable housing options.

This financial year has seen $739,000 in commercial approvals, reflecting the area's residential nature. Compared to Greater Sydney, Budgewoi Buff Point Halekulani had around two-thirds the rate of new dwelling approvals per person as of FY-25, placing it among the 31st percentile nationally, suggesting relatively constrained buyer choice and supporting interest in existing homes. This activity is below the national average, indicating an established area with potential planning limitations. Recent construction comprised 90% standalone homes and 10% townhouses or apartments, preserving the area's suburban nature and attracting space-seeking buyers.

With around 557 people per dwelling approval, Budgewoi Buff Point Halekulani reflects a highly mature market. Future projections estimate an addition of 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 moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Eleven projects have been identified by AreaSearch as potentially impacting the area. Key among these are the Lake Munmorah Shopping Centre Expansion, Waratah Super Battery project, 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 comprising white and blue collar jobs. Key sectors include essential services, with an unemployment rate of 5.3% as of June 2025.

Employment growth over the past year was estimated at 1.5%. There are 4,335 residents in work, with an unemployment rate of 6.5%, compared to Greater Sydney's 4.2%. Workforce participation is lower at 50.2% versus Greater Sydney's 60.0%. Major employment industries among residents are health care & social assistance, construction, and retail trade.

Construction stands out with employment levels at 1.7 times the regional average. Conversely, professional & technical services employ only 3.5% of local workers, below Greater Sydney's 11.5%. The area may offer limited local employment opportunities, as indicated by Census data comparing working population to resident population. Over the year to June 2025, employment increased by 1.5%, while labour force grew by 2.7%, leading to a rise in unemployment of 1.0 percentage points. In contrast, Greater Sydney saw employment rise by 2.6% and unemployment increase by only 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Budgewoi - Buff Point - Halekulani's industry mix suggests local growth of approximately 6.6%% over five years and 13.7% over ten years, though this is a simple extrapolation for illustrative purposes only.

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

AreaSearch's latest postcode level ATO data for financial year 2022 shows that income in Budgewoi - Buff Point - Halekulani is below the national average. The median assessed income is $44,991 and the average income stands at $51,499. This contrasts with Greater Sydney's figures of a median income of $56,994 and an average income of $80,856. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $50,664 (median) and $57,993 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Budgewoi - Buff Point - Halekulani all fall between the 16th and 17th percentiles nationally. Income brackets indicate that the $1,500 - 2,999 earnings band captures 28.7% of the community (2,894 individuals), consistent with broader trends across the broader area showing 30.9% in the same category. Housing affordability pressures are severe, with only 81.9% of income remaining, ranking at the 14th percentile.

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

In Budgewoi - Buff Point - Halekulani, as per the latest Census, 91.9% of dwellings were houses while 8.1% comprised semi-detached homes, apartments, and other types. This compares to Sydney metro's 83.2% houses and 16.7% other dwellings. Home ownership in the area stood at 41.9%, with mortgaged properties at 33.4% and rented ones at 24.7%. The median monthly mortgage repayment was $1,733, lower than Sydney metro's $1,900. Weekly rent averaged $360 compared to Sydney metro's $385. Nationally, Budgewoi - Buff Point - Halekulani had lower mortgage repayments ($1,733 vs $1,863) and rents ($360 vs $375).

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

Family households account for 64.8% of all households, consisting of 22.2% couples with children, 27.6% couples without children, and 14.2% single parent families. Non-family households make up the remaining 35.2%, with lone person households at 32.2% and group households comprising 3.0%. 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 has lower university qualification rates at 12.3%, compared to Greater Sydney's average of 38.0%. Bachelor degrees are the most common at 9.2%, followed by postgraduate qualifications at 1.8% and graduate diplomas at 1.3%. Vocational credentials are prominent, with 44.9% of residents aged 15+ holding them, including advanced diplomas (10.2%) and certificates (34.7%). Educational participation is high, with 26.6% of residents currently enrolled in formal education: 9.8% in primary, 6.9% in secondary, and 2.9% in tertiary.

Budgewoi Public School serves the area, enrolling 570 students. The area has varied educational conditions, with one school focusing on primary education only; secondary options are available nearby. Local school capacity is limited at 5.7 places per 100 residents, compared to the regional average of 13.6, so many families travel for schooling.

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

Transport analysis indicates 87 active stops operating within Budgewoi - Buff Point - Halekulani. These stops serve a mix of bus routes, totalling 31 individual routes. Collectively, these routes facilitate 545 weekly passenger trips.

Transport accessibility is rated excellent, with residents typically located 162 meters from the nearest stop. Service frequency averages 77 trips per day across all routes, equating to approximately 6 weekly trips per 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 age groups. Private health cover is low, at approximately 46% of the total population (~4,679 people), compared to 49.3% in 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 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 align with the general 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, surveyed in June 2016, had below average cultural diversity with 88.9% born in Australia, 91.1% being citizens, and 97.1% speaking English at home. Christianity was the dominant religion (57.8%), slightly higher than Greater Sydney's 56.2%. The top three ancestry groups were English (32.9%), Australian (30.3%), and Irish (8.8%).

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

Budgewoi - Buff Point - Halekulani hosts an older demographic, ranking in the top quartile nationwide

The median age in Budgewoi - Buff Point - Halekulani is 45 years, which is 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 percentage of residents aged 75-84 increased from 8.8% to 9.7%, while the percentage of those aged 55-64 decreased 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 expected to grow by 54%, reaching 1,505 people from 975. Notably, the combined age groups of 65 and above will account for 77% of total population growth, indicating an aging demographic profile in the area. In contrast, both the 35-44 and 0-4 age groups are projected to have reduced numbers.