Area profile · Greater Sydney
Budgewoi - Buff Point - Halekulani has an estimated 10,074 residents, up 3.6% since the 2021 Census, with 90 projects tracked in the area around Budgewoi - Buff Point - Halekulani.
Updated 14 Oct 2026.
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Budgewoi - Buff Point - Halekulani Statistical Area (Lv2) is located 77 kilometres north-northeast from Sydney CBD. AreaSearch estimates its population at approximately 10,074 as of Aug 2026. Since the 2021 Census count of 9,728 people, the area is estimated to have gained 346 people (3.6%), based on the ABS estimated resident population of 10,066 as of June 2025 and 171 validated new addresses added since the Census date.
Its population includes a high proportion of older australians and elderly residents; education levels and incomes are lower-quartile, while population growth is moderate. The area is known for its coastal scenery, beaches and lakes, water-based activities, local shops and cafes, and community atmosphere. It offers a relaxed lifestyle amid nature, with access to local businesses and amenities, and homes combining modern and classic Australian architecture.
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01Profile
The analysis, national rankings and who lives there.
Budgewoi - Buff Point - Halekulani Statistical Area (Lv2) is located 77 kilometres north-northeast from Sydney CBD. AreaSearch estimates its population at approximately 10,074 as of Aug 2026. Since the 2021 Census count of 9,728 people, the area is estimated to have gained 346 people (3.6%), based on the ABS estimated resident population of 10,066 as of June 2025 and 171 validated new addresses added since the Census date.
Its population includes a high proportion of older australians and elderly residents; education levels and incomes are lower-quartile, while population growth is moderate. The area is known for its coastal scenery, beaches and lakes, water-based activities, local shops and cafes, and community atmosphere. It offers a relaxed lifestyle amid nature, with access to local businesses and amenities, and homes combining modern and classic Australian architecture.
Estimated resident population by year (ABS, not Census counts): 9,024 in 2001 and 10,066 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 10,074 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 65 to 74, 13.9%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 28.7%.
Budgewoi - Buff Point - Halekulani ranks in the 61st percentile nationally for sales activity and the 49th for transport & access.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Budgewoi - Buff Point - Halekulani is $538 a week, up 3.6% over 12 months to Jun 2026 and 32% below Greater Sydney. The gross rental yield across all dwellings is 3.2%.
32% below Greater Sydney on median weekly rent
Median weekly rent by year, lodged bonds. Houses: $363 in 2017, $561 in 2026. The latest is to Jun 2026.
Some rents are estimated from nearby areas.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 3 Mundara Close, Buff Point NSW 2262 | $925,000 | 1 Oct 2026 | Street address |
| 47 Bruce Road, Buff Point NSW 2262 | $360,000 | 1 Oct 2026 | Street address |
| 99 Diamond Head Drive, Budgewoi NSW 2262 | $810,000 | 28 Sep 2026 | Street address |
| 76 Scenic Drive, Budgewoi NSW 2262 | $720,000 | 25 Sep 2026 | Street address |
| 11/2 Lake Street, Budgewoi NSW 2262 | $860,000 | 21 Sep 2026 | Unit |
| 143 Buff Point Avenue, Buff Point NSW 2262 | $1,200,000 | 18 Sep 2026 | Street address |
| 145 Buff Point Avenue, Buff Point NSW 2262 | $700,000 | 18 Sep 2026 | Street address |
| 19 Mootay Close, Buff Point NSW 2262 | $920,000 | 16 Sep 2026 | Street address |
| 19 Huene Avenue, Halekulani NSW 2262 | $120,000 | 16 Sep 2026 | Street address |
| 24 Yackerboom Avenue, Buff Point NSW 2262 | $1,190,000 | 9 Sep 2026 | Street address |
The 10 most recent of the 49 residential sales recorded since 11 Jun 2026 (the latest settled 1 Oct 2026), newest first. The median of these 49, houses and units together, was $900,000 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to October 2026. Commercial, vacant land and nominal sales are left out. Unit means the address has a unit number; a street address has none.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $538 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +3.6% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 3.2% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $900k | Contract-date median, 2026 to date | |
| Median unit price | $710k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $900,000 | Median of the 49 most recent residential sales, settled 11 Jun 2026 to 1 Oct 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $561 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +6.8% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, units | $449 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for units over 12 months | +5.3% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 3.4% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Gross rental yield, units | 3.3% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median rent, Wyong | $630 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Wyong, over 12 months | +8.7% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Central Coast | $655 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Central Coast, over 12 months | +7.7% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Greater Sydney | $789 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Greater Sydney, over 12 months | +5.3% | Rental bond lodgements, median for the 12 months to Jun 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 77 tracked applications: 26 approved, 26 under assessment, 25 other (refused, withdrawn or no status).
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AreaSearch tracks 90 projects in and around Budgewoi - Buff Point - Halekulani, 20 of them under construction.
Central Coast Council, in partnership with BMD Constructions, is executing a major $144 million capital upgrade of the Charmhaven Sewage Treatment Plant.
A multi-stage masterplanned community lifestyle precinct development spanning over 45 hectares adjacent to Doyalson RSL. The project features 360 retirement living villas, a new community centre, golf clubhouse, medical centre, childcare facility, service station, food outlets, hotel accommodation, and associated civil infrastructure.
Central Coast Council, supported by NSW Government open space grants, is delivering the Lake Munmorah Recreation Facility and Regional Playspace at 4 Tall Timbers Road. The facility delivers an inclusive all-abilities nature-based playground, a pump track and skate facility, sports field upgrades, a modern amenities pavilion, BBQ shelters, and shared paths.
One of the world's largest battery energy storage systems with a capacity of 850 MW and 1,680 MWh, located at the former Munmorah Power Station site.
Long-term planning and asset improvement program for Lake Haven Centre, a single-level sub-regional shopping centre owned by Vicinity Centres. The centre has 43,205 sqm of gross lettable area, 5.7 million annual visits, and is anchored by Kmart, Aldi, Coles and Woolworths with an adjoining business park.
Lake Munmorah Shopping Centre is an operating neighbourhood shopping centre on the corner of Tall Timbers Road and the Pacific Highway. The centre is anchored by Woolworths and includes specialty tenants, a pad-site Woolworths Petrol tenancy and adjacent vacant land identified by the owner as providing potential expansion opportunities.
Lakeside Gardens is an approved mixed-use waterfront residential project comprising two multi-storey residential flat buildings housing 109 apartments along with ground-floor commercial tenancies.
The Best Start Early Learning Centre at 54-60 Wallarah Road, Gorokan, is a purpose-built long day childcare and early learning facility designed for approximately 100 children. The centre provides indoor activity rooms, shaded outdoor nature-play areas, staff facilities, and dedicated at-grade parking with safe access off Wallarah Road.
An active transport infrastructure program delivered by Central Coast Council and Transport for NSW establishing key missing shared pathway and cycleway connections across Lake Haven, Charmhaven, and Warnervale along Pacific Highway, Sparks Road, and Louisiana Road to improve pedestrian safety and connectivity to major town centres, local schools, and…
Construction of new active transport footpaths along Robson Avenue (~364m) and Gorokan Drive (~270m) in Gorokan. Delivered under Central Coast Council's footpath upgrade program to improve pedestrian connectivity, accessibility, and safety near local schools and community amenities.
A proposed seawater desalination facility adjacent to the existing Toukley Sewage Treatment Plant on Wilfred Barrett Drive, being advanced as a plan-ready drought response project under the Central Coast Water Security Plan.
A major regional leisure and aquatic facility proposed by Central Coast Council for the Lake Haven precinct. Included in Council's Key Enabling Projects 2026, the facility will deliver modern indoor aquatic pools, sports courts, wellness spaces, and community recreation amenities to serve the growing northern Central Coast region.
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 61 projects in and around the area that are not yet completed and have one: 2025 2, 2026 11, 2027 14, 2028 17, 2029 7, 2030 4, 2031 0, 2032 2, 2033 0, 2034 0, 2035 4. 19 have no completion year.
AreaSearch has tracked 77 substantial development applications lodged in and around Budgewoi - Buff Point - Halekulani over the period covered (about 3.2 years), 70 in the last 12 months; 26 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2023 (part year) 1, 2024 4, 2025 3, 2026 (to Oct) 69.
Key application 38 Buff Point Avenue, Buff Point Retail | $393k | 1 dwelling | 2 storeys Under Assessment
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 77 | Tracked by AreaSearch, in and around the area, period covered (about 3.2 years) | |
| Tracked, last 12 months | 70 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 2.5 per 1,000 people | ABS building approvals | 32nd percentile nationally |
| Average approvals a year | 25 | ABS building approvals | 37th percentile nationally |
| Applications approved | 26 | Tracked by AreaSearch, in and around the area, period covered (about 3.2 years) | |
| Applications under assessment | 26 | Tracked by AreaSearch, in and around the area, period covered (about 3.2 years) |
Key infrastructure and planning changes likely to influence the Budgewoi - Buff Point - Halekulani SA2 include: Charmhaven Sewage Treatment Plant Major Upgrade (Construction); Doyalson RSL Masterplanned Community Precinct (Under Assessment); Doyalson Wyee RSL Club Masterplan (The Doylo Redevelopment) (Approved); Greater Lake Munmorah Structure Plan Area Expansion (Planning); and Gorokan Waterfront Masterplan & Foreshore Revitalisation (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the Budgewoi - Buff Point - Halekulani SA2 spans multiple sectors including Communities, Precincts & Urban Renewal, Environmental & Disaster Management, and Residential Development, among others.
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On AreaSearch's development drivers ranking, residential development activity is lower than average in Budgewoi - Buff Point - Halekulani compared with local real estate markets nationally.
Dwelling approval activity in the Budgewoi - Buff Point - Halekulani SA2 area has seen 45 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Budgewoi - Buff Point - Halekulani SA2's current population of 10,074 has been supported by 25 approvals on average over recent years.
The Budgewoi - Buff Point - Halekulani SA2 has seen 2.5 approvals per 1,000 people in recent years, compared to 6.2 approvals in Greater Sydney. This means that one dwelling has been approved for every 445 people in the Budgewoi - Buff Point - Halekulani SA2, compared to one for every 165 in Greater Sydney.
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Looking at development activity over the past five years, the Budgewoi - Buff Point - Halekulani SA2's approval levels have been significantly above the yearly average of 25, indicating strong recent growth in development activity.
Over the past five years, the population in the Budgewoi - Buff Point - Halekulani SA2 has grown by approximately 317 people, while 123 residential approvals were recorded. This equates to a ratio of 2.6 people added for each new dwelling approval. This indicates solid population growth supported by housing development activity.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
An assessment of population growth drivers in Budgewoi - Buff Point - Halekulani reveals an overall ranking slightly below national averages considering recent, and medium term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 10,074 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +3.6% | AreaSearch estimate, Aug 2026, against the 2021 Census | 29th percentile nationally |
| Population density | 1,080 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 53rd percentile nationally |
| Average yearly growth, 2020 to 2025 | +0.6% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +0.6% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 9,728 | 2021 Census | |
| Residents added since the 2021 Census | 346 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +0.6% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +1.0% | ABS estimated resident population series to June 2025 | |
| Land area | 9.33 km² | AreaSearch boundary analysis |
Total population for the Budgewoi - Buff Point - Halekulani SA2 was estimated to be approximately 10,074 as at Aug 2026. This is based upon an estimated resident population of 10,066 from the ABS up to June 2025.
The budgewoi - buff point - halekulani sa2 has added approximately 346 people and shown a 3.56% increase from the 9,728 people recorded at the 2021 Census period.
The population density in the Budgewoi - Buff Point - Halekulani SA2 is estimated at 1,080 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Budgewoi - Buff Point - Halekulani SA2 has shown a compound annual growth rate of 0.6% per annum.
Population growth in the Budgewoi - Buff Point - Halekulani SA2 is driven by: Overseas migration (56.7%), Natural increase (39.3%), Interstate migration (3.9%). The primary driver is Overseas migration, contributing 56.7% of overall population gains.
Budgewoi - Buff Point - Halekulani hosts a notably older demographic compared to the national average.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 45 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 78th percentile nationally |
| Aged 65 and over | 27.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 16.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 22.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 45.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 45 years | 2021 Census | |
| Aged 0 to 4 | 5.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 11.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 10.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 11.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 10.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 11.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 12.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 13.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 9.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 3.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Budgewoi - Buff Point - Halekulani SA2 at 45 years as at August 2026. That is in line with the 2021 Census figure of 45 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 45 years as at August 2026, Budgewoi - Buff Point - Halekulani is 8 years older than the Greater Sydney 2021 Census average (37 years) and 7 years older than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Budgewoi - Buff Point - Halekulani SA2 compared to the Greater Sydney region is the 65 - 74 group, making up 13.9% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Budgewoi - Buff Point - Halekulani SA2 compared to the Greater Sydney region is the 25 - 34 group, making up 11.5% of the population.
Yes, certain age groups in the Budgewoi - Buff Point - Halekulani SA2 show significant variance compared to Greater Sydney. The most over-represented age groups are 75-84 year-olds (9.7% vs 5.3%) and 85+ year-olds (3.6% vs 2.1%).
AreaSearch estimates children aged 0-14 years at 16.5% of the population in the Budgewoi - Buff Point - Halekulani SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 27.1% of the population in the Budgewoi - Buff Point - Halekulani SA2 as at August 2026.
Income figures position the area below 81% of locations analysed nationally by AreaSearch.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $52,336 a year | ATO FY-24, annual | 23rd percentile nationally |
| Average taxable income | $58,518 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $1,232 | 2021 Census, weekly | 15th percentile nationally |
| Census personal income / week | $639 | 2021 Census, weekly | 17th percentile nationally |
| High-income households | 12.1% | 2021 Census | |
| Census family income / week | $1,569 | 2021 Census, weekly | |
| Low-income households | 33.6% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Budgewoi - Buff Point - Halekulani SA2 is approximately $55,675. The official ATO data from FY-24 recorded a median of $52,336.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Budgewoi - Buff Point - Halekulani SA2 is approximately $62,251. The official ATO data from FY-24 recorded an average of $58,518.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Budgewoi - Buff Point - Halekulani SA2 is approximately $55,675 compared to $67,214 in Greater Sydney. The official ATO data from FY-24 shows $52,336 and $63,183 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Budgewoi - Buff Point - Halekulani SA2 is approximately $62,251 compared to $92,214 in Greater Sydney. The official ATO data from FY-24 shows $58,518 and $86,684 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Budgewoi - Buff Point - Halekulani SA2's households (~28.7% / 1,129 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the Budgewoi - Buff Point - Halekulani SA2 is the $1,500 - 2,999 group, representing about 28.7% of households. In comparison, Greater Sydney's largest household income cohort is the $1,500 - 2,999 group, representing 30.9% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the Budgewoi - Buff Point - Halekulani SA2 is $1,232/wk.
According to the 2021 Census, the median family income in the Budgewoi - Buff Point - Halekulani SA2 is $1,569/wk.
The 2021 Census shows that the median personal income in the Budgewoi - Buff Point - Halekulani SA2 is $639/wk.
The Budgewoi - Buff Point - Halekulani SA2's income level is lower than average on a national basis according to the latest ATO data aggregated by AreaSearch for FY-24. The Budgewoi - Buff Point - Halekulani SA2's median income among taxpayers is $52,336 and the average income stands at $58,518, which compares to figures for Greater Sydney's of $63,183 and $86,684 respectively. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $55,675 (median) and $62,251 (average) as of June 2026.
The estimated disposable income in the Budgewoi - Buff Point - Halekulani SA2 is $4,374 per year according to AreaSearch analysis.
The budgewoi - buff point - halekulani sa2's disposable income is $4,374 compared to $7,412 for Greater Sydney, based on AreaSearch analysis.
The employment landscape in Budgewoi - Buff Point - Halekulani shows performance that lags behind national averages across key labour market indicators.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 5.4% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 55.7% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 4,421 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 8,286 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 4,671 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Budgewoi - Buff Point - Halekulani SA2 has approximately 4,421 employed residents with an unemployment rate of 5.4%. The unemployment rate is moderate, indicating some available workforce capacity. Employment indicators are below the national average, suggesting room for improvement.
As of June 2026, the unemployment rate in the Budgewoi - Buff Point - Halekulani SA2 stands at 5.4%, which is 1.2 percentage points above Greater Sydney's rate of 4.2%. This higher unemployment rate may indicate local labour market challenges. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the Budgewoi - Buff Point - Halekulani SA2 is dominated by several key sectors. The largest employers are health care & social assistance (19.5% of employment), construction (15.0%), and retail trade (12.1%). Other significant employers include education & training and manufacturing.
Over the past year to June 2026, the Budgewoi - Buff Point - Halekulani SA2 has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has risen. By comparison, Greater Sydney saw employment increased and its unemployment rate dropped.
The workforce participation rate in the Budgewoi - Buff Point - Halekulani SA2 is 55.7%, which represents the proportion of working-age residents who are either employed or actively seeking work. This moderate participation rate suggests some residents may face barriers to workforce entry. The local rate trailing the Greater Sydney average of 68.9%, suggesting potential for increased workforce participation.
The budgewoi - buff point - halekulani sa2 shows notable specialisation in construction, which employs 15.0% of the local workforce compared to 8.6% across Greater Sydney. This concentration suggests the area has developed competitive advantages in this sector. The area also shows above-average employment in 2 other sectors, contributing to a distinctive economic profile.
The long-run outlook for employment is part of AreaSearch Operator and Pro. Log in to see the forecast detail in Full.
The budgewoi - buff point - halekulani sa2's employment market shows below-average performance in national comparisons. While employment opportunities exist, the area faces more challenges than many other regions. Recent job advertisement trends show the broader employment region experienced 1.1% growth, ranking 19th out of 37 regions nationally.
Budgewoi - Buff Point - Halekulani faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 9.2% | 2021 Census | 10th percentile nationally |
| Postgraduate qualifications | 1.8% | 2021 Census | 13th percentile nationally |
| University qualifications | 12.3% | 2021 Census | |
| Vocational qualifications | 34.7% | 2021 Census | 94th percentile nationally |
| Graduate diploma or certificate | 1.3% | 2021 Census | 11th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 10.2% | 2021 Census | 39th percentile nationally |
| No post-school qualification | 42.7% | 2021 Census | |
| Residents attending an educational institution | 26.6% | 2021 Census | |
| Residents attending university or other higher education | 2.9% | 2021 Census | 25th percentile nationally |
| Residents attending primary school | 9.8% | 2021 Census | 42nd percentile nationally |
| Residents attending secondary school | 6.9% | 2021 Census | 26th percentile nationally |
12.3% of people aged 15 and over in the Budgewoi - Buff Point - Halekulani SA2 have university qualifications, compared to 38.0% in Greater Sydney.
42.7% of people aged 15 and over in the Budgewoi - Buff Point - Halekulani SA2 have no formal qualifications, compared to 34.2% in Greater Sydney.
The budgewoi - buff point - halekulani sa2 ranks in the 14th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Budgewoi - Buff Point - Halekulani SA2 are: Certificate (34.7%), Advanced Diploma (10.2%), Bachelor Degree (9.2%).
26.6% of the population in the Budgewoi - Buff Point - Halekulani SA2 is currently engaged in formal education, including 9.8% in primary school, 6.9% in secondary school, 2.9% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Budgewoi - Buff Point - Halekulani SA2 is 935, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 1 schools within the Budgewoi - Buff Point - Halekulani SA2, with a combined enrollment of approximately 570 students.
The budgewoi - buff point - halekulani sa2 includes 1 primary school.
Budgewoi - Buff Point - Halekulani features high concentrations of single parent families and lone person households but relatively few couples with children, with a smaller average household size than Greater Sydney.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.3 people | 2021 Census | 25th percentile nationally |
| Lone-person households | 32.2% | 2021 Census | 80th percentile nationally |
| Couples with children | 22.2% | 2021 Census | 20th percentile nationally |
| Couples without children | 27.6% | 2021 Census | 56th percentile nationally |
| One-parent families | 14.2% | 2021 Census | 84th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 3.0% | 2021 Census | 55th percentile nationally |
| Households at the 2021 Census | 3,935 | 2021 Census | |
| Estimated households | 4,075 | AreaSearch estimate, Aug 2026 | |
| Family households | 64.8% | 2021 Census | 24th percentile nationally |
| Average children per family | 1.9 per family | 2021 Census | 79th percentile nationally |
As of the 2021 Census, the Budgewoi - Buff Point - Halekulani SA2 had 3,935 households. Based on population growth patterns, this has grown by approximately 3.6% to an estimated 4,075 households today.
The average household size in the Budgewoi - Buff Point - Halekulani SA2 is 2.3 people. This compares to 2.7 in Greater Sydney and reflects the area's household composition mix.
Family households dominate at 64.8% of all households. Non-family households consist of lone person households (32.2%), group households (3.0%), and other household types (0.0%).
Of the 2,550 family households, couples with children account for 22.2% of all households, couples without children at home 27.6%, and single parent families 14.2%. This mix shapes local demand for schools, family services, and housing types.
Compared to Greater Sydney, the Budgewoi - Buff Point - Halekulani SA2 shows distinct household patterns. Lone person households are notably over-represented at 32.2% (versus 23.2% in Greater Sydney). Conversely, family households are under-represented at 64.8% compared to 72.6% in Greater Sydney. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
Families in the Budgewoi - Buff Point - Halekulani SA2 have an average of 1.9 children, slightly above the Greater Sydney average of 1.5. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 40.1% of the adult population are currently married, while 34.5% have never married. This compares to 48.3% married and 36.4% never married across Greater Sydney.
Single-person households represent 32.2% of all households in the Budgewoi - Buff Point - Halekulani SA2, higher than the average for Greater Sydney of 23.2%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 3.0% of households, below the Greater Sydney average of 4.2%. This lower rate suggests less student or young professional shared accommodation.
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.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 11.1% | 2021 Census | 16th percentile nationally |
| Speak another language at home | 2.9% | 2021 Census | 9th percentile nationally |
| English only at home | 97.1% | 2021 Census | 91st percentile nationally |
| Australian citizens | 91.1% | 2021 Census | 84th percentile nationally |
| Born in Australia | 88.9% | 2021 Census | 83rd percentile nationally |
| Aboriginal and Torres Strait Islander residents | 5.0% | 2021 Census | 87th percentile nationally |
Budgewoi - Buff Point - Halekulani was found to be below average in terms of cultural diversity, with 88.9% of its population born in Australia, 91.1% being citizens, and 97.1% speaking English only at home.
The main religion in Budgewoi - Buff Point - Halekulani was found to be Christianity, which makes up 57.8% of people in Budgewoi - Buff Point - Halekulani. This compares to 49.2% across Greater Sydney.
In terms of ancestry (country of birth of parents), the top three represented groups in Budgewoi - Buff Point - Halekulani are English, comprising 32.9% of the population, which is substantially higher than Greater Sydney's 19.0%, Australian, comprising 30.3% of the population, which is substantially higher than Greater Sydney's 17.8%, and Irish, comprising 8.8% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Maltese is notably overrepresented at 1.1% of Budgewoi - Buff Point - Halekulani (vs 1.0% across Greater Sydney), Australian Aboriginal at 5.0% (vs 1.3%) and Maori at 0.5% (vs 0.4%).
11.1% of the Budgewoi - Buff Point - Halekulani SA2 population was born overseas, compared to 40.5% across Greater Sydney.
2.9% of the population in the Budgewoi - Buff Point - Halekulani SA2 speaks a language other than English at home, compared to 39.5% in Greater Sydney.
5.0% of the Budgewoi - Buff Point - Halekulani SA2 population identifies as Australian Aboriginal, compared to 1.3% in Greater Sydney.
91.1% of the Budgewoi - Buff Point - Halekulani SA2 population holds citizenship, compared to 80.8% in Greater Sydney.
04Place
Housing, health, transport, local services and the reports on them.
Budgewoi - Buff Point - Halekulani is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 24.7% | 2021 Census | 40th percentile nationally |
| Owned outright | 41.9% | 2021 Census | 75th percentile nationally |
| Detached houses | 91.9% | 2021 Census | 68th percentile nationally |
| Median mortgage repayment | $1,733 a month | 2021 Census, monthly | 43rd percentile nationally |
| Owned with a mortgage | 33.4% | 2021 Census | 44th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 1.8% | 2021 Census | 15th percentile nationally |
| Median weekly rent paid, 2021 Census | $360 | 2021 Census, weekly | 46th percentile nationally |
| Median rent as a share of median household income | 29.2% | 2021 Census, ratio calculated by AreaSearch | 94th percentile nationally |
| Median mortgage repayment as a share of household income | 32.5% | 2021 Census, ratio calculated by AreaSearch | 94th percentile nationally |
| People per bedroom | 0.8 per bedroom | 2021 Census | 47th percentile nationally |
In the Budgewoi - Buff Point - Halekulani SA2, 41.9% of homes are owned outright, 33.4% are owned with a mortgage, and 24.7% are rented.
According to the latest data, 91.9% of dwellings in the Budgewoi - Buff Point - Halekulani SA2 are houses.
In the Budgewoi - Buff Point - Halekulani SA2, 3.8% of dwellings are apartments or units, with an additional 1.8% being semi-detached dwellings.
Outright home ownership in the Budgewoi - Buff Point - Halekulani SA2 stands at 41.9%, compared to 28.7% in Greater Sydney.
The median monthly mortgage repayment in the Budgewoi - Buff Point - Halekulani SA2 is $1,733, compared to $2,427 in Greater Sydney.
The aggregate monthly housing cost in the Budgewoi - Buff Point - Halekulani SA2 is $964, which represents the average monthly cost across all housing types.
In the Budgewoi - Buff Point - Halekulani SA2, households with mortgages typically spend 32.5% of their income on mortgage repayments, while renters spend 29.2% of their income on rent.
The average persons per bedroom ratio in the Budgewoi - Buff Point - Halekulani SA2 is 0.8, indicating the level of household density.
Housing affordability in the Budgewoi - Buff Point - Halekulani SA2 shows mortgage holders spending 32.5% of income on repayments (vs 27.0% in Greater Sydney), while renters spend 29.2% of income on rent (vs 22.6% in Greater Sydney).
The dwelling mix in the Budgewoi - Buff Point - Halekulani SA2 consists of 91.9% detached houses, 1.8% semi-detached dwellings, 3.8% apartments, and 2.5% other dwelling types.
Housing in Budgewoi - Buff Point - Halekulani consumes approximately 18.1% of median household income ($5,335 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Budgewoi - Buff Point - Halekulani show attached dwellings contributing 27% of approvals compared to 8% of existing stock, while detached houses represent 73% of applications versus 92% of current dwellings. This suggests increasing densification. Density increases remain below national trends.
Health performance in Budgewoi - Buff Point - Halekulani is well below the national average with a range of health conditions having marked impacts on both younger and older age cohorts.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 47.2% | ATO FY 2024, private health cover | 11th percentile nationally |
| No long-term health condition | 57.8% | 2021 Census | 4th percentile nationally |
| Need help with daily activities | 8.0% | 2021 Census | 86th percentile nationally |
| No long-term health condition, under 65 | 68.2% | 2021 Census | 5th percentile nationally |
| Three or more long-term health conditions, under 65 | 2.9% | 2021 Census | 93rd percentile nationally |
Around 47.2% of people in the Budgewoi - Buff Point - Halekulani SA2 are covered by private health insurance, which compares to 59.8% in Greater Sydney.
In the Budgewoi - Buff Point - Halekulani SA2, 8.0% of the population is identified as requiring ongoing medical assistance. By comparison, 5.2% of people in Greater Sydney require similar assistance.
8.5% of people in the Budgewoi - Buff Point - Halekulani SA2 are diagnosed with asthma. In comparison, 6.4% of the population across Greater Sydney is affected by asthma.
Diabetes affects 5.8% of the Budgewoi - Buff Point - Halekulani SA2 population, while in Greater Sydney, 4.3% of people are diagnosed with diabetes.
5.1% of people in the Budgewoi - Buff Point - Halekulani SA2 have heart disease. Across Greater Sydney,3.2% of the population is affected by heart disease.
In the Budgewoi - Buff Point - Halekulani SA2, 47.2% of the population are estimated to have private health insurance. Comparatively, Greater Sydney sees an estimated private health coverage rate of 59.8%.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 49 out of 100 | AreaSearch transport analysis of timetable data | 49th percentile nationally |
| Public transport stops | 87 | Public transport timetable (GTFS) data, compiled by AreaSearch | 67th percentile nationally |
| Weekly public transport trips | 571 | Public transport timetable (GTFS) data, compiled by AreaSearch | 26th percentile nationally |
| People per public transport stop | 116 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 33 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.3 per dwelling | 2021 Census | |
| Working residents who worked from home | 22.1% | 2021 Census, taken during COVID-19 restrictions |
There are 87 public transport stops within the Budgewoi - Buff Point - Halekulani SA2.
The Budgewoi - Buff Point - Halekulani SA2 has 571 weekly trips across 33 routes, averaging 81 trips per day.
On average, residential properties are 162 metres from the nearest transport stop.
From the typical resident, the nearest child care centre is 603 m away and the nearest supermarket 851 m.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 87 stops nearby, 571 weekly trips, access rating 49 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 19 out of 100 | AreaSearch proximity analysis | 19th percentile nationally |
| Nearest child care | 603 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 851 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 852 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest school | 1.1 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest GP | 1.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 1.4 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 3.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 3.7 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 3.9 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 4.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 7.2 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 2 long day care centres with 85 places in Budgewoi - Buff Point - Halekulani, about 6.5 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Budgewoi - Buff Point - Halekulani is built to order and emailed to you.
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06About this profile
Where the figures come from, downloads and nearby areas.
On AreaSearch's development drivers ranking, residential development activity is lower than average in Budgewoi - Buff Point - Halekulani compared with local real estate markets nationally.
Budgewoi - Buff Point - Halekulani has moderate levels of nearby infrastructure activity, ranking in the 40th percentile nationally.
No headline figures are reported for this area.
Budgewoi - Buff Point - Halekulani's resilient property market has recorded 198 sales in the 12 months to June 2026, comprising 100% residential transactions.
An assessment of population growth drivers in Budgewoi - Buff Point - Halekulani reveals an overall ranking slightly below national averages considering recent, and medium term trends.
Budgewoi - Buff Point - Halekulani hosts a notably older demographic compared to the national average.
Income figures position the area below 81% of locations analysed nationally by AreaSearch.
The employment landscape in Budgewoi - Buff Point - Halekulani shows performance that lags behind national averages across key labour market indicators.
Budgewoi - Buff Point - Halekulani faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally.
Budgewoi - Buff Point - Halekulani features high concentrations of single parent families and lone person households but relatively few couples with children, with a smaller average household size than Greater Sydney.
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 is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
Health performance in Budgewoi - Buff Point - Halekulani is well below the national average with a range of health conditions having marked impacts on both younger and older age cohorts.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be below the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Budgewoi - Buff Point - Halekulani has an estimated 10,074 residents, up 3.6% since the 2021 Census, with 90 projects tracked in the area around Budgewoi - Buff Point - Halekulani.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Budgewoi - Buff Point - Halekulani.
Data currency
Refreshed . Sales to Oct 2026, rents to Jun 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Jul 2026. Housing, households and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 14 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (for example census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb or locality names (postal-style areas) and may use different geographic boundaries. For a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (102021046). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (for example census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Jul 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, education, transport, health and services and amenities. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Budgewoi - Buff Point - Halekulani from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Budgewoi - Buff Point - Halekulani with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
