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, according to AreaSearch's analysis. This figure shows an increase of 358 people since the 2021 Census, which reported a population of 9,728. The growth was inferred from the estimated resident population of 9,967 in June 2024 and an additional 23 validated new addresses since the Census date. This results in a population density ratio of 1,081 persons per square kilometer. Budgewoi - Buff Point - Halekulani's growth rate of 3.7% since the 2021 census exceeds the SA4 region's growth rate of 3.1%. Overseas migration contributed approximately 51.3% of overall population gains during recent periods, although all drivers were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch uses NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. Future population trends suggest an increase just below the national median, with the area expected to expand by 1,290 persons to 2041 based on the latest annual ERP population numbers, reflecting 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 received approximately 24 dwelling approvals per year over the past five financial years, totalling 122 homes from FY-20 to FY-25. As of FY-26, 11 approvals have been recorded. On average, 2.1 people per new home constructed moved to the area annually between FY-21 and FY-25, indicating solid demand that supports property values. The average construction cost value of new homes was $256,000 during this period, reflecting more affordable housing options compared to regional norms.

In FY-26, commercial approvals valued at $739,000 have been registered, highlighting 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, suggesting relatively constrained buyer choice and supporting interest in existing homes. Recent construction comprises 90% standalone homes and 10% townhouses or apartments, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers. With around 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. If current development rates persist, housing supply may struggle to match population growth, potentially intensifying 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 identified 11 projects likely affecting the region. Notable ones are 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 details those most relevant.

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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 white and blue collar jobs. Key sectors are well-represented, with an unemployment rate of 5.2% as of September 2025.

Employment growth over the past year was estimated at 2.3%. There are 4,369 residents in work, with an unemployment rate of 6.2%, which is 1.0% higher than Greater Sydney's rate of 4.2%. Workforce participation lags behind Greater Sydney at 50.2%. Major employment industries include health care & social assistance, construction, and retail trade.

Construction has notable concentration, with employment levels at 1.7 times the regional average. However, professional & technical services employ only 3.5% of local workers, below Greater Sydney's 11.5%. The area may have limited local employment opportunities, as indicated by Census data. Between September 2024 and September 2025, employment increased by 2.3%, while the labour force grew by 3.2%, leading to an unemployment rise of 0.8 percentage points. In contrast, Greater Sydney saw employment rise by 2.1% and unemployment increase by 0.2 percentage points. State-level data from NSW as of 25-Nov shows employment contracted by 0.03% (losing 2,260 jobs), with an unemployment rate of 3.9%, compared to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts for May-25 project a 6.6% increase 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, assuming no significant changes in population projections.

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 median income in Budgewoi - Buff Point - Halekulani SA2 is $44,991, with an average income of $51,499. This is below the national average and contrasts with Greater Sydney's median income of $56,994 and average income of $80,856. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for Budgewoi - Buff Point - Halekulani would be approximately $50,664 (median) and $57,993 (average) as of September 2025. The 2021 Census data indicates that household, family, and personal incomes in this area fall between the 15th and 17th percentiles nationally. Income brackets show that 28.7% of individuals earn between $1,500 - 2,999, consistent with broader trends across the broader area where 30.9% fall into the same category. Housing affordability pressures are severe in Budgewoi - Buff Point - Halekulani, 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

In Budgewoi - Buff Point - Halekulani, as per the latest Census, 91.9% of dwellings were houses, with the remaining 8.1% comprising semi-detached homes, apartments, and other types. This is in contrast to Sydney metro's figures of 83.2% houses and 16.7% other dwellings. Home ownership in the area stood at 41.9%, with mortgaged properties accounting for 33.4% and rented dwellings making up 24.7%. The median monthly mortgage repayment was $1,733, lower than Sydney metro's average of $1,900. Weekly rent in the area averaged $360, compared to Sydney metro's $385. Nationally, 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% of all households, including 22.2% couples with children, 27.6% couples without children, and 14.2% single parent families. Non-family households account for 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'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 among residents aged 15+, with 44.9% holding such qualifications, including advanced diplomas (10.2%) and certificates (34.7%). Educational participation is high, with 26.6% of residents currently enrolled in formal education.

This includes primary education (9.8%), secondary education (6.9%), and tertiary education (2.9%).

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

Budgewoi - Buff Point - Halekulani has 87 active public transport stops. These are served by a mix of buses operating along 31 individual routes. Collectively, these routes facilitate 545 weekly passenger trips in the area.

The transport accessibility is rated as excellent, with residents typically located 162 meters from their nearest stop. On average, service frequency across all routes is 77 trips per day, which equates to approximately six 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 region has a low private health cover rate of approximately 46% (around 4,679 people), compared to Greater Sydney's 49.3% and the national average of 55.3%. The most prevalent medical conditions are arthritis (12.2%) and mental health issues (10.5%), while 57.8% claim to have no medical ailments, compared to Greater Sydney's 61.5%.

The area has a higher proportion of seniors aged 65 and over at 26.4% (2,657 people), compared to Greater Sydney's 22.3%. Health outcomes among seniors present challenges broadly in line 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 showed lower cultural diversity, with 88.9% born in Australia, 91.1% being citizens, and 97.1% speaking English only at home. Christianity dominated at 57.8%, slightly higher than Greater Sydney's 56.2%. Top ancestry groups were English (32.9%), Australian (30.3%), and Irish (8.8%).

Notably, Maltese was overrepresented at 1.1% compared to the regional 1.0%, Australian Aboriginal at 5.0% versus 4.5%, and Maori at 0.5% against the region's 0.6%.

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 also considerably older than Australia's median age of 38 years. Compared to Greater Sydney, Budgewoi - Buff Point - Halekulani has a higher proportion of residents aged 65-74 (13.6%) but fewer residents aged 35-44 (10.5%). As per the 2021 Census, the age group 75 to 84 has increased from 8.8% to 9.7% of the population, while the 55 to 64 age group has decreased from 14.4% to 12.9%. By 2041, demographic projections show significant shifts in Budgewoi - Buff Point - Halekulani's age structure. The 75 to 84 age group is projected to grow by 54%, reaching 1,505 people from the current 975. Notably, the combined age groups of 65 and above will account for 77% of total population growth, reflecting the area's aging demographic trend. In contrast, both the 35 to 44 and 0 to 4 age groups are projected to decrease in number.