Bulahdelah - Stroud

An assessment of population growth drivers in Bulahdelah - Stroud reveals an overall ranking slightly below national averages considering recent, and medium term trends

Bulahdelah-Stroud's population is 5,491 as of May 2026, a 4.9% increase from the 2021 Census figure of 5,235 people. This growth is inferred from ABS estimated resident population data and validated new addresses since June 2025. The population density is 2.4 persons per square kilometer. Bulahdelah-Stroud's growth rate exceeded its SA3 area's 2.9% during the same period, making it a regional growth leader. Interstate migration accounted for approximately 81.9% of overall population gains recently. AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a 2022 base year for covered SA2 areas, and NSW State Government's projections released in 2022 with a 2021 base year for uncovered areas.

Growth rates by age group are applied to all areas from 2032 to 2041. By 2041, Bulahdelah-Stroud is projected to grow by 3 persons based on the latest annual ERP population numbers, reflecting a total decline of 0.1% over 16 years.

Recent residential development output has been above average within Bulahdelah - Stroud when compared nationally

Bulahdelah-Stroud averaged approximately 23 new dwelling approvals per year. Over the past five financial years, from FY-21 to FY-25118 homes were approved, with an additional 15 approved so far in FY-26. This results in around 3.3 new residents arriving per dwelling constructed annually over these five years.

Consequently, demand outpaces supply, typically leading to price growth and increased buyer competition. The average construction cost of new properties is $342,000. In terms of commercial approvals, $1.9 million has been registered in the current financial year, indicating the area's residential focus.

Compared to the Rest of NSW, Bulahdelah-Stroud has about three-quarters the rate of new dwelling approvals per person and ranks at the 54th percentile nationally when assessed areas are considered. The area maintains a low-density character with 95% detached dwellings and 5% attached dwellings, catering to families seeking space. With approximately 283 people per approval, Bulahdelah-Stroud reflects its low-density nature. Population projections indicate stability or decline, which should reduce housing demand pressures, benefiting potential buyers.

Bulahdelah - Stroud has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 17 projects likely affecting the region. Notable initiatives include the Port Stephens Housing Delivery Program, Stratford Renewable Energy Hub, Port of Newcastle Clean Energy Precinct, and Port Stephens Local Environmental Plan (LEP) & Development Control Plan (DCP). The following list details projects most relevant to the area.

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

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Despite maintaining a low unemployment rate of 3.6%, Bulahdelah - Stroud has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Bulahdelah-Stroud has a balanced workforce with both white and blue collar employment. The construction sector is prominent. As of December 2025, the unemployment rate is 3.6%.

There are 2,501 residents in work, which is 0.4% below Regional NSW's rate of 3.9%. Workforce participation is lower at 55.8%, compared to Regional NSW's 60.5%. According to Census responses, 21.3% of residents work from home. Leading employment industries include construction, agriculture, forestry and fishing, and health care and social assistance.

Agriculture, forestry and fishing have particularly high representation at 2.3 times the regional average. However, health care and social assistance has limited presence with 12.2%, compared to Regional NSW's 16.9%. The area may offer limited local employment opportunities as indicated by Census data. Over the 12 months to December 2025, labour force levels decreased by 1.4% and employment declined by 1.8%, resulting in a rise in unemployment rate of 0.4 percentage points. National employment forecasts from May-25 suggest that Bulahdelah-Stroud's employment should increase by 5.6% over five years and 12.1% over ten years, based on industry-specific projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

The Bulahdelah - Stroud SA2's median income among taxpayers was $43,004 in financial year 2023. The average income stood at $51,926 during the same period. These figures are below those of Regional NSW, which had a median income of $52,390 and an average income of $65,215. By March 2026, estimates suggest the median income will be approximately $47,442 and the average income will reach around $57,285, based on Wage Price Index growth of 10.32%. According to the 2021 Census, household, family, and personal incomes in Bulahdelah - Stroud all fall between the 9th and 12th percentiles nationally. The predominant income cohort spans 26.8% of locals (1,471 people) with incomes between $400 and $799, differing from the surrounding region where the $1,500 to $2,999 category is most prevalent at 29.9%. After accounting for housing costs, 85.6% of income remains, ranking at only the 15th percentile nationally.

Bulahdelah - Stroud is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The dwelling structure in Bulahdelah - Stroud, as per the latest Census, consisted of 97.9% houses and 2.1% other dwellings. In comparison, Regional NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Bulahdelah - Stroud stood at 49.2%, with mortgaged dwellings at 34.5% and rented ones at 16.3%. The median monthly mortgage repayment was $1,538, below Regional NSW's average of $1,733. The median weekly rent in Bulahdelah - Stroud was $300, lower than Regional NSW's $330. Nationally, Bulahdelah - Stroud's mortgage repayments were significantly lower at $1,538 compared to the Australian average of $1,863, and rents were substantially below the national figure of $375.

Bulahdelah - Stroud has a typical household mix, with a fairly typical median household size

Family households account for 70.5% of all households, including 24.8% couples with children, 34.4% couples without children, and 10.3% single parent families. Non-family households make up the remaining 29.5%, with lone person households at 26.7% and group households comprising 2.8%. The median household size is 2.4 people, which matches the Regional NSW average.

Bulahdelah - Stroud faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 13.6%, significantly lower than the NSW average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 9.8%, followed by postgraduate qualifications (2.4%) and graduate diplomas (1.4%). Vocational credentials are prevalent, with 43.2% of residents aged 15+ holding them - advanced diplomas account for 10.0% while certificates make up 33.2%.

Educational participation is high, with 27.4% of residents currently enrolled in formal education. This includes 10.8% in primary education, 8.3% in secondary education, and 2.5% pursuing tertiary education.

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

Bulahdelah-Stroud has 220 active public transport stops offering a mix of train and bus services. These stops are served by 48 routes, together facilitating 575 weekly passenger trips. Transport accessibility is moderate, with residents located on average 567 meters from the nearest stop. Most residents commute outward daily, primarily by car (91%), while 7% walk. The area has an average vehicle ownership of 1.7 per dwelling, higher than the regional norm. According to the 2021 Census, 21.3% of residents work from home, possibly due to COVID-19 conditions.

On average, there are 82 trips daily across all routes, translating to roughly two weekly trips per stop. The accompanying map displays the 100 nearest stops to the location's centrepoint.

Health performance in Bulahdelah - Stroud is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Bulahdelah - Stroud faces substantial health challenges, according to AreaSearch's assessment using mortality rates and chronic condition prevalence data from June 2021. Common health conditions are prevalent across both younger and older age groups. The rate of private health cover is extremely low at approximately 46% (around 2,514 people), compared to Regional NSW's 51.9%.

Nationally, the average is 55.7%. Arthritis and mental health issues are the most common medical conditions in the area, affecting 12.0% and 8.9% of residents respectively, as of June 2021. Meanwhile, 61.1% of residents report having no medical ailments, compared to Regional NSW's 63.3%. The working-age population faces notable health challenges due to elevated chronic condition rates. As of June 2021, the area has 27.6% (around 1,517 people) aged 65 and over, higher than Regional NSW's 23.4%. Health outcomes among seniors present some challenges, with national rankings even higher than those of the general population.

The latest Census data sees Bulahdelah - Stroud placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Bulahdelah-Stroud had low cultural diversity, with 89.0% citizens, 90.5% born in Australia, and 97.8% speaking English only at home. Christianity was the main religion, at 57.8%, compared to Regional NSW's 55.9%. Top ancestry groups were Australian (34.4%), English (33.5%), Irish (8.3%).

Notably, Australian Aboriginal was overrepresented at 4.8% versus regional 4.6%, Maltese at 0.6% versus 0.4%, and Scottish at 7.7% versus 8.0%.

Bulahdelah - Stroud ranks among the oldest 10% of areas nationwide

Bulahdelah - Stroud's median age in 2021 was 51 years, which is significantly higher than the Regional NSW average of 43 years and considerably older than the Australian median of 38 years. Compared to the Regional NSW average, the 55-64 cohort was notably over-represented at 17.4% locally, while the 25-34 year-olds were under-represented at 6.1%. This 55-64 concentration is well above the national average of 11.2%. Post-2021 Census data shows that the 15 to 24 age group grew from 8.7% to 11.4%, while the 35 to 44 cohort increased from 8.8% to 10.3%. Conversely, the 45 to 54 cohort declined from 14.4% to 12.0%, and the 25 to 34 group dropped from 8.3% to 6.1%. By 2041, Bulahdelah - Stroud is expected to see notable shifts in its age composition. Leading this demographic shift, the 85+ group will grow by 52%, reaching 233 people from a starting point of 153. The aging population dynamic is clear, with those aged 65 and above comprising 66% of projected growth. Conversely, both the 0 to 4 and 45 to 54 age groups will see reduced numbers.