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 approximately 5,533 as of February 2026. This figure shows an increase of 298 people since the 2021 Census, which reported a population of 5,235. The change is inferred from the estimated resident population of 5,394 in June 2024 and an additional 58 validated new addresses since the Census date. This results in a density ratio of 2.4 persons per square kilometer. Bulahdelah - Stroud's growth rate of 5.7% since the 2021 census exceeds the SA3 area's growth rate of 2.8%. Population growth was primarily driven by interstate migration, contributing approximately 83.6% of overall population gains.

AreaSearch uses 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 utilises the NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population trends indicate lower quartile growth for national regional areas, with Bulahdelah - Stroud expected to expand by 61 persons to 2041 based on the latest annual ERP population numbers, reflecting a reduction of 1.4% in total over the 17 years.

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

Bulahdelah-Stroud averaged approximately 23 new dwelling approvals annually over the past five financial years, from FY21 to FY25, with a total of 118 homes approved during this period. In FY26 up to June, 10 dwellings have been approved. This equates to an average of 3.3 new residents arriving per dwelling constructed annually over the past five financial years.

The demand for housing significantly exceeds new supply, which typically leads to price growth and increased buyer competition. New properties are constructed at an average expected cost of $342,000. In FY26, commercial approvals totaled $1.9 million, indicating the area's residential focus.

Compared to the Rest of NSW, Bulahdelah-Stroud has around three-quarters the rate of new dwelling approvals per person and ranks among the 54th percentile nationally when assessed against other areas. The area's new building activity consists of approximately 95% detached dwellings and 5% attached dwellings, maintaining its traditional low-density character with a focus on family homes appealing to those seeking space. With around 283 people per approval, Bulahdelah-Stroud reflects a low-density area. Population projections suggest stability or decline, indicating reduced housing demand pressures in the future, which may benefit 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 has identified 17 projects likely to affect the area. Notable ones include Stratford Renewable Energy Hub, Port Stephens Housing Delivery Program, Port of Newcastle Clean Energy Precinct, and Port Stephens Local Environmental Plan (LEP) & Development Control Plan (DCP). The following list details those most relevant.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

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 white and blue collar jobs. The construction sector is prominent, with an unemployment rate of 3.6% as of September 2025. This rate is 0.2% lower than Rest of NSW's rate of 3.8%.

Over the past year, employment stability has been relatively consistent. As of September 2025, 2,536 residents are employed, with workforce participation at 57.8%, slightly below Rest of NSW's 61.5%. Census data shows that 21.3% of residents work from home, potentially influenced by Covid-19 lockdowns. Leading employment industries include construction, agriculture, forestry & fishing, and health care & social assistance.

Agriculture, forestry & fishing has a notable concentration with employment levels at 2.3 times the regional average. However, health care & social assistance has limited presence with 12.2% employment compared to 16.9% regionally. The area may offer limited local employment opportunities, indicated by working population versus resident population counts. Over the year to September 2025, labour force levels increased by 0.1%, while employment declined by 0.4%, leading to a rise in unemployment rate by 0.5 percentage points. National employment forecasts from Jobs and Skills Australia project national growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bulahdelah-Stroud's employment mix suggests local employment should increase by 5.6% over five years and 12.1% over ten years, though this is a simplified extrapolation for illustrative purposes only.

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 in financial year 2023 was $43,004. The average income stood at $51,926 during the same period. These figures are below the national averages for Rest of NSW, which were $52,390 and $65,215 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated median income as of September 2025 would be approximately $46,814, with average income at around $56,527. 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 (1,482 people) with incomes in the $400 - 799 category, differing from the surrounding region where the $1,500 - 2,999 category predominates at 29.9%. After housing costs, 85.6% of income remains, ranking at the 15th percentile nationally.

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

In Bulahdelah-Stroud, as per the latest Census evaluation, 97.9% of dwellings were houses, with the remaining 2.1% comprising semi-detached homes, apartments, and other types. This is compared to Non-Metro NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Bulahdelah-Stroud stood at 49.2%, with mortgaged properties at 34.5% and rented ones at 16.3%. The median monthly mortgage repayment was $1,538, lower than Non-Metro NSW's average of $1,733. The median weekly rent in the area was $300, compared to Non-Metro NSW's $330. Nationally, Bulahdelah-Stroud's mortgage repayments were significantly lower than 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 constitute 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 account for 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 average for the Rest of NSW.

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 prominent, with 43.2% of residents aged 15+ holding them, including advanced diplomas (10.0%) and certificates (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 are covered by 48 individual routes, providing a total of 575 weekly passenger trips. Transport accessibility is moderate, with residents typically located 567 metres from the nearest stop. The area is primarily residential, with most commuters travelling outward. Cars remain the dominant mode at 91%, while 7% walk. Vehicle ownership averages 1.7 per dwelling, higher than the regional average.

According to the 2021 Census, 21.3% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 82 trips per day across all routes, equating to approximately 2 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 significant health challenges according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are substantial across both younger and older age groups. The rate of private health cover is extremely low at approximately 46% (2,534 people), compared to 51.9% in the Rest of NSW and the national average of 55.7%.

The most prevalent medical conditions are arthritis (12.0%) and mental health issues (8.9%). While 61.1% of residents claim to be completely clear of medical ailments, this is lower than the 63.3% in Rest of NSW. The working-age population faces notable health challenges due to elevated chronic condition rates. The area has a higher proportion of seniors aged 65 and over (26.7%, 1,478 people) compared to the Rest of NSW (23.4%). Health outcomes among seniors present additional challenges, ranking even higher than the general population nationally.

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 has a cultural diversity index below the average, with 89.0% of its population being citizens, 90.5% born in Australia, and 97.8% speaking English only at home. Christianity is the predominant religion in Bulahdelah-Stroud, accounting for 57.8%, compared to 55.9% across Rest of NSW. The top three ancestry groups are Australian (34.4%), English (33.5%), and Irish (8.3%).

Notably, Australian Aboriginal is overrepresented at 4.8%, Maltese at 0.6%, and Scottish at 7.7%.

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

Bulahdelah - Stroud has a median age of 51 years, which is significantly higher than the Rest of NSW average of 43 years and considerably older than the Australian median of 38 years. Compared to the Rest of NSW average, the 55-64 age cohort is notably over-represented in Bulahdelah - Stroud at 17.8%, while the 25-34 age group is under-represented at 6.5%. The 55-64 concentration in Bulahdelah - Stroud is well above the national average of 11.2%. Post-2021 Census data shows that the 15 to 24 age group has grown from 8.7% to 11.0%, and the 35 to 44 cohort increased from 8.8% to 10.5%. Conversely, the 45 to 54 cohort has declined from 14.4% to 11.9%, and the 25 to 34 age group dropped from 8.3% to 6.5%. By 2041, Bulahdelah - Stroud is expected to see notable shifts in its age composition. Leading this demographic shift, the 85+ age group will grow by 50%, reaching 203 people from a previous count of 135. The aging population dynamic is clear, with those aged 65 and above comprising 64% of projected growth. Conversely, both the 0 to 4 and 65 to 74 age groups are expected to see reduced numbers.