Culburra Beach

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

Culburra Beach's population, as of November 2025, is approximately 5,040 people. This figure represents a decrease of 65 individuals, or 1.3%, compared to the 2021 Census which recorded a population of 5,105 people. The change was inferred from the estimated resident population of 5,016 as of June 2024 and an additional 36 validated new addresses since the Census date. This results in a population density ratio of 66 persons per square kilometer, indicating significant space per person and potential room for development. Overseas migration was the primary driver of population growth during recent periods.

AreaSearch is using ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. By 2041, based on the latest annual ERP population numbers, the area is expected to expand by 138 persons, reflecting an increase of approximately 2.3% over the 17-year period.

Residential development activity is lower than average in Culburra Beach according to AreaSearch's national comparison of local real estate markets

Culburra Beach has averaged approximately 26 new dwelling approvals annually. Over the past five financial years, from FY-21 to FY-25, a total of 133 homes were approved, with an additional 18 approved so far in FY-26. Despite population decline during this period, new supply appears to have kept pace with demand, providing ample choice for buyers.

The average expected construction cost value of new dwellings is $454,000, indicating a focus on the premium segment with upmarket properties. This financial year has seen $16.6 million in commercial approvals registered, suggesting steady commercial investment activity. Compared to Rest of NSW, Culburra Beach records roughly three-quarters the building activity per person and ranks at the 58th percentile nationally when assessed areas are considered. New building activity comprises approximately 74.0% detached houses and 26.0% attached dwellings, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space.

This represents a significant shift from existing housing patterns (currently 89.0% houses), potentially due to diminishing developable land availability and evolving lifestyle preferences and housing affordability needs. The location has approximately 276 people per dwelling approval, indicating a low density market. Population forecasts suggest Culburra Beach will gain around 114 residents by 2041 (based on the latest AreaSearch quarterly estimate). With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers while potentially enabling population growth that exceeds current forecasts.

Culburra Beach has moderate levels of nearby infrastructure activity, ranking in the 45thth percentile nationally

Changes to local infrastructure significantly affect an area's performance. AreaSearch has identified four projects potentially impacting the region: West Culburra Development, Culburra Beach Access Stairs - Penguins Head Road, Shoalhaven Heads Master Plan, and West Culburra Development. The following details those likely to have the most relevance.

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AreaSearch assessment positions Culburra Beach ahead of most Australian regions for employment performance

Culburra Beach has a diverse workforce with both white and blue collar jobs well represented. Essential services sectors are prominent. As of September 2025, the unemployment rate is 2.8%.

Employment growth over the past year is estimated at 2.5%. There are 2,033 residents in work, with an unemployment rate of 1.1% lower than Rest of NSW's rate of 3.8%. Workforce participation stands at 47.8%, significantly lower than Rest of NSW's 61.5%. According to Census responses, 17.2% of residents work from home.

Leading employment industries are health care & social assistance, construction, and accommodation & food. The area specializes in construction with an employment share 1.4 times the regional level. Mining has limited presence at 0.4%, compared to 2.5% regionally. Employment opportunities locally appear limited based on Census working population vs resident population comparison. Over a 12-month period, employment increased by 2.5% while labour force rose by 3.3%, leading to a 0.7 percentage point rise in unemployment rate. This contrasts with Rest of NSW where employment contracted by 0.5%, labour force fell by 0.1%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Culburra Beach's employment mix indicates local employment should increase by 6.4% over five years and 13.3% over ten years, though this is a simple extrapolation for illustrative purposes and does not account for localized population projections.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

The Culburra Beach SA2 had a median taxpayer income of $48,886 and an average income of $60,390 in the financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This is lower than national averages, with Rest of NSW having a median income of $52,390 and an average income of $65,215. By September 2025, estimated incomes would be approximately $53,217 (median) and $65,741 (average), based on Wage Price Index growth of 8.86% since financial year 2023. The 2021 Census showed household, family, and personal incomes in Culburra Beach fell between the 13th and 14th percentiles nationally. Income analysis revealed that the $800 - $1,499 bracket dominated with 27.1% of residents (1,365 people), unlike regional patterns where the $1,500 - $2,999 bracket dominated with 29.9%. Housing affordability pressures were severe, with only 84.8% of income remaining, ranking at the 14th percentile.

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

Culburra Beach's dwelling structures, as per the latest Census, comprised 89.0% houses and 11.0% other dwellings (semi-detached, apartments, 'other' dwellings). This contrasts with Non-Metro NSW's structure of 82.6% houses and 17.4% other dwellings. Home ownership in Culburra Beach stood at 50.2%, with mortgaged dwellings at 26.0% and rented ones at 23.8%. The median monthly mortgage repayment was $1,710, lower than Non-Metro NSW's average of $1,733. The median weekly rent in Culburra Beach was $331, similar to Non-Metro NSW's figure of $330. Nationally, Culburra Beach's mortgage repayments were lower at $1,710 compared to the Australian average of $1,863, while rents were substantially lower at $331 against the national figure of $375.

Culburra Beach features high concentrations of lone person households, with a lower-than-average median household size

Family households constitute 65.4% of all households, including 19.2% couples with children, 35.9% couples without children, and 9.4% single parent families. Non-family households comprise the remaining 34.6%, with lone person households at 31.2% and group households making up 3.4%. The median household size is 2.2 people, which is smaller than the Rest of NSW average of 2.4.

Culburra Beach faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 17.1%, significantly lower than the NSW average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives in the region. Bachelor degrees are the most common type of higher education qualification, with 11.3% of residents holding one, followed by postgraduate qualifications (3.3%) and graduate diplomas (2.5%). Vocational credentials are prominent among residents aged 15 and above, with 42.9% holding such qualifications.

Advanced diplomas account for 10.2%, while certificates make up 32.7%. A significant proportion of the population is actively engaged in formal education, with 20.5% pursuing it. This includes 7.1% in primary education, 5.7% in secondary education, and 2.1% in tertiary education.

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

Culburra Beach has 112 active public transport stops, all of which are bus stops. These stops are served by 14 different routes that together offer 128 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically living just 153 meters from the nearest stop. Most residents commute outwards, and cars remain the primary mode of transportation at 94%. On average, there are 1.3 vehicles per dwelling, which is below the regional average. According to the 2021 Census, 17.2% of residents work from home, a figure that may reflect COVID-19 conditions.

The service frequency averages 18 trips per day across all routes, equating to approximately one weekly trip per individual stop. A map accompanies this data and shows the 100 nearest stops to the location's centrepoint.

Health performance in Culburra Beach is lower than average with prevalence of common health conditions notable across both younger and older age cohorts

Culburra Beach faces significant health challenges based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are notable across both younger and older age cohorts. Approximately 49% of Culburra Beach's total population (~2,479 people) has private health cover, compared to 51.9% in the Rest of NSW and a national average of 55.7%.

The most common medical conditions are arthritis (13.8%) and mental health issues (8.8%). 58.1% of residents declare themselves completely clear of medical ailments, compared to 63.3% in the Rest of NSW. The working-age population faces notable health challenges with elevated chronic condition rates. Culburra Beach has 35.0% of residents aged 65 and over (1,763 people), higher than the 23.0% in the Rest of NSW. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

Culburra Beach is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Culburra Beach, as per the census conducted on 9 August 2016, showed low cultural diversity with 87.8% of its population born in Australia, 93.4% being citizens, and 96.1% speaking English only at home. Christianity was the dominant religion, comprising 56.5% of Culburra Beach's population, compared to 55.9% across the Rest of NSW. The top three ancestry groups were English (32.7%), Australian (30.6%), and Irish (9.1%).

Notable differences included higher representation of Australian Aboriginal at 4.7% in Culburra Beach versus 4.6% regionally, Maltese at 0.8% compared to 0.4%, and Hungarian at 0.3% against 0.2%.

Culburra Beach ranks among the oldest 10% of areas nationwide

The median age in Culburra Beach is 54 years, significantly higher than Rest of NSW's average of 43 years and national norm of 38 years. The 65-74 age cohort is notably over-represented at 18.2% compared to the Rest of NSW average, while the 5-14 year-olds are under-represented at 7.7%. This concentration in the 65-74 age group is well above the national average of 9.4%. Between the 2021 Census and present day, the 15 to 24 age group has grown from 7.8% to 10.2%, while the 55 to 64 cohort has declined from 16.9% to 15.1% and the 45 to 54 group has dropped from 11.0% to 9.7%. By 2041, Culburra Beach's age composition is expected to shift notably. The 75 to 84 age cohort is projected to grow steadily, increasing by 128 people (21%) from 609 to 738. Notably, the combined 65+ age groups will account for 59% of total population growth, reflecting the area's aging demographic profile. Conversely, both 45 to 54 and 5 to 14 age groups are expected to decrease in numbers.