Korora - Emerald Beach
Statistical Area - sa2

Korora - Emerald Beach lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Korora - Emerald Beach's population was approximately 10,262 people as of the 2021 Census. By November 2025, this had increased to around 11,281 people, reflecting a growth of 1,019 individuals (9.9%) since the census. This change is inferred from an estimated resident population of 10,833 in June 2024 and an additional 294 validated new addresses since the Census date. The population density ratio was 195 persons per square kilometer as of November 2025. Korora - Emerald Beach's growth rate exceeded that of its SA3 area (4.2%) and SA4 region, making it a growth leader in the region. Overseas migration contributed approximately 41.2% of overall population gains during recent periods, with all drivers including natural growth and interstate migration being positive factors.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with 2021 as the base year. Growth rates by age group are applied to all areas from these aggregations for years 2032 to 2041. Based on projected demographic shifts, Korora - Emerald Beach is forecasted to increase its population by 4,369 persons to 2041, reflecting an overall increase of 34.8% over the 17-year period.

AreaSearch assessment of residential development activity positions Korora - Emerald Beach among the top 25% of areas assessed nationwide

Korora - Emerald Beach has seen approximately 65 dwellings receiving development approval each year. Over the past five financial years, from FY21 to FY25, a total of 329 homes were approved, with an additional 29 approved so far in FY26. On average, each dwelling has resulted in 2.8 new residents per year over these five years, reflecting strong demand that supports property values.

New homes are being built at an average expected construction cost value of $399,000, slightly above the regional average, indicating a focus on quality developments. In FY26, there have been $1.7 million in commercial approvals, demonstrating the area's residential nature. Compared to the rest of NSW, Korora - Emerald Beach records 52.0% more development activity per person, offering greater choice for buyers. Recent construction comprises 86.0% detached houses and 14.0% townhouses or apartments, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space.

With around 185 people per dwelling approval, Korora - Emerald Beach exhibits characteristics of a growth area. Population forecasts indicate that Korora - Emerald Beach will gain approximately 3,921 residents by 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth in the future.

Korora - Emerald Beach has emerging levels of nearby infrastructure activity, ranking in the 23rdth percentile nationally

The performance of an area is significantly influenced by changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified six projects that are expected to impact the area. Notable projects include 15-17 Pine Crescent & Ti-Tree Road Residential Subdivision, PP-2023-1583 - Sandy Beach Community Hub Rezoning, Seacrest Estate, and Sandy Beach Reserve Community Hub and Active Youth Space Project. The following list details those considered most relevant.

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

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Korora - Emerald Beach ranks among the top 25% of areas assessed nationally for overall employment performance

Korora - Emerald Beach has an educated workforce with strong representation in essential services sectors. The unemployment rate was 2.3% as of June 2025, lower than the Rest of NSW's 3.7%.

Employment growth over the past year was estimated at 2.5%. As of June 2025, 5,149 residents were employed with an unemployment rate of 1.4% below the regional average. Workforce participation was higher at 63.0%, compared to Rest of NSW's 56.4%. Employment is concentrated in health care & social assistance, construction, and retail trade.

The area specializes in health care & social assistance with an employment share of 1.2 times the regional level. Conversely, manufacturing shows lower representation at 2.9% versus the regional average of 5.8%. AreaSearch analysis from June 2024 to June 2025 showed employment increased by 2.5%, labour force grew by 3.7%, resulting in an unemployment rise of 1.1 percentage points. Rest of NSW recorded an employment decline of 0.1% with a 0.4 percentage point increase in unemployment during the same period. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Korora - Emerald Beach suggests local growth of approximately 7.0%% over five years and 14.3% over ten years, based on a simple weighting extrapolation for illustrative purposes only.

The area's income profile falls below national averages based on AreaSearch analysis

AreaSearch aggregated latest postcode level ATO data released for financial year 2022. Korora - Emerald Beach had a median income among taxpayers of $45,504 and an average of $57,464. This was below the national average compared to Rest of NSW's $49,459 (median) and $62,998 (average). Based on Wage Price Index growth of 12.61% since financial year 2022, estimates for September 2025 would be approximately $51,242 (median) and $64,710 (average). Census 2021 income data shows Korora - Emerald Beach's household, family, and personal incomes cluster around the 58th percentile nationally. The $1,500 - $2,999 earnings band captures 33.0% of the community (3,722 individuals), reflecting regional patterns where 29.9% occupy this range. After housing costs, 85.8% of income remains for other expenses. The area's SEIFA income ranking places it in the 6th decile.

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

In Korora - Emerald Beach, as per the latest Census evaluation, 86.6% of dwellings were houses with the remaining 13.4% comprising semi-detached homes, apartments and other types. This differs from Non-Metro NSW where 78.4% were houses and 21.6% were other dwellings. Home ownership in Korora - Emerald Beach stood at 42.0%, similar to Non-Metro NSW, with mortgaged dwellings at 38.0% and rented ones at 20.0%. The median monthly mortgage repayment was $2,000, higher than the Non-Metro NSW average of $1,733. Weekly rent in Korora - Emerald Beach was recorded at $458, compared to Non-Metro NSW's $370. Nationally, Korora - Emerald Beach's mortgage repayments exceeded the Australian average of $1,863 while rents were substantially higher than the national figure of $375.

Korora - Emerald Beach features high concentrations of family households, with a higher-than-average median household size

Family households constitute 80.1% of all households, including 32.5% couples with children, 36.5% couples without children, and 10.4% single parent families. Non-family households comprise the remaining 19.9%, with lone person households at 17.6% and group households at 2.3%. The median household size is 2.7 people, larger than the Rest of NSW average of 2.4.

The educational profile of Korora - Emerald Beach exceeds national averages, with above-average qualification levels and academic performance metrics

The area's university qualification rate is 29.7% among residents aged 15+, exceeding both the SA4 region average of 19.8% and Rest of NSW's rate of 21.3%. Bachelor degrees are most prevalent at 20.8%, followed by postgraduate qualifications (5.6%) and graduate diplomas (3.3%). Vocational credentials are also prominent, with 39.7% of residents aged 15+ holding such qualifications, including advanced diplomas (12.7%) and certificates (27.0%).

Educational participation is high at 28.5%, with 10.8% in primary education, 8.7% in secondary education, and 2.8% pursuing tertiary education. Kororo Public School serves the area with an enrollment of 486 students, offering typical Australian school conditions (ICSEA: 1020) and balanced educational opportunities focused exclusively on primary education. Secondary options are available in surrounding areas due to limited local capacity (4.3 places per 100 residents vs regional average of 15.6).

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

The analysis of public transport in Korora - Emerald Beach shows that there are currently 115 active transport stops operating. These stops serve a mix of bus routes, totalling 43 individual routes. Together, these routes provide a total of 367 weekly passenger trips.

The accessibility of transport is rated as excellent, with residents typically located approximately 192 meters from the nearest transport stop. On average, service frequency across all routes is 52 trips per day, which equates to roughly 3 weekly trips per individual stop.

Korora - Emerald Beach's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Korora - Emerald Beach residents show relatively positive health outcomes, with common conditions seen across both young and old age groups. Private health cover stands at approximately 48%, lower than the national average of 55.3%.

The most prevalent medical conditions are arthritis (9.0%) and mental health issues (7.9%). A higher proportion, 69.5%, report being clear of medical ailments compared to Rest of NSW's 63.9%. The area has 21.4% residents aged 65 and over (2,417 people), lower than the 23.9% in Rest of NSW. Health outcomes among seniors are notably strong, outperforming general population metrics.

Korora - Emerald Beach ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Korora-Emerald Beach, as per the census findings, exhibited a cultural diversity below average. The population born in Australia constituted 83.4%, with 91.5% being citizens and 94.0% speaking English exclusively at home. Christianity was the predominant religion, comprising 47.7% of the residents.

Notably, the 'Other' category showed an overrepresentation at 1.1%, compared to the regional average of 3.3%. In terms of ancestry, the top three groups were English (32.4%), Australian (26.5%), and Irish (9.9%). Some ethnic groups with notable divergences included Scottish at 8.9% (regional average: 8.3%), South African at 0.6% (regional average: 0.3%), and French at 0.6% (regional average: 0.5%).

Korora - Emerald Beach hosts an older demographic, ranking in the top quartile nationwide

Korora-Emerald Beach has a median age of 43, matching Rest of NSW's figure and exceeding Australia's national average of 38 years. Notably, the population consists of 14.9% individuals aged 5-14 years, compared to a smaller proportion of 9.2% in the 25-34 age group relative to Rest of NSW. Between the 2021 Census and now, the percentage of those aged 75-84 has increased from 5.4% to 6.5%. Conversely, the percentage of individuals aged 55-64 has decreased from 14.2% to 12.5%. By 2041, demographic projections indicate significant shifts in Korora-Emerald Beach's age structure, with the 35-44 age group expected to grow by 44%, adding 671 people and reaching a total of 2,208 from its current figure of 1,536.