Korora - Emerald Beach

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 10,262 in the 2021 Census. By Feb 2026, it had increased to around 11,326, a rise of 1,064 people (10.4%). This growth is inferred from ABS data showing an estimated resident population of 10,833 in June 2024 and the addition of 298 validated new addresses since the Census date. The population density is 196 persons per square kilometer. Korora - Emerald Beach's growth exceeded the SA3 area (5.5%) and the Rest of NSW, making it a regional growth leader. Overseas migration contributed approximately 41.2% to overall population gains recently.

AreaSearch uses 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 where necessary, released in 2022 with a base year of 2021. By 2041, Korora - Emerald Beach is projected to increase by 4,369 persons, reflecting a total increase of 34.2% over the 17 years.

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

Korora - Emerald Beach has received approximately 65 dwelling approvals annually. Over the past five financial years, from FY21 to FY25329 homes were approved, with an additional 40 approved in FY26 so far. On average, each dwelling has accommodated around 2.8 new residents per year over these years.

The average construction cost value of new homes is $399,000, slightly above the regional average. In FY26, there have been $1.7 million in commercial approvals. Compared to the rest of NSW, Korora - Emerald Beach has seen 52.0% more development activity per person. Recent construction comprises 86.0% detached houses and 14.0% townhouses or apartments, maintaining the area's low-density character.

With around 185 people per dwelling approval, it shows characteristics of a growth area. Population forecasts indicate Korora - Emerald Beach will gain approximately 3,876 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.

Korora - Emerald Beach has emerging levels of nearby infrastructure activity, ranking in the 24thth percentile nationally

Six projects have been identified by AreaSearch as potentially impacting the area. These 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.

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

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AreaSearch analysis of employment trends sees Korora - Emerald Beach performing better than 85% of local markets assessed across Australia

Korora - Emerald Beach had an unemployment rate of 2.1% as of September 2025. The area experienced estimated employment growth of 2.9% over the past year. As of that date, 5,269 residents were employed.

The unemployment rate was 1.8% lower than Rest of NSW's rate of 3.8%, with workforce participation similar at 61.5%. According to Census responses, 16.4% of residents worked from home. Employment is concentrated in health care & social assistance, construction, and retail trade. Health care & social assistance has a strong representation with an employment share of 1.2 times the regional level.

Manufacturing shows lower representation at 2.9% compared to the regional average of 5.8%. Over the 12 months to September 2025, employment increased by 2.9%, while labour force increased by 3.8%, leading to an unemployment rise of 0.8 percentage points. Rest of NSW recorded employment decline of 0.5%, labour force decline of 0.1%, and unemployment rose by 0.4 percentage points during the same period. National employment forecasts from Jobs and Skills Australia, covering five and ten-year periods starting May-25, project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Korora - Emerald Beach's employment mix suggests local employment should increase by 7.0% over five years and 14.3% over ten years.

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

According to AreaSearch's aggregation of ATO data released for financial year 2023, Korora - Emerald Beach SA2 had a median income among taxpayers of $48,211 and an average level of $60,389. This is below the national average and compares to levels of $52,390 and $65,215 across Rest of NSW respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated median income as of September 2025 is approximately $52,482 and average income is $65,739. Census 2021 data shows incomes in Korora - Emerald Beach cluster around the 58th percentile nationally. Income distribution reveals that 33.0% of individuals earn between $1,500 and $2,999, similar to regional levels at 29.9%. 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

The dwelling structure in Korora - Emerald Beach, as per the latest Census, consisted of 86.6% houses and 13.4% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This compares to Non-Metro NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Korora - Emerald Beach stood at 42.0%, with mortgaged properties at 38.0% and rented dwellings at 20.0%. The median monthly mortgage repayment was $2,000, exceeding the Non-Metro NSW average of $1,733. The median weekly rent in Korora - Emerald Beach was recorded at $458, compared to Non-Metro NSW's $330 and the national average of $375. Nationally, Korora - Emerald Beach's mortgage repayments were higher than the Australian average of $1,863.

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

Family households account for 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 constitute the remaining 19.9%, with lone person households at 17.6% and group households comprising 2.3% of the total. The median household size is 2.7 people, which is 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 educational profile is notable regionally, with university qualification rates of 29.7% among residents aged 15+, surpassing the SA4 region average of 19.8% and the Rest of NSW figure 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 - advanced diplomas comprise 12.7% while certificates account for 27.0%.

Educational participation is notably high at 28.5%, including 10.8% in primary education, 8.7% in secondary education, and 2.8% pursuing tertiary education.

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 indicates that there are 127 active transport stops operating within the area. These stops serve a mix of bus routes, with a total of 43 individual routes providing service. Collectively, these routes facilitate 367 weekly passenger trips. The accessibility to transport is rated as excellent, with residents typically located 193 meters from their nearest transport stop. As a primarily residential area, most residents commute outward. Car remains the dominant mode of transportation, used by 96% of residents.

Vehicle ownership averages 1.8 per dwelling, which is above the regional average. According to the 2021 Census, some 16.4% of residents work from home, a figure that may reflect COVID-19 conditions. The service frequency across all routes averages 52 trips per day, equating to approximately 2 weekly trips per individual stop. A map accompanies this analysis, showing the 100 nearest stops to the location's centrepoint.

Korora - Emerald Beach's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Korora - Emerald Beach demonstrates excellent health outcomes based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups. Private health cover is relatively low at approximately 49% of the total population (~5,572 people), compared to 51.9% in Rest of NSW and a national average of 55.7%.

The most common medical conditions are arthritis (9.0%) and mental health issues (7.9%). 69.5% of residents declare themselves completely clear of medical ailments, higher than the 63.3% across Rest of NSW. Health outcomes among the working-age population are typical. Korora - Emerald Beach has 21.7% of residents aged 65 and over (2,454 people), lower than Rest of NSW's 23.4%. Health outcomes among seniors are strong, with national rankings broadly in line with the general population.

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's cultural diversity was below average, with 83.4% of residents born in Australia, 91.5% being citizens, and 94.0% speaking English only at home. Christianity dominated the religious landscape, comprising 47.7%. The 'Other' religion category was overrepresented at 1.1%, compared to Rest of NSW's 0.8%.

Ancestry-wise, Korora-Emerald Beach's top groups were English (32.4%), Australian (26.5%), and Irish (9.9%). Notably, Scottish ancestry was overrepresented at 8.9%, South African at 0.6%, and French at 0.6%.

Korora - Emerald Beach's median age exceeds the national pattern

Korora-Emerald Beach has a median age of 43, matching Rest of NSW's figure and exceeding Australia's national average of 38. Notably, residents aged 5-14 comprise 14.5% of the population, while those aged 25-34 make up only 9.2%, both figures differing from Rest of NSW's profiles. Between the 2021 Census and present, the 75 to 84 age group has increased from 5.4% to 6.7%. Conversely, the 55 to 64 cohort has decreased from 14.2% to 12.1%. By 2041, demographic projections indicate significant shifts in Korora-Emerald Beach's age structure, with the 35 to 44 group expected to grow by 41%, reaching 2,208 people from its current 1,561.