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, as of November 2025, is approximately 11,281. This figure represents a 9.9% increase since the 2021 Census, which recorded a population of 10,262. The growth is inferred from ABS estimates: 10,833 residents in June 2024 and an additional 294 validated new addresses since the Census date. This results in a population density of 195 persons per square kilometer. Korora - Emerald Beach's growth rate outperformed both its SA3 area (4.2%) and SA4 region, making it a growth leader. Overseas migration contributed approximately 41.2% to overall population gains recently, though all factors including natural growth and interstate migration were positive.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, NSW State Government's SA2 level projections are used, 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. By 2041, Korora - Emerald Beach is projected to increase by 4,369 persons, reflecting a total 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 received approximately 65 dwelling approvals annually. Over the past five financial years, from FY21 to FY25, a total of 329 homes were approved, with an additional 37 approved in FY26 so far. On average, each dwelling has accommodated around 2.8 new residents per year over these five years.

The average expected construction cost value for new homes is $399,000, slightly above the regional average. This financial year has seen $1.7 million in commercial approvals, indicating the area's residential focus. Compared to the rest of NSW, Korora - Emerald Beach records 52.0% more development activity per person. 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.

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, based on the latest AreaSearch quarterly estimate. 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 34thth percentile nationally

AreaSearch has identified six projects that could impact the area's performance significantly. These include residential subdivisions at 15-17 Pine Crescent & Ti-Tree Road, a rezoning project for Sandy Beach Community Hub (PP-2023-1583), Seacrest Estate development, and plans for Sandy Beach Reserve Community Hub and Active Youth Space Project. The following list details those projects likely to have the most relevance.

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 has a highly educated workforce with significant representation in essential services sectors. Its unemployment rate was 2.1% as of September 2025, compared to the Rest of NSW's rate of 3.8%.

The area experienced an estimated employment growth of 2.9% over the past year. As of September 2025, 5,269 residents were employed, with a workforce participation rate of 63.0%, higher than the Rest of NSW's rate of 56.4%. Employment is concentrated in health care & social assistance, construction, and retail trade. The area has a strong specialization in health care & social assistance, with an employment share 1.2 times the regional level.

Conversely, 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%, resulting in an unemployment rise of 0.8 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data to 25-Nov-25 shows NSW employment contracted by 0.03%, losing 2,260 jobs, with the state unemployment rate at 3.9%. Nationally, employment is forecast to expand by 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.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2022, Korora - Emerald Beach SA2 had a median income among taxpayers of $45,504. The average income stood at $57,464. This is below the national average and compares to levels of $49,459 and $62,998 across Rest of NSW respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $51,242 (median) and $64,710 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes in Korora - Emerald Beach cluster around the 58th percentile nationally. The $1,500 - 2,999 earnings band captures 33.0% of the community (3,722 individuals). After housing, 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 (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 78.4% houses and 21.6% other dwellings. Home ownership in Korora - Emerald Beach was at 42.0%, matching Non-Metro NSW's figure, with the rest being mortgaged (38.0%) or rented (20.0%). The median monthly mortgage repayment in the area was $2,000, higher than Non-Metro NSW's average of $1,733 and the national average of $1,863. The median weekly rent figure was recorded at $458, substantially above the Non-Metro NSW figure of $370 and the national figure of $375.

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, 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%, exceeding the SA4 region average of 19.8% and the Rest of NSW average of 21.3%. Bachelor degrees are the most common at 20.8%, followed by postgraduate qualifications (5.6%) and graduate diplomas (3.3%). Vocational credentials are held by 39.7% of residents aged 15+, with advanced diplomas at 12.7% and certificates at 27.0%.

Educational participation is high, with 28.5% of residents currently enrolled in formal education. This includes 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

Korora - Emerald Beach has 115 active public transport stops, all of which are bus stops. These stops are served by 43 different routes that together offer 367 weekly passenger trips. Residents enjoy excellent transport accessibility, with an average distance of 192 meters to the nearest stop.

On average, there are 52 trips per day across all routes, translating to approximately three 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 showed relatively positive health outcomes with common conditions seen across both young and old age groups. Private health cover was found to be low at approximately 48%, compared to the national average of 55.3%.

The most common medical conditions were arthritis (9.0%) and mental health issues (7.9%). A total of 69.5% declared themselves clear of medical ailments, higher than Rest of NSW's 63.9%. The area had 21.4% residents aged 65 and over (2,417 people), lower than the Rest of NSW's 23.9%. Health outcomes among seniors were strong, performing better than the general population in health 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 showed lower cultural diversity, with 83.4% born in Australia, 91.5% being citizens, and 94.0% speaking English only at home. Christianity was the predominant religion, at 47.7%. The 'Other' category stood out at 1.1%, compared to Rest of NSW's 3.3%.

Top ancestry groups were English (32.4%), Australian (26.5%), and Irish (9.9%). Scottish (8.9%) was notably higher than the regional average of 8.3%. South African (0.6%) and French (0.6%) also showed higher representation compared to regional averages of 0.3% and 0.5%, respectively.

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 years. The age profile reveals that those aged 5-14 comprise 14.9%, while the 25-34 group constitutes 9.2%. Comparing data from the 2021 Census, the 75 to 84 age bracket has increased from 5.4% to 6.5%. Conversely, the 55 to 64 cohort has decreased from 14.2% to 12.5%. By 2041, demographic projections indicate significant changes in Korora-Emerald Beach's age structure. Notably, the 35 to 44 group is projected to grow by 44%, rising from 1,536 to 2,208 people.