Brighton-Le-Sands

Brighton-Le-Sands is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Brighton-Le-Sands' population is estimated at around 8,089 as of Nov 2025. This reflects a decrease of 247 people (3.0%) since the 2021 Census, which reported a population of 8,336 people. The change is inferred from the resident population of 8,112 estimated by AreaSearch following examination of the latest ERP data release by the ABS on Jun 2024 and address validation since the Census date. This level of population equates to a density ratio of 5,152 persons per square kilometer, which lies in the top 10% of national locations assessed by AreaSearch, indicating high demand for land in the area. Population growth was primarily driven by overseas migration contributing approximately 86.0% of overall population gains during recent periods.

AreaSearch is adopting 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 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. Anticipating future population dynamics, lower quartile growth is anticipated, with the area expected to increase by 190 persons to 2041 based on aggregated SA2-level projections, reflecting an overall increase of 2.7% over the 17 years.

The level of residential development activity in Brighton-Le-Sands is very low in comparison to the average area assessed nationally by AreaSearch

Brighton-Le-Sands has recorded approximately 18 residential properties granted approval each year. Over the past five financial years, from FY-21 to FY-25, around 92 homes were approved, with an additional 6 approved so far in FY-26. The area's population decline suggests that new supply has likely been keeping pace with demand, offering buyers good choice.

New properties are constructed at an average value of $604,000, somewhat higher than regional norms, reflecting quality-focused development. In FY-26, $30.9 million in commercial approvals have been registered, indicating high levels of local commercial activity. Compared to Greater Sydney, Brighton-Le-Sands records markedly lower building activity, at 61.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing homes. Similarly, when measured against national averages, Brighton-Le-Sands reflects market maturity and possible development constraints. New development in Brighton-Le-Sands consists of 47.0% standalone homes and 53.0% townhouses or apartments.

This trend toward denser development provides accessible entry options and appeals to downsizers, investors, and entry-level buyers. Notably, developers are constructing more detached housing than the existing pattern implies (30.0% at Census), reflecting persistent strong demand for family homes. With around 543 people per approval, Brighton-Le-Sands indicates a mature market. Looking ahead, Brighton-Le-Sands is expected to grow by 222 residents through to 2041, according to the latest AreaSearch quarterly estimate. Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Brighton-Le-Sands has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Ten projects have been identified by AreaSearch as likely to impact the area, significantly influencing its performance. Key projects include Moate Avenue Mixed Use Development, Bay Street Mixed-Use Development (271-275 Bay Street), Seychelles Brighton-Le-Sands, and Safety improvements on Bay Street, Brighton-Le-Sands. The following list details those most relevant.

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

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Brighton-Le-Sands has seen below average employment performance when compared to national benchmarks

Brighton-Le-Sands has a well-educated workforce with professional services being prominently represented. The unemployment rate in the area was 3.9% as of June 2025.

There was an estimated employment growth of 2.0% over the past year. This figure is based on AreaSearch's aggregation of statistical area data. As of June 2025, 4,891 residents were employed while the unemployment rate was 0.3% lower than Greater Sydney's rate of 4.2%. Workforce participation in Brighton-Le-Sands stood at 55.1%, which is somewhat below Greater Sydney's average of 60.0%.

The key industries employing residents in Brighton-Le-Sands are health care & social assistance, construction, and professional & technical services. The area has a notable concentration in transport, postal & warehousing, with employment levels at 1.6 times the regional average. Conversely, professional & technical services show lower representation at 9.4% compared to the regional average of 11.5%. Employment opportunities locally may be limited as indicated by the count of Census working population versus resident population. During the year to June 2025, employment levels increased by 2.0%, and labour force increased by 2.4%, causing the unemployment rate to rise by 0.4 percentage points. By comparison, Greater Sydney recorded employment growth of 2.6% and labour force growth of 2.9%, with unemployment rising by 0.3 percentage points. National employment forecasts from Jobs and Skills Australia, released in Sep-22, suggest potential future demand within Brighton-Le-Sands. These projections estimate national employment to expand by 6.6% over five years and 13.7% over ten years. However, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Brighton-Le-Sands's employment mix suggests local employment should increase by 6.7% over five years and 13.6% over ten years. It is important to note that this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.

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

AreaSearch's latest postcode level ATO data for financial year ended June 2022 shows that median income in Brighton-Le-Sands is $51,002 and average income is $64,571. This contrasts with Greater Sydney's median income of $56,994 and average income of $80,856 for the same period. Based on Wage Price Index growth of 12.61% from June 2022 to September 2025, estimated current incomes are approximately $57,433 (median) and $72,713 (average). According to the Census conducted in August 2021, household, family, and personal incomes rank modestly in Brighton-Le-Sands, between the 40th and 52nd percentiles. Income distribution data shows that 30.7% of individuals earn between $1,500 and $2,999, reflecting broader area patterns where 30.9% fall within this range. Housing affordability pressures are severe in Brighton-Le-Sands, with only 79.4% of income remaining after housing costs, ranking at the 36th percentile. The area's SEIFA income ranking places it in the 6th decile.

Brighton-Le-Sands features a more urban dwelling mix with significant apartment living, with above-average rates of outright home ownership

Brighton-Le-Sands' dwelling structure, as recorded in the latest Census, consisted of 29.7% houses and 70.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's figures of 39.8% houses and 60.3% other dwellings. Home ownership in Brighton-Le-Sands stood at 31.8%, with mortgaged dwellings at 23.4% and rented ones at 44.9%. The median monthly mortgage repayment was $2,300, lower than Sydney metro's average of $2,383. Median weekly rent in the area was $450, compared to Sydney metro's $480. Nationally, Brighton-Le-Sands' mortgage repayments were higher at $1,863 and rents substantially above the national figure of $375.

Brighton-Le-Sands features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 60.0% of all households, including 24.1% couples with children, 22.4% couples without children, and 11.8% single parent families. Non-family households comprise the remaining 40.0%, with lone person households at 36.1% and group households making up 4.0%. The median household size is 2.2 people, which is smaller than the Greater Sydney average of 2.6.

The educational profile of Brighton-Le-Sands exceeds national averages, with above-average qualification levels and academic performance metrics

Educational qualifications in Brighton-Le-Sands, as of 2021 data, show that 30.9% of residents aged 15 and above hold university degrees, compared to the SA3 area average of 38.7%. This indicates a gap highlighting potential for educational development. Bachelor degrees are most common at 20.7%, followed by postgraduate qualifications at 8.1% and graduate diplomas at 2.1%. Vocational credentials are also prevalent, with 32.0% of residents aged 15 and above holding such qualifications - advanced diplomas at 13.2% and certificates at 18.8%.

Educational participation is high, with 27.5% of residents currently enrolled in formal education. This includes 7.7% in primary education, 6.0% in secondary education, and 5.7% pursuing tertiary education. Brighton-Le-Sands has three schools with a combined enrollment of 732 students as of the latest available data. The area demonstrates above-average socio-educational conditions, with an ICSEA score of 1062. The educational mix includes two primary schools and one K-12 school. School places per 100 residents stand at 9.1, below the regional average of 11.4, suggesting some students may attend schools in adjacent areas.

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

Brighton-Le-Sands has 42 active public transport stops, serving a mix of bus routes. Six individual routes operate here, offering a total of 1,107 weekly passenger trips. The average distance from residents to the nearest stop is 122 meters, indicating excellent transport accessibility.

On average, there are 158 trips per day across all routes, equating to about 26 weekly trips per individual stop.

The level of general health in Brighton-Le-Sands is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Brighton-Le-Sands shows superior health outcomes for both young and elderly populations, with low prevalence of common conditions.

Its private health cover rate stands at approximately 52%, higher than the average SA2 area (~4,245 people). The most prevalent medical conditions are arthritis (7.5%) and diabetes (5.5%), while 73% of residents report no medical ailments, compared to 77.5% in Greater Sydney. The area has a higher proportion of seniors aged 65 and over at 21.7% (1,755 people), compared to 16.4% in Greater Sydney. Health outcomes among seniors are notably robust, outperforming the general population in health metrics.

Brighton-Le-Sands is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Brighton-Le-Sands has a high level of cultural diversity, with 45.4% of its population born overseas and 51.4% speaking a language other than English at home. Christianity is the predominant religion in Brighton-Le-Sands, comprising 66.2% of the population, compared to 51.8% across Greater Sydney. The top three ancestry groups in Brighton-Le-Sands are Other (21.7%), Greek (14.6%), and Australian (11.7%).

Notably, Serbian, Spanish, and Macedonian ethnicities have higher representation in Brighton-Le-Sands than the regional average: Serbian at 1.7% vs 0.9%, Spanish at 1.6% vs 0.9%, and Macedonian at 2.9% vs 3.8%.

Brighton-Le-Sands hosts an older demographic, ranking in the top quartile nationwide

The median age in Brighton-Le-Sands is 43 years, which is higher than Greater Sydney's average of 37 years and exceeds the national average of 38 years. The age profile shows that those aged 55-64 are particularly prominent, making up 13.4% of the population, while those aged 5-14 comprise only 8.8%. Between 2021 and present, the proportion of those aged 15-24 has increased from 9.1% to 10.1%, whereas the proportion of those aged 35-44 has decreased from 15.6% to 14.6%. By 2041, demographic projections indicate significant shifts in Brighton-Le-Sands's age structure. The number of people aged 75-84 is projected to increase by 197 (a rise of 31%) from 630 to 828. Notably, the combined population of those aged 65 and above will account for 90% of total population growth, reflecting the area's aging demographic trend. Conversely, the populations aged 45-54 and 15-24 are expected to decrease.