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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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2021 Census | -- people
Sales Activity
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Population
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 ABS population updates, as of November 2025, the Brighton-Le-Sands statistical area (Lv2) has an estimated population of around 8,131. This reflects a decrease since the 2021 Census, which reported a population of 8,336 people. The current resident population estimate is 8,118, as per AreaSearch's analysis following examination of ABS' latest ERP data release in June 2024 and address validation since the Census date. This population level equates to a density ratio of 5,179 persons per square kilometer, placing Brighton-Le-Sands (SA2) in the top 10% of national locations assessed by AreaSearch. Overseas migration primarily drove population growth, contributing approximately 86.0% of overall population gains during recent periods.
For future projections, AreaSearch is utilising ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for covered SA2 areas, and NSW State Government's SA2 level projections released in 2022 with a base year of 2021 for uncovered areas. Growth rates by age group are applied to all areas from 2032 to 2041. Anticipating future population dynamics, the Brighton-Le-Sands (SA2) is expected to increase by 191 persons to reach approximately 8,322 by 2041, reflecting an overall increase of around 2.2% over these 17 years.
Frequently Asked Questions - Population
Development
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 16 residential properties granted approval each year. Between financial years FY-21 and FY-25, around 83 homes were approved, with a further 6 approved in FY-26. This new supply has likely been keeping up with demand despite population decline, offering good choice to buyers.
The average construction value of new properties is $604,000, indicating a focus on the premium segment. In FY-26, $8.8 million in commercial approvals have been registered, reflecting the area's primarily residential nature. Compared to Greater Sydney, Brighton-Le-Sands records markedly lower building activity, which is 65.0% below the regional average per person. This constrained new construction usually reinforces demand and pricing for existing homes. Nationally, this activity is also lower, reflecting market maturity and possible development constraints. New development consists of 46.0% standalone homes and 54.0% townhouses or apartments, providing accessible entry options 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. Brighton-Le-Sands shows a mature, established area with around 857 people per approval. Looking ahead, Brighton-Le-Sands is expected to grow by 181 residents through to 2041, based on 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.
Frequently Asked Questions - Development
Infrastructure
Brighton-Le-Sands has very high levels of nearby infrastructure activity, ranking in the top 10% nationally
Ten infrastructure projects have been identified by AreaSearch as potentially impacting the area. Key projects include Moate Avenue Mixed Use Development, Bay Street Mixed-Use Development at 271-275 Bay Street, Seychelles Brighton-Le-Sands, and Northern Georges River Submain Upgrade. The following list details those likely to be most relevant.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Sydney Metro West
Sydney Metro West is a new 24-kilometre underground metro rail line connecting Greater Parramatta and the Sydney CBD. The project includes nine confirmed stations: Westmead, Parramatta, Sydney Olympic Park, North Strathfield, Burwood North, Five Dock, The Bays, Pyrmont, and Hunter Street. As of early 2026, major tunneling is nearing completion with the western section (Pyrmont to Westmead) finished in late 2025 and eastern TBMs Ruby and Jessie progressing toward Hunter Street. The project will double rail capacity between the two CBDs, offering a 20-minute travel time and 'turn-up-and-go' services by the target opening date of 2032.
Northern Georges River Submain Upgrade
This critical wastewater infrastructure project involves the renewal of the Northern Georges River Submain (NGRS), a primary sewer network serving Sydney's south west. Using trenchless relining technology, Sydney Water is rehabilitating large-diameter concrete pipelines (up to 2.5m) to combat H2S corrosion. The upgrade is designed to increase network capacity, reduce wet weather overflows, and mitigate odour emissions across the Malabar System.
St George Hospital Redevelopment Stage 3
The $411 million St George Hospital Stage 3 redevelopment has reached a major milestone with the completion of the 9-storey Kensington Street Building (KSB) in February 2026. This centerpiece facility centralises outpatient, ambulatory, and community services, including pathology collection, day rehabilitation, and surgical services with refurbished operating theatres. It introduces new models of care such as the Rehabilitation Cognitive Transition Unit for brain injury recovery and a Behavioural Support Unit for dementia and delirium. The project also includes 151 basement car spaces, a new public forecourt, and the demolition of the Prince William Wing, with final landscaping and refurbishment of existing clinical spaces scheduled for completion by late 2026.
Kogarah Strategic Centre Master Plan
A comprehensive 20-year vision to transform Kogarah into a premier health, education, and innovation hub. The plan facilitates high-density development, affordable housing, and expanded employment opportunities near transport. Key infrastructure upgrades include improved active transport links, street greening targets of 40% canopy cover, and enhancements to the health and education precinct surrounding St George Hospital and TAFE NSW. Public exhibition of the draft plan is scheduled for early 2026 to guide development through 2045.
Seychelles Brighton-Le-Sands
Luxury beachfront development featuring 36 one, two and three-bedroom apartments, two spectacular penthouses, and five meticulously restored heritage-listed terraces originally built in the late 1880s by Thomas Saywell. The 13-storey development by Abadeen Group and JDH Capital is located directly opposite Lady Robinson Beach on The Grand Parade, with three levels of basement parking and panoramic views from Botany Bay to the city skyline.
The Brighton Hotel Sydney Redevelopment
Multi year redevelopment of the former Novotel Sydney Brighton Beach and adjoining Bayside Plaza into The Brighton Hotel Sydney, a 307 room beachfront MGallery hotel with upgraded rooms and suites, new ballrooms, refreshed pool and wellness facilities, and multiple new food and beverage venues including Ammos, Sands Bar, Beach Club and lobby bars. The project delivers a resort style waterfront destination on Botany Bay focused on leisure, events and conferences.
Brighton RSL Memorial Club Redevelopment
Extensive redevelopment and refurbishment of the Brighton Le Sands RSL Club building and memorial court, delivering a modern community club with upgraded dining spaces, sports lounge, refreshed gaming areas and enhanced memorial facilities while maintaining its role as a social hub for locals and veterans. Sources: club history and refurbishment case studies. :contentReference[oaicite:0]{index=0} :contentReference[oaicite:1]{index=1} :contentReference[oaicite:2]{index=2}
Bay Street Mixed-Use Development (271-275 Bay Street)
130-apartment development on a 4,000sqm amalgamated site comprising four properties. The 15,500sqm development by Vanis Holdings Pty Ltd includes three ground-floor retail premises and will be the second-tallest building in Brighton-Le-Sands at 13 storeys, connecting to existing Brighton Shores apartment complex.
Employment
Brighton-Le-Sands has seen below average employment performance when compared to national benchmarks
Brighton-Le-Sands has an educated workforce with professional services well-represented. Its unemployment rate is 4.1%, with estimated employment growth of 2.9% in the past year (AreaSearch data).
As of September 2025, 4,803 residents are employed, aligning with Greater Sydney's 4.2% unemployment rate but having a lower workforce participation rate at 55.1%. Key industries include health care & social assistance, construction, and professional & technical services. The area has notable concentration in transport, postal & warehousing (1.6 times the regional average), but lower representation in professional & technical services (9.4% vs regional average of 11.5%). Limited local employment opportunities are indicated by Census data comparing working population to resident population.
In the year to September 2025, employment levels increased by 2.9%, labour force by 3.5%, raising unemployment by 0.6 percentage points. Greater Sydney recorded lower growth and unemployment increase. State-level data (25-Nov) shows NSW employment contracted by 0.03% with an unemployment rate of 3.9%. National forecasts (May-25) project total employment growth of 6.6% over five years and 13.7% over ten years, but local projections vary based on industry-specific growth rates. Applying these to Brighton-Le-Sands' mix suggests local employment could increase by 6.7% in five years and 13.6% in ten years.
Frequently Asked Questions - Employment
Income
Income levels sit below national averages according to AreaSearch assessment
AreaSearch's latest postcode level ATO data for financial year 2023 shows that Brighton-Le-Sands has lower median and average incomes compared to national figures. The median income is $51,002 while the average stands at $64,571. In contrast, Greater Sydney's median income is $60,817 with an average of $83,003. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes for September 2025 would be approximately $55,521 (median) and $70,292 (average). The 2021 Census data ranks Brighton-Le-Sands household, family, and personal incomes modestly, between the 40th and 52nd percentiles. Income distribution shows that 30.7% of individuals earn between $1,500 - $2,999, reflecting broader area patterns where 30.9% fall within this range. Housing affordability pressures are severe with only 79.4% of income remaining, ranking at the 36th percentile. The area's SEIFA income ranking places it in the 6th decile.
Frequently Asked Questions - Income
Housing
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 per the latest Census, consisted of 29.7% houses and 70.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's 39.8% houses and 60.3% other dwellings. Home ownership in Brighton-Le-Sands was higher than Sydney metro at 31.8%, with the rest being mortgaged (23.4%) or rented (44.9%). The median monthly mortgage repayment was $2,300, lower than Sydney metro's average of $2,383. Median weekly rent in Brighton-Le-Sands was $450, compared to Sydney metro's $480. Nationally, Brighton-Le-Sands' mortgage repayments were higher at $2,300 versus Australia's average of $1,863, and rents were substantially above the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Brighton-Le-Sands features high concentrations of lone person households and group households, with a lower-than-average median household size
Family households account for 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 constitute the remaining 40.0%, with lone person households at 36.1% and group households comprising 4.0% of the total. The median household size is 2.2 people, smaller than the Greater Sydney average of 2.6.
Frequently Asked Questions - Households
Local Schools & Education
The educational profile of Brighton-Le-Sands exceeds national averages, with above-average qualification levels and academic performance metrics
Brighton-Le-Sands has educational qualifications that lag behind regional benchmarks. As of 2016, 30.9% of its residents aged 15 years or older held university degrees, compared to the SA3 area's 38.7%. This disparity indicates potential for educational development and skill enhancement. Bachelor degrees were the most common at 20.7%, followed by postgraduate qualifications (8.1%) and graduate diplomas (2.1%).
Vocational credentials were also prevalent, with 32.0% of residents aged 15 years or older holding such qualifications – advanced diplomas accounted for 13.2% while certificates made up 18.8%. Educational participation was notably high in the area, with 27.5% of residents enrolled in formal education as of 2016. This included primary education (7.7%), secondary education (6.0%), and tertiary education (5.7%).
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Brighton-Le-Sands has 53 active public transport stops, all of which are bus stops. These stops are served by 7 different routes that together facilitate 1,215 weekly passenger trips. The average distance from residents to the nearest transport stop is 122 meters, indicating excellent transport accessibility.
On average, there are 173 daily trips across all routes, equating to approximately 22 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
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 residents, with low prevalence of common conditions.
Its private health cover rate stands at approximately 52%, slightly higher than the average SA2 area (~4,267 people). The most prevalent medical conditions are arthritis (7.5%) and diabetes (5.5%). A total of 73% of residents claim to be free from medical ailments, compared to 77.5% in Greater Sydney. As of 2016 data, 21.7% of residents are aged 65 or above (1,764 people), higher than the 16.4% in Greater Sydney. Seniors' health outcomes are notably strong, outperforming the general population in health metrics.
Frequently Asked Questions - Health
Cultural Diversity
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, accounting for 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 (1.7%) and Spanish (1.6%) ethnicities are overrepresented compared to the regional averages of 0.9% each, while Macedonian is slightly underrepresented at 2.9%.
Frequently Asked Questions - Diversity
Age
Brighton-Le-Sands hosts a notably older demographic compared to the national average
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 individuals aged 55-64 make up 13.4% of the population, while those aged 5-14 comprise only 8.8%. Between 2021 and present, the proportion of 15 to 24-year-olds has increased from 9.1% to 10.1%, while the 35 to 44 age group has decreased from 15.6% to 14.6%. By 2041, demographic projections indicate that the 75 to 84 age cohort will increase by 193 people, from 634 to 828, a growth of 31%. Notably, individuals aged 65 and above will account for 91% of total population growth. Conversely, the 45 to 54 and 15 to 24 age groups are expected to experience population declines.