Broulee

Broulee lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

As of Feb 2026, the estimated population of Broulee is around 2,093, reflecting a growth of 146 people since the 2021 Census. This increase represents a 7.5% rise from the previous population count of 1,947. The current resident population estimate of 2,065, as validated by AreaSearch following the Jun 2024 ABS ERP data release, along with an additional 59 new addresses since the Census date, contributes to this growth. This results in a population density ratio of 116 persons per square kilometer. The suburb's population has grown at a faster pace than its SA3 area (3.5%) and SA4 region, positioning Broulee as a regional growth leader. Interstate migration accounted for approximately 74% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for each SA2 area, and NSW State Government's SA2 level projections released in 2022 with a base year of 2021 for areas not covered by the former data. These projections forecast significant population growth, with Broulee expected to expand by 718 persons to 2041, reflecting a total increase of 30.9% over the 17-year period.

Residential development activity is slightly higher than average within Broulee when compared nationally

AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, shows Broulee experienced around 26 dwellings receiving development approval per year. Over the past five financial years, between FY-21 and FY-25, approximately 132 homes were approved, with an additional 11 approved so far in FY-26. This results in an average of about 1.2 new residents per year per dwelling constructed during this period.

The supply and demand appear well-balanced, creating stable market conditions. New dwellings are developed at an average expected construction cost value of $511,000, indicating a focus on the premium market with high-end developments. In FY-26, $2.4 million in commercial approvals have been registered, demonstrating the area's primarily residential nature. Compared to Rest of NSW, Broulee records 139.0% more development activity per person, offering buyers greater choice. However, construction activity has eased recently.

This activity is significantly above the national average, indicating robust developer interest in the area. New building activity shows 82.0% detached houses and 18.0% attached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The location has approximately 148 people per dwelling approval, indicating an expanding market. Looking ahead, Broulee is expected to grow by 647 residents through to 2041, based on the latest AreaSearch quarterly estimate. Given current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Broulee has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

No changes can impact an area's performance more than modifications to local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 0 projects that are expected to affect the area. Key projects include IRT Moruya Community-Integrated Seniors Housing, Moruya Bypass, Princes Highway Safety And Capacity: Nowra NSW To Victorian Border, and Sydney-Canberra Rail Connectivity And Capacity. The following list outlines those most likely to be relevant.

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

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AreaSearch analysis places Broulee well above average for employment performance across multiple indicators

Broulee has a well-educated workforce with significant representation in essential services sectors. The unemployment rate as of September 2025 is 1.9%, lower than the Rest of NSW's rate of 3.8%. Workforce participation stands at 52.7% compared to Rest of NSW's 61.5%.

According to Census responses, 16.1% of residents work from home. Employment is concentrated in health care & social assistance, construction, and education & training. Construction employment levels are particularly high, at 1.8 times the regional average, while manufacturing shows lower representation at 0.9% versus the regional average of 5.8%. Many residents commute elsewhere for work.

Over the 12 months to September 2025, labour force levels decreased by 4.8%, employment declined by 5.0%, and unemployment rate rose by 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase in employment over five years and 13.7% over ten years, with varying growth rates across industry sectors. Applying these projections to Broulee's employment mix suggests local employment should increase by 6.8% over five years and 13.9% over ten years.

Income levels sit below national averages according to AreaSearch assessment

The median taxpayer income in Broulee is $49,911, with an average of $64,014, based on postcode level ATO data aggregated by AreaSearch for the financial year 2023. This is lower than national averages, which are $52,390 median and $65,215 average in Rest of NSW. By September 2025, estimated incomes would be approximately $54,333 median and $69,686 average, accounting for an 8.86% growth since financial year 2023. According to the 2021 Census, household, family, and personal incomes in Broulee rank modestly, between the 24th and 38th percentiles. Income brackets show that 28.6% of individuals earn between $800 - $1,499 annually, compared to the regional trend where 29.9% fall within the $1,500 - $2,999 range. Housing affordability pressures are severe in Broulee, with only 84.8% of income remaining after housing costs, ranking at the 26th percentile. The area's SEIFA income ranking places it in the 6th decile.

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

The dwelling structure in Broulee, as per the latest Census, consisted of 75.4% houses and 24.7% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Broulee stood at 48.4%, with the remaining dwellings either mortgaged (28.5%) or rented (23.1%). The median monthly mortgage repayment in Broulee was $1,790, higher than Non-Metro NSW's average of $1,733. The median weekly rent figure in Broulee was recorded at $380, compared to Non-Metro NSW's $330. Nationally, Broulee's mortgage repayments were lower than the Australian average of $1,863, while rents exceeded the national figure of $375.

Broulee features high concentrations of lone person households, with a lower-than-average median household size

Family households account for 66.8% of all households, including 24.0% couples with children, 33.0% couples without children, and 9.5% single parent families. Non-family households constitute the remaining 33.2%, with lone person households at 30.9% and group households comprising 2.0%. The median household size is 2.3 people, which is smaller than the Rest of NSW average of 2.4.

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

Educational attainment in Broulee is significantly higher than broader benchmarks. Among residents aged 15 and above, 31.4% hold university qualifications, compared to 21.3% in the Rest of NSW and 21.5% in the SA3 area. Bachelor degrees are the most common at 21.4%, followed by postgraduate qualifications (5.8%) and graduate diplomas (4.2%). Vocational credentials are also prominent, with 36.4% of residents holding such qualifications - advanced diplomas at 12.3% and certificates at 24.1%.

Educational participation is notably high in Broulee, with 27.1% of residents currently enrolled in formal education. This includes 9.4% in primary education, 9.0% in secondary education, and 3.2% pursuing tertiary education.

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

Broulee has 39 active public transport stops, all of which are bus stops. These stops are served by 28 different routes that together facilitate 255 weekly passenger trips. Transport accessibility is considered excellent, with residents on average located 185 meters from the nearest stop. Most residents commute outward due to Broulee's primarily residential nature. Cars remain the dominant mode of transport at 90%, while walking and cycling account for 5% and 3% respectively. On average, there are 1.4 vehicles per dwelling in the area.

According to the 2021 Census, 16.1% of residents work from home, which may be influenced by COVID-19 conditions. The service frequency averages 36 trips per day across all routes, resulting in approximately 6 weekly trips per individual stop.

Health outcomes in Broulee are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Broulee's health indicators show below-average results based on AreaSearch's assessment.

Mortality rates and chronic condition prevalence are somewhat typical but higher than the national average among older cohorts. Private health cover is at approximately 52% of the total population (~1,093 people), slightly above the average SA2 area rate. The most common medical conditions are arthritis (13.8%) and mental health issues (8.4%). Sixty point eight percent of residents report being completely clear of medical ailments compared to 63.3% across Rest of NSW. Health outcomes among the working-age population are generally typical. The area has 30.0% of residents aged 65 and over (627 people), higher than the 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, ranking lower nationally than the broader population.

Broulee is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Broulee had a cultural diversity below average, with 87.4 percent born in Australia, 92.1 percent being citizens, and 97.0 percent speaking English only at home. Christianity was the main religion, comprising 45.9 percent of Broulee's population. Judaism, however, was overrepresented at 0.2 percent compared to 0.1 percent in Rest of NSW.

For ancestry, the top groups were English (32.6%), Australian (28.7%), and Irish (12.8%). Notably, Welsh (0.9%) was overrepresented compared to regionally (0.5%), as were Hungarian (0.4% vs 0.2%) and Dutch (1.7% vs 1.0%).

Broulee ranks among the oldest 10% of areas nationwide

Broulee's median age is 49, which is higher than Rest of NSW's figure of 43 and Australia's 38 years. Compared to Rest of NSW average, Broulee has an over-representation of the 85+ cohort at 5.8%, while the 25-34 year-olds are under-represented at 8.9%. Between 2021 and present, the 15-24 age group grew from 8.9% to 10.5%, and the 0-4 cohort increased from 4.7% to 5.8%. Conversely, the 45-54 cohort declined from 11.3% to 9.0%, and the 55-64 group dropped from 14.1% to 12.7%. By 2041, demographic projections indicate significant shifts in Broulee's age structure. The 75-84 cohort is projected to increase markedly by 157 people (69%), growing from 228 to 386. Meanwhile, the 65-74 cohort grows by a modest 5% (12 people).