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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.
est. as @ -- *
2021 Census | -- people
The median house price in Broulee is $1.23m, with units at $775k. House values have moved 6.7% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Broulee has an estimated 1,959 residents. Growth has averaged 0.5% a year over five years, slower than 89% of areas nationally. That puts 109 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
The suburb of Broulee currently holds an estimated population of 1,959 as of Aug 2026, according to ABS population updates and AreaSearch validations. This figure marks a rise of 12 individuals, representing a 0.6% increase from the 2021 Census count of 1,947 residents. The adjustment stems from a resident total of 1,949 determined by AreaSearch after reviewing the June 2025 ERP data release by the ABS, plus 65 newly verified addresses registered since the Census date. At this level, the population density stands at 108 persons per square kilometer, offering ample space per inhabitant and potential for additional development.
Over the last ten years, the suburb of Broulee has shown steady growth with a 1.3% compound annual growth rate, surpassing the SA3 region. Most of this expansion has been fueled by interstate migration, which accounted for roughly 74.0% of the population increase in recent times. SA2-level projections from ABS and Geoscience Australia, published in 2024 with 2022 serving as the baseline year, form the basis of AreaSearch's modeling, while NSW State Government SA2 projections (released in 2022 using a 2021 base) cover any remaining areas. These age-group growth rates are extended across all localities from 2032 to 2041. Looking at future demographic trajectories, the suburb of Broulee is projected to experience substantial demographic expansion placing it within the highest quartile of non-metropolitan Australian regions, with aggregated SA2 figures pointing to an increase of 634 persons by 2041, representing an overall gain of 31.9% across the 16 years.
Frequently Asked Questions - Population
138 new dwellings have been approved in Broulee over the past five years, an average of 27 a year. That is 10.9 approvals per 1,000 residents. Of the 20 dwellings approved in the latest reporting year, 85% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 11, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
According to AreaSearch's examination of statistical building consent statistics from the ABS, residential construction approvals in Broulee have averaged roughly 27 per year, accumulating to an estimated 138 homes throughout the preceding 5 financial years. During FY-25 to date, 11 approvals have been documented. With an average of only 0.7 new residents arriving per approved residence across the 5 financial years between FY-21 and FY-25, residential building activity is keeping pace with or exceeding local demand, expanding housing opportunities for purchasers and creating conditions for demographic expansion beyond baseline forecasts.
New residences have an average expected construction cost of $587,000—moderately higher than regional figures—reflecting an emphasis on premium residential projects. Concurrently, non-residential development has yielded $2.4 million in commercial approvals during the current financial year, underscoring the predominantly domestic character of the locality. Relative to Rest of NSW, building activity on a per-capita basis in Broulee is 113.0% higher, broadening purchasing alternatives despite a recent easing in development momentum. This volume substantially exceeds the national benchmark, demonstrating keen interest among developers. The composition of recent building activity is split between 85.0% detached houses and 15.0% attached dwellings, sustaining the low-density footprint of the area and appealing to buyers seeking standalone housing. With approximately 208 people per approval, the locality maintains an expansive suburban profile. Projecting forward from the latest quarterly figures by AreaSearch, residential numbers in Broulee are anticipated to rise by 624 residents by 2041. If prevailing construction volumes persist, newly added residential stock should easily accommodate demand, supporting favorable buyer dynamics and fostering growth above baseline population expectations.
Frequently Asked Questions - Development
Development applications around Broulee
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 14 current infrastructure and development projects close to Broulee, worth an estimated $23 million. 5 are already under construction and 1 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development and tourism. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Strategic planning policies, major civil undertakings, and infrastructure upgrades exert an exceptional influence on local growth and community trajectory. At present, no projects have been identified by AreaSearch as carrying a probable local impact. Significant regional initiatives comprise the 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, with the surrounding portfolio outlining the developments of greatest significance.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Future Rosedale
A masterplanned community featuring 741 residential lots, open space, and ecological lots. The project is focused on creating a coastal lifestyle with a strong emphasis on environmental conservation and community spaces.
Lot 5 Bunderra Circuit Residential Subdivision
DA-approved 21-lot residential subdivision on a 52,684 sqm englobo site at Malua Bay on the NSW South Coast. Lots range from 619 sqm to 11,470 sqm, all north-facing, with a leafy coastal setting near Malua Bay Beach and Batemans Bay. Vegetation clearing is complete and the site is ready for civil works. The englobo parcel sold in 2024/25 for $2.7 million.
Moruya Bypass
A proposed bypass of the Moruya town centre to improve traffic flow, safety and resilience on the Princes Highway. A preferred corridor has been identified and the land is being reserved for future construction.
New Eurobodalla Regional Hospital
A new Level 4 regional hospital that will provide more services than the Moruya and Batemans Bay hospitals combined. It will include a new emergency department, an intensive care unit, expanded chemotherapy and renal dialysis services, new surgical and operating theatres, and expanded medical imaging services including an MRI.
South Moruya Roundabout
Construction of a four-legged roundabout on the Princes Highway south of Moruya to improve traffic safety, flow, and access to future housing developments, the new Eurobodalla Emergency Services Precinct, and the Moruya TAFE campus. The project includes constructing islands and paths for pedestrians and cyclists.
Moruya Housing Infrastructure Project
This project will deliver infrastructure to support up to 1,000 new homes in Moruya. It includes building roads, drainage, footpaths, and upgrading water and sewer systems to unlock land for housing development.
The Sebel Hotel
Replacement of the Batemans Bay Hotel with a four-storey hotel and luxury apartments, including more than 70 hotel rooms, 11 luxury three-bedroom townhouse apartments, a gym, breakfast room, business centre, and 72 carparking spaces.
Batemans Bay Community Health Facility
New purpose-built community health facility offering various healthcare services including allied health, Aboriginal health, community mental health, drug and alcohol, child, youth and family services, primary healthcare, consultation, treatment, pathology, group rooms, and a gymnasium. The facility will bring together a range of services in one location including women's health and mental health services.
861 residents of Broulee are employed, from a labour force of 880. Unemployment sits at 2.2%, with participation at 53.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labour force in Broulee is characterised by strong educational qualifications, significant representation across key community services, and an unemployment rate of only 2.2%, according to aggregated statistical area figures compiled by AreaSearch. In March 2026, employed residents numbered 861, keeping local unemployment 1.9% lower than the 4.1% recorded for Regional NSW, though labour market engagement trails notably at 53.2% compared to 60.6% across Regional NSW. Census records further indicate that 16.1% of working residents operated from home, though potential disruptions linked to Covid-19 health directives should be acknowledged.
The primary sectors supporting local workers are health care & social assistance, construction, and education & training. The community shows an exceptionally strong concentration in the building sector, where employment proportions reach 1.8 times the broader regional benchmark. Conversely, industrial production represents a minimal share of local jobs, employing just 0.9% of resident workers in Broulee against 5.8% across Regional NSW. Although employment exists within the community, Census comparisons between resident workers and local job counts suggest substantial commuting to outlying employment hubs. Analysis by AreaSearch incorporating ABS and SALM statistical collections indicates that over the 12 months leading up to March 2026, total labour force numbers contracted by 2.4% while overall employment fell by 2.6%, resulting in a 0.2 percentage point rise in the local unemployment rate. Over the identical timeframe, Regional NSW saw employment decrease by 0.9% and the labour pool shrink by 0.4%, yielding a 0.5 percentage point increase. Emerging workforce trends can also be assessed via Jobs and Skills Australia's national projections from Mar-26. Projected across five and ten-year horizons against local workforce distributions, national employment is anticipated to grow by 6.6% over five years and 13.7% over ten years, with distinct variations across different sectors. Adjusting for Broulee's specific industry composition indicates local employment expansion of 6.8% over five years and 13.9% over ten years (serving as an illustrative weighted extrapolation that does not integrate localized demographic shifts).
Frequently Asked Questions - Employment
Median household income in Broulee is $1,355 a week (about $70,000 a year), with median personal income at $751 a week. ATO records put median taxable income at $49,911 a year against an average of $64,014. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to the latest ATO tax statistics published by AreaSearch at the postcode level for financial year 2023, Broulee records a taxpayer median income of $49,911 and an average income of $64,014. These figures sit below nationwide averages and compare against Regional NSW figures of $52,390 (median) and $65,215 (average). Following a Wage Price Index increase of 10.32% since financial year 2023, modeled figures for March 2026 equate to approximately $55,062 for the median and $70,620 for the average. In the 2021 Census, individual, family, and household earnings within Broulee positioned moderately between the 24th and 38th percentiles.
The single largest income bracket encompasses 28.6% of residents (560 people) earning between $800 - 1,499, differing from the broader regional profile where the $1,500 - 2,999 band forms the leading share at 29.9%. Local households face significant housing cost challenges, retaining 84.8% of income after shelter expenses (placing in the 26th percentile), while the SEIFA income index ranks the locality within the 6th decile.
Frequently Asked Questions - Income
Broulee had 757 occupied dwellings at the 2021 Census, 75% detached houses and 3% apartments. 29% are owned with a mortgage, 23% rented and 48% owned outright. At that Census the median rent was $380 a week and the median mortgage repayment $1,790 a month. Rent absorbs 28.0% of household income here and mortgage repayments 30.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing landscape in Broulee was divided into 75.4% standalone houses and 24.7% alternative property formats such as apartments, semi-detached properties, and other living quarters, whereas Regional NSW recorded 82.6% separate houses and 17.4% other dwelling types. Full home ownership was considerably higher in Broulee at 48.4% compared to the regional figure, with remaining private properties occupied under a mortgage (28.5%) or rented (23.1%). Typical monthly mortgage commitments stood at $1,790, exceeding the Regional NSW median of $1,733, while typical weekly rents reached $380 against $330 regionally.
On a nationwide scale, monthly loan repayments in Broulee sit below the Australian benchmark of $1,863, whereas weekly leasing costs are higher than the national standard of $375.
Frequently Asked Questions - Housing
Broulee counted 757 households at the 2021 Census, averaging 2.3 people each. 24% are couples with children, against 33% couples without children. 31% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the primary household structure at 66.8%, distributed among couple families without children (33.0%), couples with children (24.0%), and single parent households (9.5%). The remaining 33.2% of residences consist of non-family arrangements, dominated by single-person households at 30.9% alongside group households representing 2.0%. The typical household size stands at 2.3 people, tracking slightly below the Regional NSW median of 2.4.
Frequently Asked Questions - Households
31.4% of adults in Broulee hold a university qualification, including 21.4% with a bachelor degree and 5.8% with postgraduate qualifications. A further 24.1% hold a vocational qualification. 3 schools serve the area, with 1,636 enrolment places and an average ICSEA of 1,016 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary qualification levels in Broulee are notably elevated compared to surrounding benchmarks, as 31.4% of residents aged 15+ have attained a university degree, compared with 21.3% across Rest of NSW and 21.5% within the SA3 area. This strong educational profile underpins significant potential in professional and knowledge-intensive sectors. Undergraduate bachelor awards account for 21.4% of the population, followed by postgraduate degrees at 5.8% and graduate diplomas at 4.2%. Vocational and technical qualifications are likewise well established, with 36.4% of people aged 15+ holding trade credentials, distributed between certificates (24.1%) and advanced diplomas (12.3%).
Engagement with learning institutions remains substantial, with 27.1% of the community actively enrolled in formal study. This comprises 9.4% attending primary school, 9.0% participating in secondary schooling, and 3.2% undertaking tertiary education courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Broulee reaches 39 stops on 28 routes, timetabled for about 250 services a week. The typical home sits about 190 m from its nearest stop. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
An assessment of public transit indicates that Broulee contains 39 active transit stops providing bus connections across the locality. A network of 28 distinct bus routes services these locations, generating a combined total of 247 weekly passenger trips. Public transport accessibility is considered excellent, with typical resident walking distances to the nearest stop averaging 185 meters. Reflecting the area's residential profile, the vast majority of workers travel outbound for employment, with private motor vehicles representing the primary transport mode at 90%, alongside 5% walking and 3% cycling. Households maintain an average of 1.4 vehicles per dwelling.
In addition, 16.1% of workers performed their roles from home (2021 Census; may reflect COVID-19 conditions). Across all transit lines, trip frequencies average 35 trips per day, which corresponds to roughly 6 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
60.8% of residents in Broulee report no long-term health condition. 7.8% need daily assistance with core activities, and 52.3% hold private health cover. The standardised death rate runs at 6.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Evaluations by AreaSearch regarding chronic health issues and mortality indicate overall health metrics in Broulee fall below general standards, with common medical condition rates tracking close to average overall but elevated among older demographics, while private medical insurance coverage slightly exceeds the typical SA2 standard at approximately 52% of all residents (~1,023 people). Arthritis and mental health challenges represent the most prevalent long-term health diagnoses in the locality, affecting 13.8% and 8.4% of residents respectively, whereas 60.8% of the community reported having no long-term medical conditions compared to 63.3% across Regional NSW.
Health measures among working-age individuals align closely with standard benchmarks. Residents aged 65 and over account for 31.7% of the local population (621 people), noticeably higher than the 23.3% benchmark in Regional NSW. Health profiles within this mature age segment present notable hurdles, though they sit below national averages relative to the broader community.
Frequently Asked Questions - Health
Broulee is largely Australian-born, at 87.4% of residents, with 3.0% speaking a language other than English at home. The largest reported ancestries are English (32.6%) and Australian (28.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Broulee registers relatively modest levels of cultural diversity, with 87.4% of residents born in Australia, 92.1% holding Australian citizenship, and 97.0% speaking exclusively English within their homes. Christianity represents the leading faith group, embraced by 45.9% of the local population. Meanwhile, the most pronounced comparative concentration is seen in Judaism, which comprises 0.2% of residents compared to 0.1% across Regional NSW. Regarding ancestral background based on parental birthplace, the primary ancestries in Broulee are English at 32.6%, Australian at 28.7%, and Irish at 12.8%. Other distinct ancestral representations include higher local shares for Welsh heritage at 0.9% (compared to 0.5% regionally), Dutch background at 1.7% (compared to 1.0%), and Hungarian background at 0.4% (compared to 0.2%).
Frequently Asked Questions - Diversity
The median resident of Broulee is 50, older than 91% of areas nationally. 18.5% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Demographically, the suburb of Broulee maintains an older age distribution than the broader regional standard. Older residents and retirees (65+) represent 31.7% of the community as at August 2026 compared to 23.3% regionally, while young to middle-aged adults (25 - 44) account for 19.2% against 23.5% across Regional NSW. The median age is an estimated 50 as at August 2026, matching the 2021 Census figure and remaining 7 years higher than the Regional NSW median of 43 at that Census, which stood above the Australian median of 38. Following that Census, the proportion of residents aged 45 - 64 reduced from 25.4% to an estimated 23.3%.
Through to 2041, the sharpest expansion is expected across the retiree and elderly cohort, forecast to rise by 269 residents (43%) to 890.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Broulee
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 4 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 65 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (1,947 at the 2021 Census → 1,959 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL10605). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.