Chart Color Schemes
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 $1.20m, with units at $765k. House values have moved 6.2% 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.
Find a Recent Sale
Sales Detail
Broulee has an estimated 1,980 residents, up from 1,947 at the 2021 Census — a change of 33 people, or 1.7%. Growth has averaged 0.8% a year over five years, slower than 82% of areas nationally. That puts 110 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
Based on examination of ABS demographic data updates for the wider region, alongside new addresses validated by AreaSearch since the Census, the population of Broulee is projected to be approximately 1,980 in May 2026. This represents a growth of 33 people (1.7%) from the 2021 Census, which counted a population of 1,947 people. This shift is derived from the resident population of 1,977, calculated by AreaSearch using the latest ABS ERP data release (June 2025) and an extra 59 validated new addresses since the Census date. Such a population size results in a density ratio of 109 persons per square kilometer, indicating substantial space per individual and potential capacity for additional development.
Throughout the last ten years, Broulee has shown stable growth trends with a 1.5% compound annual growth rate, exceeding the SA3 area. Demographic expansion in the locality was chiefly fueled by interstate migration, which accounted for roughly 74.0% of total population increases during recent times. AreaSearch implements ABS/Geoscience Australia projections for each SA2 region, published in 2024 using 2022 as the base year. For any SA2 regions lacking this data, AreaSearch employs the NSW State Government's SA2 level projections, published in 2022 using 2021 as the base year. Expansion rates by age category from these groupings are also applied to all areas for the years 2032 to 2041. Looking ahead with demographic patterns, a substantial population rise in the top quartile of regional locations nationwide is anticipated, with the region projected to grow by 563 persons to 2041 based on compiled SA2-level projections, representing a total expansion of 28.3% over the 16 years.
Frequently Asked Questions - Population
130 new dwellings have been approved in Broulee over the past five years, an average of 26 a year. That is 13.5 approvals per 1,000 residents. Of the 20 dwellings approved in the latest reporting year, 80% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 10, 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 analysis of ABS building approvals, distributed from statistical area statistics, Broulee has recorded approximately 26 new dwellings approved annually, with an estimated 130 dwellings approved during the last 5 financial years (between FY-21 and FY-25) and 10 so far in FY-26. With an average of only 0.6 new residents per year per home built during the last 5 financial years (between FY-21 and FY-25), supply is satisfying or exceeding demand, offering more options for purchasers while supporting potential for population expansion exceeding projections, while new dwellings are being constructed at an average cost of $511,000, indicating that developers are focusing on the premium market tier with higher-end properties.
Furthermore, $2.4 million in commercial approvals have been logged this financial year, pointing to the residential nature of the locality. Relative to the Rest of NSW, Broulee registers 134.0% more new dwelling approvals (per person), generating more options for purchasers, though construction activity has decelerated in recent times. This volume is significantly above the national average, showing robust developer confidence in the locality. Recent building consists of 80.0% standalone houses and 20.0% attached dwellings, maintaining the low density character of the locality with a focus on detached housing that appeals to space-seeking purchasers. At approximately 141 people per approval, Broulee represents a low density locality. Demographic projections indicate Broulee will add 560 residents through to 2041 (starting from the most recent AreaSearch quarterly estimate). At current building rates, new dwelling supply should easily satisfy demand, offering favorable conditions for purchasers and potentially sustaining expansion beyond current demographic projections.
Frequently Asked Questions - Development
Development applications around Broulee
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
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
Few things can affect the performance of a locality as much as alterations to local infrastructure, major developments, and planning programs. In total, no projects have been identified by AreaSearch that are expected to have an influence on the locality. Key initiatives 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, with the subsequent list outlining those expected to be of greatest relevance.
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.
848 residents of Broulee are employed, from a labour force of 867. Unemployment sits at 2.2%, with participation at 52.1%. 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
Broulee has a well-educated labor force, with crucial services sectors strongly represented, and an unemployment rate of only 2.2%, according to AreaSearch compilation of statistical area statistics. As of March 2026848 residents are employed while the unemployment rate is 1.9% lower than Regional NSW's rate of 4.1%, and workforce participation is notably lower (52.1% compared to Regional NSW's 60.6%). According to Census details, a moderate 16.1% of residents worked from home, although Covid-19 lockdown circumstances should be taken into account. Employment among citizens is centered in health care & social assistance, construction, and education & training.
The locality exhibits a particularly high concentration in construction, with an employment share of 1.8 times the regional level. Conversely, manufacturing employs only 0.9% of local workers, below Regional NSW's 5.8%. Although local employment options are available in the locality, it appears many residents travel elsewhere for employment, based on the ratio of the Census working population to the local population. According to AreaSearch analysis of SALM and ABS statistics, compiled from wider statistical regions, over the 12 months to March 2026, labor force numbers shrank by 2.7% alongside a 3.0% drop in employment, causing the unemployment rate to rise by 0.3 percentage points. This differs from Regional NSW, where employment fell by 0.9%, the labor force dropped by 0.4%, and unemployment climbed 0.5 percentage points. Jobs and Skills Australia's national employment projections from May-25 can provide additional perspective on potential future demand in Broulee. These projections, spanning five and ten-year intervals, have been aligned with the local employment profile to estimate growth patterns. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, growth rates vary greatly across industry sectors. Applying these industry-specific projections to the employment profile of Broulee indicates local employment should rise by 6.8% over five years and 13.9% over ten years (note that this is a basic weighted extrapolation for demonstration purposes and does not incorporate local population projections).
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 postcode level ATO statistics released by AreaSearch for financial year 2023, the suburb of Broulee's median income among taxpayers is $49,911, with an average of $64,014. This is below the average on a national scale, and compares to Regional NSW's median of $52,390 and average of $65,215. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $55,062 (median) and $70,620 (average) as of March 2026. Census 2021 income statistics show household, family, and personal incomes all place moderately in Broulee, between the 24th and 38th percentiles.
Income categories show the $800 - 1,499 weekly earnings bracket includes 28.6% of the population (566 individuals), in contrast to trends in the broader region where 29.9% fall into the $1,500 - 2,999 bracket. Housing affordability pressures are intense, with only 84.8% of income remaining, placing it at the 26th percentile, and the local SEIFA income score positions the locality in 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
Dwelling composition in Broulee, as assessed at the most recent Census, consisted of 75.4% houses and 24.7% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Regional NSW's 82.6% houses and 17.4% other dwellings. At the same time, the rate of home ownership in Broulee was significantly higher than that of Regional NSW, at 48.4%, with the remaining dwellings being either mortgaged (28.5%) or rented (23.1%). The median monthly mortgage payment in the locality was higher than the Regional NSW average at $1,790, while the median weekly rent amount was recorded at $380, compared to Regional NSW's $1,733 and $330.
Nationally, mortgage payments in Broulee are lower than the Australian average of $1,863, whereas rents are higher than the national figure 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
Family households are the majority at 66.8% of all households, consisting of 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 single person households at 30.9% and group households making up 2.0% of the total. The median household size of 2.3 people is smaller than the Regional NSW average 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
Educational attainment in Broulee substantially exceeds wider reference points, with 31.4% of residents aged 15+ holding tertiary degrees compared to 21.3% in Rest of NSW and 21.5% in the SA3 area. This major educational advantage positions the locality well for knowledge-based opportunities. Bachelor degrees are the most common at 21.4%, followed by postgraduate qualifications (5.8%) and graduate diplomas (4.2%). Trade and technical qualifications are also prominent, with 36.4% of residents aged 15+ holding vocational credentials – advanced diplomas (12.3%) and certificates (24.1%). Educational enrollment is remarkably high, with 27.1% of residents currently participating in formal education.
This comprises 9.4% in primary education, 9.0% in secondary education, and 3.2% studying in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Broulee reaches 39 stops on 28 routes, timetabled for about 260 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
Public transport analysis shows 39 active transit stops operating within Broulee consisting of a combination of buses. These stops are served by 28 separate routes, altogether offering 255 weekly passenger trips. Transit access is classified as excellent, with residents generally positioned 185 meters from the closest transport point. As a mostly residential locality, most residents travel outwards to work - car remains the principal mode at 90%, with 5% walking and 3% cycling. Vehicle ownership averages 1.4 per home. About 16.1% of residents work from home (2021 Census; may reflect COVID-19 settings).
Service frequency averages 36 trips per day across all routes, translating 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
Health measures indicate below-average trends in Broulee, according to AreaSearch's evaluation of mortality rates and chronic disease prevalence, with the rate of common medical conditions in the general population being relatively typical, though higher than the national average among older age brackets, and the level of private health insurance slightly exceeding that of the average SA2 area at roughly 52% of the overall population (~1,034 people). The most common medical diagnoses in the locality were recorded as arthritis and mental health issues, affecting 13.8 and 8.4% of residents, respectively, while 60.8% reported being completely free of medical conditions compared to 63.3% across Regional NSW.
Health outcomes among the working-age population are generally typical. The locality has 30.8% of residents aged 65 and older (609 people), which is higher than the 23.4% in Regional NSW. Health profiles among seniors present some difficulties, though placing lower nationally than the wider population.
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 was found to have lower than average cultural diversity, with 87.4% of its population born in Australia, 92.1% holding citizenship, and 97.0% speaking only English at home. The predominant religion in Broulee was recorded as Christianity, representing 45.9% of people in Broulee. However, the most visible overrepresentation was in Judaism, which accounts for 0.2% of the population, compared to 0.1% across Regional NSW. Regarding heritage (birthplace of parents), the three most represented groups in Broulee are English, representing 32.6% of the population, Australian, representing 28.7% of the population, and Irish, representing 12.8% of the population.
Furthermore, there are visible differences in the proportion of some other heritage groups: Welsh is notably overrepresented at 0.9% of Broulee (compared to 0.5% regionally), Hungarian at 0.4% (compared to 0.2%) and Dutch at 1.7% (compared to 1.0%).
Frequently Asked Questions - Diversity
The median resident of Broulee is 50, older than 91% of areas nationally. 19.1% 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
With a median age of 50, Broulee is significantly older than the Regional NSW standard of 43 and also far above the 38-year national average. The 75 - 84 age category displays a high concentration at 11.8% compared to Regional NSW, whereas the 25 - 34 bracket is less common at 8.2%. This 75 - 84 concentration is significantly above the national 6.1%. Since the 2021 Census, the 15 to 24 age bracket has expanded from 8.9% to 10.9% of the population. In contrast, the 45 to 54 cohort has decreased from 11.3% to 9.8%.
Demographic projections suggest Broulee's age structure will shift considerably by 2041. The 75 to 84 age category is projected to grow significantly, rising by 141 people (61%) from 233 to 375. At the same time, the 65 to 74 category increases by a small 3% (7 people).
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) | May 2026 3 months ago 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this 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 3 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 5 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 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month 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 — 59 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (1,947 at the 2021 Census → 1,980 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 May 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.