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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 Buff Point is $880k, with units at $675k. House values have moved 3.8% 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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Buff Point has an estimated 3,683 residents, up from 3,559 at the 2021 Census — a change of 124 people, or 3.5%. Growth has averaged 0.6% a year over five years. That puts 1,762 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 analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census the suburb of Buff Point's population is estimated at around 3,683 as of May 2026. This reflects an increase of 124 people (3.5%) since the 2021 Census, which reported a population of 3,559 people. The change is inferred from the resident population of 3,681, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 14 validated new addresses since the Census date.
This level of population equates to a density ratio of 1,762 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. The suburb of Buff Point's 3.5% growth since the 2021 census exceeded the SA4 region (3.4%), marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 51.0% of overall population gains during recent periods, although all drivers including natural growth and interstate migration were positive factors. For demographic projections, geoscience and official statistics from the 2024 publication utilizing 2022 as its baseline are adopted for each SA2. In instances where these are unavailable, regional state government projections from 2022 with a 2021 baseline are implemented. Cohort-specific growth trajectories derived from these datasets are projected forward for the years 2032 to 2041. Future expectations indicate a population rise situated just under the midpoint for Australian locations, with projections pointing to an increase of 390 residents by 2041, representing a total expansion of 10.5% over the 16 years in the suburb of Buff Point.
Frequently Asked Questions - Population
59 new dwellings have been approved in Buff Point over the past five years, an average of 11 a year. That is 3.3 approvals per 1,000 residents. Approvals are currently running at an annualised 8, 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
Evaluations of construction approvals from localized building registers indicate that the suburb of Buff Point has averaged roughly 11 residential building approvals annually, accumulating to approximately 59 new homes over the preceding 5 financial years. Thus far during FY-26, 8 approvals have been registered. An average inflow of 1.7 new residents for every finished dwelling between FY-21 and FY-25 suggests a healthy alignment of supply with demand, helping to sustain balanced market conditions, with new housing units registering an average construction cost of $284,000—a figure below the broader regional standard, indicating more affordable options.
Furthermore, a total of $270,000 in non-residential building approvals has been logged this financial year, pointing to a very quiet commercial construction sector. In comparison to Greater Sydney, the suburb of Buff Point generates roughly 75% of the per capita construction volume, placing it in the 37th percentile of all examined areas nationwide, which translates to a relatively narrow selection of new properties and helps maintain demand for pre-existing houses. This rate also sits below the wider national trend, highlighting the suburb's established footprint and suggesting potential limits on new construction. The mix of recent housing projects consists of 92.0% separate houses and 8.0% semi-detached or multi-unit dwellings, reinforcing the low-density residential profile that draws buyers looking for space. Recording about 458 residents for each approved home building permit, the local market displays signs of maturity. Projecting forward, the suburb of Buff Point is anticipated to expand by 388 citizens by 2041, measured from the most recent quarterly statistical model. Although building activity is moving in reasonable alignment with this projected demand, home buyers could experience heightened competition as the local population increases.
Frequently Asked Questions - Development
Development applications around Buff Point
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 22 current infrastructure and development projects close to Buff Point, worth an estimated $3.98 billion. 7 are already under construction and 6 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. 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
Regional performance is heavily shaped by local planning and infrastructure changes. In total, no new infrastructure developments have been flagged by researchers as having a direct impact on the area. Notable local works include the Lake Munmorah Shopping Centre Expansion, the Waratah Super Battery, the Kanwal-Lake Haven-Gorokan Growth Corridor (Warnervale East / Greater Warnervale), and the Charmhaven Master-Planned Housing Community.
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
Gorokan Waterfront Masterplan & Foreshore Revitalisation
Council-led long term revitalisation of the Gorokan foreshore along Tuggerah Lake, delivering staged improvements including foreshore public domain upgrades, shared pathways, improved lake access, landscaping, recreation facilities and supporting aquatic infrastructure. The Wallarah Point Peace Park playspace has been completed as an early stage, while broader foreshore improvements continue to be delivered progressively through Council capital works and waterways programs.
Toukley Desalination Water Treatment Plant
A proposed seawater desalination facility adjacent to the existing Toukley Sewage Treatment Plant on Wilfred Barrett Drive, being advanced as a plan-ready drought response project under the Central Coast Water Security Plan. The reverse osmosis facility has an initial design capacity of 30 ML/day with provision for expansion up to 40 ML/day, activated only if dam storage falls below critical triggers. Central Coast Council is currently preparing the Environmental Impact Statement with specialist support from GHD.
Charmhaven Master-Planned Housing Community
A master-planned housing community at Charmhaven on the NSW Central Coast, delivering up to 2,000 single-dwelling homes, 120 ha of protected environmental green space, a new school and business park.
Mixed-Use Development 139 Main Road
A mixed-use development with two commercial units and four residential units, including Specialist Disability Accommodation and affordable rental housing.
Lakeside Gardens
A mixed-use development featuring 109 residential apartments and commercial/retail space. The development will have two 11-storey buildings with resort-style landscaping, a pool, and a private jetty on the shore of Budgewoi Lake.
Beachcomber Hotel Relaunch
Relaunch of Beachcomber as a 4-star, 80-room resort with bars, restaurants, function rooms, and wellness services.
Toukley Town Centre Public Domain Upgrade
Upgrades to the Toukley Town Centre, including footpath improvements, landscaping, and new street furniture to improve pedestrian safety, connectivity, and visual amenity. This is part of a broader masterplan to rejuvenate the town centre.
Lake Munmorah Recreation Facility
A $3.81 million project to create a significant active precinct including an inclusive regional-sized playspace, a district-level skatepark and pump track, an upgraded access road and carpark, and supporting recreational infrastructure.
1,654 residents of Buff Point are employed, from a labour force of 1,722. Unemployment sits at 3.9%, with participation at 57.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,910, about 79% of the resident population, so more people leave the area for work than travel in. 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 suburb of Buff Point features a balanced labor pool distributed across professional and trade roles, with significant representation in public and community services, a low unemployment rate of 3.9%, and an estimated job growth rate of 3.8% over the prior year. Active workers numbered 1,654 as of March 2026, with the unemployment rate tracking 0.2% below the Greater Sydney average of 4.1%, while the participation rate remains notably lower at 57.1% compared to 69.1% across Greater Sydney. Census responses show a moderate 22.7% of the local workforce performed their duties from home, though this may have been influenced by pandemic-related restrictions.
The primary sources of employment for local citizens are healthcare and social assistance, building and construction, and retail. The concentration of construction workers is particularly pronounced, registering at 1.9 times the regional standard. Conversely, professional and scientific services are underrepresented, accounting for only 4.2% of the local workforce compared to 11.5% in Greater Sydney. The highly residential character of the area appears to limit local employment opportunities, as shown by comparing the count of working residents against locally based jobs. Analysis of localized labor market updates reveals that during the 12 months ending March 2026, the employed population grew by 3.8% while the total labor force expanded by 3.6%, resulting in a 0.1 percentage point reduction in the unemployment rate. Over the same timeframe, Greater Sydney saw employment rise by 1.9% and the labor force grow by 1.9%, with a very minor decrease in unemployment. National employment projections from May-25 offer additional perspective on prospective local demand. These five and ten-year forecasts have been combined with the local workforce distribution to model future trends. Globally, national employment is predicted to grow by 6.6% over five years and 13.7% over ten years, though individual sector growth rates vary. Projects mapped to the specific industry mix of the suburb of Buff Point point to a local job growth estimate of 6.7% over five years and 13.8% over ten years.
Frequently Asked Questions - Employment
Median household income in Buff Point is $1,323 a week (about $69,000 a year), with median personal income at $657 a week. ATO records put median taxable income at $46,258 a year against an average of $52,949. 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
Tax data for the financial year 2023 indicates that personal earnings in the suburb of Buff Point sit below the national median. Taxpayers recorded a median income of $46,258 and an average income of $52,949, contrasting with Greater Sydney values of $60,817 and $83,003. Factoring in Wage Price Index growth of 10.32% since financial year 2023, the updated figures are estimated at approximately $51,032 for the median and $58,413 for the average as of March 2026. The 2021 Census records place the household, family, and individual earnings of the area between the 20th and 21st percentiles nationally.
Looking at the income distribution, 30.6% of residents (representing 1,126 individuals) earn between $1,500 and $2,999, matching the wider region where 30.9% fit this category. Home payment pressures are significant, leaving only 82.3% of income after housing costs, which ranks in the 20th percentile.
Frequently Asked Questions - Income
Buff Point had 1,386 occupied dwellings at the 2021 Census, 96% detached houses and 2% apartments. 37% are owned with a mortgage, 23% rented and 40% owned outright. At that Census the median rent was $380 a week and the median mortgage repayment $1,733 a month. Rent absorbs 28.7% of household income here and mortgage repayments 30.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential architecture in the suburb of Buff Point consists of 96.1% separate houses and 3.9% alternative housing options (such as townhouses, units, and other structures), compared to the metropolitan Sydney split of 55.9% houses and 44.1% other dwellings. The rate of home ownership in the suburb of Buff Point reached 40.2%, substantially exceeding the metropolitan Sydney rate, with the remaining residences being paid off via mortgages (37.1%) or occupied by tenants (22.7%). The median monthly home loan repayment was $1,733, and the median weekly rent was $380, compared to metropolitan Sydney averages of $2,427 and $470.
On a national level, mortgage costs are below the Australian average of $1,863, while weekly rents exceed the national benchmark of $375.
Frequently Asked Questions - Housing
Buff Point counted 1,386 households at the 2021 Census, averaging 2.4 people each. 26% are couples with children, against 29% couples without children. 28% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of homes at 69.5%, consisting of 26.0% couples with children, 28.6% couples without children, and 13.7% single parents. Other households account for 30.5% of the total, with single occupants at 27.7% and group homes at 2.4%. The average household size of 2.4 residents is slightly below the Greater Sydney median of 2.7.
Frequently Asked Questions - Households
11.6% of adults in Buff Point hold a university qualification, including 8.8% with a bachelor degree and 1.6% with postgraduate qualifications. A further 35.3% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Educational attainment levels present a challenge, with the proportion of residents holding university qualifications (11.6%) tracking well below the Greater Sydney average of 38.0%. Bachelor degrees represent the most common higher education qualification at 8.8%, followed by postgraduate degrees at 1.6% and graduate diplomas at 1.2%. Trade and practical qualifications are common, with 46.0% of the population aged 15 and over possessing vocational qualifications, split between advanced diplomas (10.7%) and certificate-level training (35.3%). Enrolment in education is quite strong, with 27.2% of the local population engaged in study. This group is composed of 10.9% in primary schooling, 7.2% in high schools, and 2.5% undertaking higher education programs.
Frequently Asked Questions - Education
Schools Detail
Public transport in Buff Point reaches 36 stops on 21 routes, timetabled for about 510 services a week. The typical home sits about 150 m from its nearest stop. Buses carry the largest share of public transport commuters. 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
A review of public transit options shows 36 active stops within the suburb of Buff Point, consisting of bus services. These locations are served by 21 separate routes, which combine to run 512 passenger trips each week. Transit access is very high, with residents living an average of 148 meters from their nearest stop. Being mostly residential, 94% of commuting residents travel outside the suburb by car. Car ownership stands at 1.4 vehicles per household, which is above the regional norm. Additionally, 22.7% of working residents worked from home according to the 2021 Census.
Schedules average 73 services daily across the network, which translates to roughly 14 departures per week at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
58.2% of residents in Buff Point report no long-term health condition, a less healthy profile than 91% of areas nationally. 7.5% need daily assistance with core activities, and 47.9% hold private health cover. The standardised death rate runs at 6.5 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Analysis of mortality and long-term health trends highlights significant health challenges in the suburb of Buff Point, with various conditions affecting both youth and elderly demographics, while the share of residents with private health insurance is low at roughly 48% of the population, representing about 1,765 individuals. This is lower than the Greater Sydney average of 59.9% and the national standard of 55.7%. Arthritis and mental health challenges are the most frequently reported conditions, affecting 11.6% and 10.0% of the population respectively. Meanwhile, 58.2% of citizens reported no chronic health issues, compared to 74.6% in Greater Sydney.
The working-age cohort shows high rates of long-term health concerns. Residents aged 65 and over represent 25.6% of the local population (942 individuals), which is higher than the Greater Sydney average of 15.5%. Health profiles for the senior demographic show similar trends to those seen in the general public.
Frequently Asked Questions - Health
Buff Point is largely Australian-born, at 89.6% of residents, with 3.2% speaking a language other than English at home. The largest reported ancestries are English (32.9%) and Australian (30.8%). 5.3% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb of Buff Point has a lower level of cultural diversity compared to national averages, with 89.6% of its population born in Australia, 92.1% holding citizenship, and 96.8% communicating only in English at home. The predominant religion is Christianity, which is practiced by 58.1% of residents, compared to 49.2% across Greater Sydney. Regarding parent birthplaces, the most common ancestries in the suburb of Buff Point are English, making up 32.9% of the population (well above the regional average of 19.0%), Australian at 30.8% (well above the regional average of 17.8%), and Irish at 7.9%.
Notable variations are also present for other groups: Maltese heritage accounts for 1.2% of the population (compared to 1.0% regionally), Australian Aboriginal ancestry accounts for 5.3% (compared to 1.3%), and Dutch heritage is at 1.4% (compared to 0.7%).
Frequently Asked Questions - Diversity
The median resident of Buff Point is 44, older than 76% of areas nationally. 21.3% 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 44, the suburb of Buff Point is older than Greater Sydney's average of 37 and the national average of 38. The 65 - 74 age bracket is highly represented at 12.9% compared to Greater Sydney, while the 25 - 34 bracket is less common at 11.2%. Since the 2021 Census, the proportion of residents aged 75 to 84 has risen from 8.3% to 9.6%, while the 55 to 64 group has fallen from 14.7% to 12.9%. Projections for 2041 indicate significant changes: the 75 to 84 age group is expected to grow by 47% (an increase of 166 people), rising from 353 to 520.
Residents aged 65 and over will account for 73% of the projected growth, highlighting the aging trend, while the 0 to 4 and 5 to 14 age brackets are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Buff Point
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 — 14 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,559 at the 2021 Census → 3,683 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 (SAL10642). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.