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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 Bulahdelah is $565k. House values have moved 4.7% 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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Sales Detail
Bulahdelah has an estimated 1,570 residents, up from 1,538 at the 2021 Census — a change of 32 people, or 2.1%. Growth has averaged 0.6% a year over five years, slower than 79% of areas nationally. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. 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 Bulahdelah has an estimated population of approximately 1,570 as of May 2026. This represents a gain of 32 people (2.1%) from the 2021 Census, which documented 1,538 residents. This shift is derived from the resident population of 1,566 estimated by AreaSearch using the June 2025 ABS ERP figures alongside address validation since the Census. Such a population size results in a density of 9.1 persons per square kilometer, indicating a spacious environment.
This 2.1% post-census growth rate trails the SA3 region (2.9%) by 0.8 percentage points, showing solid local growth dynamics. Most of the population expansion was driven by arrivals from interstate, who accounted for about 84.0% of the net population growth in recent times. AreaSearch utilizes the 2024 ABS and Geoscience Australia projections for each SA2 area using 2022 as a base. For areas lacking this data, the 2022 NSW State Government projections with a 2021 base are used. Age-specific growth rates from these sources are applied to all locations for the years 2032 to 2041. Looking forward, the area is projected to experience growth matching the lowest quartile of non-metropolitan Australia, adding 22 persons by 2041 based on these combined SA2 projections, which is a total increase of 1.1% over the 16 years.
Frequently Asked Questions - Population
Detail
Property development in the suburb of Bulahdelah is quiet, with an average of 1 new dwelling approved per year, totaling 8 over the last five years. Minimal construction is typical for regional areas where housing requirements are stable and new building is restricted by local demand and infrastructure. Because of the small figures involved, individual construction proposals can heavily alter year-on-year growth and relative statistics. Compared to the Rest of NSW, development activity in the suburb of Bulahdelah is considerably lower, and it also falls behind national trends. Recent residential approvals consist entirely of separate houses, preserving the low-density rural character of the area.
A ratio of 781 people in the area for every single home approved highlights the quiet nature of local construction. According to the latest quarterly estimate from AreaSearch, the suburb of Bulahdelah is projected to add 18 residents by 2041. The current rate of home building suggests that housing supply will easily accommodate this demand, which should support buyers and could pave the way for faster growth than currently projected.
Frequently Asked Questions - Development
Development applications around Bulahdelah
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 33 current infrastructure and development projects close to Bulahdelah, worth an estimated $1.63 billion. 5 are already under construction and 5 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and communities. 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
Local infrastructure projects, major planning decisions, and development strategies are key drivers of regional growth. AreaSearch has identified no projects that are expected to affect the local area. Key regional projects that may have relevance include the Newcastle Offshore Wind Project, the Draft Greater Newcastle Metropolitan Plan 2036, the Hunter Regional Plan 2041, and the Hunter-Central Coast Renewable Energy Zone.
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
Tea Gardens Library Upgrade & Extension
97 m2 extension delivering a new meeting/events space (study area when not in use), amenities upgrade, access ramp upgrade, new carpet, self-serve technology and a local history alcove. Works commenced May 2025 and the upgraded library reopened on 15 September 2025. Project funded via Public Libraries Infrastructure Grant and State Library of NSW Local Special Projects funding.
d'Albora Marina Nelson Bay Hotel
Demolition of existing on-land structures at Nelson Bay Marina and construction of a four-storey 122-room waterfront hotel across three multi-storey buildings, along with upgraded restaurant and cafe facilities, enhanced retail spaces, a boat maintenance workshop, outdoor and rooftop terraces, a new foreshore public plaza, and multi-level car parking. A State Significant Development application (SSD-77938524) is being prepared for submission to the NSW Department of Planning, Housing and Infrastructure following community engagement completed in October 2025.The precinct is owned and operated by d'Albora Marinas (MA Financial).
Nelson Bay Public Domain Plan
A 20-year vision by Port Stephens Council to revitalise the Nelson Bay town centre and foreshore. The plan focuses on upgrading streetscapes, improving pedestrian connectivity, and creating a greener, more attractive environment. Recent works include the Stockton Street stage upgrades and pedestrian wayfinding improvements, supported by smart parking revenue and government grants.
The Belvedere
An eight-storey luxury residential development comprising 56 apartments including two- and three-bedroom residences and penthouses, with rooftop amenities such as a pool, spa, gym, and sauna, along with communal green spaces, an office, and a coffee shop, aimed at addressing housing shortages in Port Stephens.
Nelson Bay Apartments
High-end block of five residential apartments, six storeys, penthouse with pool, ocean views.
Kurrara Hill
A 10-storey mixed-use development featuring 48 modern apartments with a mix of one to four-bedroom units, two business premises, one retail space, premium landscaping, and secure on-site parking.
Fingal Bay Link Road
A proposed $188 million link road project between Nelson Bay and Fingal Bay, intended to ease congestion, improve traffic flow and safety. Preliminary investigations highlighted environmental constraints and concerns, including significant impacts on threatened species like koalas in Tomaree National Park. Economic analysis indicated project costs outweighed benefits, and as of February 2024, Transport for NSW has stated that no further planning or investigations are currently proposed for the project.
Palm Lake Resort Forster Lakes
A luxury over-50s land lease resort featuring 400 Florida Keys-inspired homes with world-class facilities including the award-winning Belleair Country Club, Rhodes Sports Club with championship bowling green, marina with pontoons, indoor/outdoor pools, luxury cinema, gymnasium, and extensive recreational amenities beside Wallis Lake.
565 residents of Bulahdelah are employed, from a labour force of 607. Unemployment sits at 6.9%, with participation at 44.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,337, about 85% 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 workforce of the suburb of Bulahdelah is balanced between professional and manual roles, with a strong showing in tourism and hospitality, and an unemployment rate of 6.9% according to aggregated statistics. In March 2026565 residents were employed. The local unemployment rate is 2.8% higher than the Regional NSW rate of 4.1%, while workforce participation of 44.7% is much lower than the regional level of 60.6%. Census data indicates that 13.9% of local workers operated from home, though this figure was likely influenced by pandemic lockdowns. The primary employment sectors for residents are accommodation & food, health care & social assistance, and retail trade.
The local workforce is heavily concentrated in accommodation & food, employing residents at 2.0 times the regional average rate. Conversely, public administration & safety is underrepresented, accounting for 3.0% of local jobs compared to 7.5% across the region. A comparison of local jobs to the resident workforce suggests that local employment opportunities are somewhat limited. According to AreaSearch analysis of SALM and ABS statistics for the broader region, the workforce shrank by 4.9% and total employment fell by 6.0% over the 12-month period, causing the unemployment rate to rise by 1.1 percentage points. In comparison, Regional NSW experienced a 0.9% drop in employment, a 0.4% contraction in the labour force, and a 0.5 percentage point rise in unemployment. National forecasts from Jobs and Skills Australia starting May-25 provide an indication of future employment trends in the suburb of Bulahdelah. These five and ten-year projections have been applied to the local workforce structure. While national employment is expected to grow by 6.6% over five years and 13.7% over ten years, the rate of change varies by sector. Projecting these industry trends onto the local job mix suggests that employment for residents could grow by 5.7% over five years and 12.3% over ten years.
Frequently Asked Questions - Employment
Median household income in Bulahdelah is $963 a week (about $50,000 a year), with median personal income at $514 a week. ATO records put median taxable income at $36,003 a year against an average of $45,774. 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
ATO data for the financial year 2023 indicates that incomes in the suburb of Bulahdelah are lower than the national average, with a median of $36,003 and an average of $45,774. This is lower than the Regional NSW median of $52,390 and average of $65,215. Adjusting for a 10.32% rise in the Wage Price Index since financial year 2023 yields estimated values of $39,719 for the median and $50,498 for the average in March 2026. The 2021 Census placed household, family, and personal incomes in the suburb of Bulahdelah between the 2nd and 4th percentiles nationally.
The most common income range is $400 - 799 per week, containing 33.5% of residents (525 people), whereas the wider region is led by the $1,500 - 2,999 bracket at 29.9%. With 41.6% of residents earning under $800 weekly, local purchasing power is limited. Residents retain 86.3% of their income after housing costs, placing the area in the 4th percentile nationally for this metric.
Frequently Asked Questions - Income
Bulahdelah had 620 occupied dwellings at the 2021 Census, 96% detached houses and 1% apartments. 25% are owned with a mortgage, 20% rented and 54% owned outright. At that Census the median rent was $295 a week and the median mortgage repayment $1,236 a month. Rent absorbs 30.6% of household income here and mortgage repayments 29.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the last Census, the housing mix in the suburb of Bulahdelah consisted of 95.8% standalone houses and 4.1% other dwellings like townhouses or apartments, compared to 82.6% houses and 17.4% other dwellings across Regional NSW. Home ownership is high, with 54.4% of homes owned outright, while 25.4% are mortgaged and 20.2% are rented. The median monthly mortgage payment was $1,236 and the median weekly rent was $295, both of which are lower than the Regional NSW figures of $1,733 and $330. These housing costs also sit below the Australian median mortgage payment of $1,863 and median rent of $375.
Frequently Asked Questions - Housing
Bulahdelah counted 620 households at the 2021 Census, averaging 2.2 people each. 17% are couples with children, fewer than in 92% of areas nationally, against 35% couples without children. 29% of households are people living alone, and families average 2.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 67.3% of all households in the area, consisting of couples with children at 17.0%, couples without children at 34.9%, and single parents at 14.2%. The remaining 32.7% are non-family households, which are mostly single person households at 29.4% along with group households at 3.5%. The median household size of 2.2 people is slightly smaller than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
9.5% of adults in Bulahdelah hold a university qualification, including 7.0% with a bachelor degree and 1.8% with postgraduate qualifications, lower than 96% of areas nationally. A further 31.5% hold a vocational qualification. 2 schools serve the area, with 358 enrolment places and an average ICSEA of 935 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
Attainment of higher education is low in the area, with 9.5% of residents holding a university qualification compared to the NSW average of 32.2%. Among these, bachelor degrees are the most common at 7.0%, with postgraduate degrees at 1.8% and graduate diplomas at 0.7%. Vocational education is prominent, with 40.3% of residents aged 15+ holding technical qualifications, consisting of advanced diplomas at 8.8% and certificates at 31.5%. A total of 23.2% of the local population is enrolled in study. This group is composed of 10.9% in primary school, 7.1% in high school, and 1.6% in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Bulahdelah reaches 34 stops on 22 routes, timetabled for about 170 services a week. The typical home sits about 210 m from its nearest stop. Households keep an average of 1.5 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
Local transport options include 34 stops serviced by buses. These stops accommodate 22 routes, providing a total of 169 passenger trips per week. Access to transport is good, with residents living an average of 212 meters from a stop. Most workers travel outside the area for employment, with driving being the primary method of travel at 88%, while 12% walk. There is an average of 1.5 vehicles per household. Additionally, 13.9% of residents worked from home according to the 2021 Census, which was likely influenced by temporary pandemic conditions. There are an average of 24 daily trips across all routes, which averages out to approximately 4 trips per stop each week.
Frequently Asked Questions - Transport
Transport Stops Detail
55.5% of residents in Bulahdelah report no long-term health condition, a less healthy profile than 90% of areas nationally. 12.5% need daily assistance with core activities, and 45.1% hold private health cover. The standardised death rate runs at 7.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health metrics show significant challenges in the suburb of Bulahdelah based on mortality and chronic illness data across age brackets. The rate of private health insurance is low at approximately 45% of residents (~708 people), which is lower than the Regional NSW level of 51.9% and the national average of 55.7%. Arthritis and mental health conditions are the most prevalent health issues locally, affecting 14.5% and 10.2% of residents respectively. Meanwhile, 55.5% of the population reported no chronic health conditions, compared to 63.3% in Regional NSW. Health issues are notable among working-age residents.
Seniors aged 65 and over make up 34.5% of the local population (541 people), which is higher than the Regional NSW proportion of 23.4%. The health status of these older residents aligns with national averages.
Frequently Asked Questions - Health
Bulahdelah is largely Australian-born, at 89.7% of residents, with 3.4% speaking a language other than English at home. The largest reported ancestries are Australian (35.2%) and English (33.5%). 4.8% 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 Bulahdelah has lower levels of cultural diversity than average, with citizenship at 91.2%, Australian-born residents at 89.7%, and English-only speakers at 96.6%. Christianity is the predominant religion, followed by 62.3% of residents, compared to 55.9% across Regional NSW. Looking at ancestral backgrounds, the largest groups are Australian at 35.2% (higher than the regional average of 30.0%), English at 33.5%, and Irish at 8.0%. Certain backgrounds are more common here than in the wider region, with Australian Aboriginal residents making up 4.8% of the population (compared to 4.6% regionally), New Zealanders at 0.8% (compared to 0.4%), and Maltese at 0.5% (compared to 0.4%).
Frequently Asked Questions - Diversity
The median resident of Bulahdelah is 54, older than 96% of areas nationally. 15.1% 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
The median age of 54 years in the suburb of Bulahdelah is higher than the Regional NSW median of 43 and the national average of 38. The 65 - 74 age group is large, making up 19.4% of the local population compared to regional trends and the national level of 9.4%, while 25 - 34 year-olds are underrepresented at 4.0%. Since the 2021 Census, the 15 to 24 age bracket grew from 8.3% to 11.1% and the 85+ group rose from 3.9% to 5.2%. Over the same period, the 25 to 34 group fell from 6.4% to 4.0% and the 45 to 54 cohort fell from 12.7% to 10.4%.
By 2041, demographic shifts are expected to continue, with the population aged 85 and over projected to grow by 38 people (47%) from 81 to 120. Residents aged 65 and over are projected to account for 76% of total population growth, while the 45 to 54 and 55 to 64 brackets are expected to decrease in size.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bulahdelah
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. The headline figure is therefore a current estimate for May 2026, not a 2021 count (1,538 at the 2021 Census → 1,570 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 (SAL10646). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.