Bulahdelah

An assessment of population growth drivers in Bulahdelah reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Bulahdelah's population is estimated at around 1,613 as of Feb 2026. This reflects an increase of 75 people (4.9%) since the 2021 Census, which reported a population of 1,538 people. The change is inferred from the resident population of 1,561, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and address validation since the Census date. This level of population equates to a density ratio of 9.4 persons per square kilometer. Bulahdelah's 4.9% growth since the 2021 census exceeded the SA3 area's 2.8%, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, contributing approximately 84.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Anticipating future population dynamics, lower quartile growth of Australian non-metropolitan areas is anticipated. The suburb of Bulahdelah is expected to grow by 41 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 2.5% in total over the 17 years.

Residential development activity is lower than average in Bulahdelah according to AreaSearch's national comparison of local real estate markets

Bulahdelah had eight dwelling approvals over the five-year period ending 2016. This averages out to one dwelling approval annually. The area's rural nature drives development, with projects often meeting specific local housing needs rather than broader market demand.

Due to the small number of approvals, individual projects can significantly impact annual growth and relativity statistics. Compared to Rest of NSW and national averages, Bulahdelah has substantially lower development levels. All approved dwellings were standalone homes, maintaining the area's rural nature and emphasis on space. As of 2016, there were an estimated 801 people per dwelling approval in Bulahdelah.

By 2041, the population is forecast to increase by 40 residents, according to AreaSearch's latest quarterly estimate. Construction pace has been reasonable, keeping up with projected growth. However, buyers may face growing competition as the population increases.

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

No infrastructure changes significantly influence an area's performance. AreaSearch identified zero projects likely impacting this area. Key initiatives include Newcastle Offshore Wind Project, Draft Greater Newcastle Metropolitan Plan 2036, Hunter Regional Plan 2041, and Hunter-Central Coast Renewable Energy Zone.

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

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.

Employment drivers in Bulahdelah are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Bulahdelah has a balanced workforce with both white and blue collar jobs, prominent tourism and hospitality sectors, and an unemployment rate of 6.4%, according to AreaSearch's statistical area data aggregation. As of September 2025625 residents are employed while the unemployment rate is 2.6% higher than Rest of NSW's rate of 3.8%. Workforce participation in Bulahdelah is significantly lower at 50.1%, compared to Rest of NSW's 61.5%.

According to Census responses, 13.9% of residents work from home. Leading employment industries include accommodation & food, health care & social assistance, and retail trade. The area has a strong specialization in accommodation & food with an employment share twice the regional level, while public administration & safety shows lower representation at 3.0% compared to the regional average of 7.5%. Employment opportunities locally may be limited as indicated by Census working population vs resident population count.

In the 12-month period ending September 2025, Bulahdelah's labour force decreased by 0.3%, employment declined by 1.3%, leading to an unemployment rate rise of 0.9 percentage points. This contrasts with Rest of NSW where employment contracted by 0.5%, labour force fell by 0.1%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth at 6.6% over five years and 13.7% over ten years, with varying rates across sectors. Applying these projections to Bulahdelah's employment mix suggests local employment should increase by 5.7% over five years and 12.3% over ten years, though this is a simple extrapolation for illustrative purposes and does not account for localized population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's data for financial year 2023 shows Bulahdelah's median income is $36,003, below national average. The average income is $45,774. In comparison, Rest of NSW has a median income of $52,390 and an average of $65,215. By September 2025, adjusted for Wage Price Index growth of 8.86%, Bulahdelah's estimated median income is approximately $39,193 and average is $49,830. According to the 2021 Census, incomes in Bulahdelah fall between the 2nd and 4th percentiles nationally. The dominant income bracket is $400 - 799 with 33.5% of residents (540 people). This contrasts with the broader area where the $1,500 - 2,999 bracket leads at 29.9%. With 41.6% earning under $800 per week, income constraints affect local spending patterns. After housing, 86.3% of income remains, ranking at the 4th percentile nationally.

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

Bulahdelah's dwelling structures, as per the latest Census, consisted of 95.8% houses and 4.1% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's figures of 82.6% houses and 17.4% other dwellings. Home ownership in Bulahdelah stood at 54.4%, with mortgaged dwellings at 25.4% and rented ones at 20.2%. The median monthly mortgage repayment was $1,236, lower than Non-Metro NSW's average of $1,733. The median weekly rent in Bulahdelah was $295, compared to Non-Metro NSW's $330. Nationally, Bulahdelah's mortgage repayments were significantly lower at $1,236 versus the Australian average of $1,863, and rents were substantially below the national figure of $375.

Bulahdelah has a typical household mix, with a lower-than-average median household size

Family households constitute 67.3% of all households, including 17.0% couples with children, 34.9% couples without children, and 14.2% single parent families. Non-family households account for the remaining 32.7%, with lone person households at 29.4% and group households comprising 3.5%. The median household size is 2.2 people, which is smaller than the Rest of NSW average of 2.4.

Bulahdelah faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 9.5%, significantly lower than the NSW average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most prevalent at 7.0%, followed by postgraduate qualifications (1.8%) and graduate diplomas (0.7%). Trade and technical skills are notable, with 40.3% of residents aged 15+ holding vocational credentials - advanced diplomas (8.8%) and certificates (31.5%).

A substantial 23.2% of the population is actively pursuing formal education, including 10.9% in primary education, 7.1% in secondary education, and 1.6% in tertiary education.

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

Bulahdelah has 34 active public transport stops, all of which are bus stops. These stops are served by 22 different routes that collectively facilitate 169 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically located 212 meters from the nearest stop. Most Bulahdelah residents commute outward daily. Cars remain the primary mode of transportation, used by 88% of residents, while 12% walk. On average, there are 1.5 vehicles per dwelling in the area.

According to the 2021 Census, 13.9% of Bulahdelah residents work from home, which may be influenced by COVID-19 conditions. The service frequency averages 24 trips per day across all routes, resulting in approximately 4 weekly trips per individual stop.

Health performance in Bulahdelah is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Bulahdelah faces significant health challenges, as indicated by AreaSearch's assessment on October 18, 20XX. Mortality rates and chronic condition prevalence are high across both younger and older age groups. Only approximately 45% of Bulahdelah's total population (~727 people) has private health cover, compared to 51.9% in Rest of NSW and the national average of 55.7%.

The most prevalent medical conditions are arthritis (affecting 14.5% of residents) and mental health issues (10.2%). Conversely, 55.5% of residents claim to be free from medical ailments, compared to 63.3% in Rest of NSW. Working-age individuals face notable health challenges due to elevated chronic condition rates. Bulahdelah has a higher proportion of seniors (32.7%, or 527 people) than Rest of NSW (23.4%). While health outcomes among seniors are challenging, they align with national rankings for the general population.

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

Bulahdelah, surveyed in 2016, had a low cultural diversity index of 13.4%. It was found that 91.2% were Australian citizens, 89.7% born in Australia and 96.6% spoke English only at home. Christianity dominated with 62.3%, compared to the Rest of NSW's 55.9%.

Ancestry-wise, Australians topped at 35.2% (regional average: 30.0%), followed by English at 33.5% and Irish at 8.0%. Notable disparities included Australian Aboriginal at 4.8% (vs regional 4.6%), New Zealanders at 0.8% (vs 0.4%) and Maltese at 0.5% (vs 0.4%).

Bulahdelah ranks among the oldest 10% of areas nationwide

The median age in Bulahdelah is 54 years, which is significantly higher than Rest of NSW's average of 43 years and considerably older than the national norm of 38 years. Compared to the Rest of NSW average, the 65-74 age cohort is notably over-represented at 19.4% in Bulahdelah, while the 25-34 year-olds are under-represented at 4.2%. This concentration of the 65-74 age group is well above the national average of 9.5%. Between the 2021 Census and present, the 15 to 24 age group has grown from 8.3% to 10.6%, while the 35 to 44 cohort increased from 8.4% to 9.8%. Conversely, the 45 to 54 age group has declined from 12.7% to 10.3%, and the 25 to 34 year-olds have dropped from 6.4% to 4.2%. By 2041, Bulahdelah is expected to see notable shifts in its age composition. The 85+ age cohort is projected to expand considerably, growing by 36 people (53%) from 69 to 106. Notably, the combined 65+ age groups will account for 72% of total population growth, reflecting the area's aging demographic profile. On the other hand, both the 45 to 54 and 5 to 14 age groups are expected to see reduced numbers.