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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 1,572 residents, up from 1,538 at the 2021 Census — a change of 34 people, or 2.2%. Growth has averaged 0.7% 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
Drawing on recent ABS population updates for the surrounding region alongside address validation completed by AreaSearch post-Census, the suburb of Bulahdelah has an estimated population of approximately 1,572 as of Aug 2026. This indicates an expansion of 34 people (2.2%) compared with the 2021 Census tally of 1,538 people. The estimate stems from an ERP figure of 1,567 determined by AreaSearch after reviewing the ABS release from June 2025 in conjunction with subsequent address validations. Across the locality, population density sits at 9.1 persons per square kilometer, ensuring considerable personal space.
With its 2.2% post-Census increase, the suburb of Bulahdelah sits within 0.7 percentage points of the broader SA3 area (2.9%), highlighting resilient local demographic momentum. Inflow from interstate migration served as the principal growth catalyst, accounting for roughly 84.0% of total recent population gains. Population modeling by AreaSearch incorporates 2024 ABS/Geoscience Australia projections pegged to a 2022 baseline for individual SA2 zones, while utilizing 2022 NSW State Government SA2 forecasts (based on 2021) wherever those are unavailable. For the 2032 to 2041 timeframe, cohort-specific age trajectories from these combined data sources are applied locally. Long-range demographic projections indicate that the suburb of Bulahdelah will track within the bottom quartile of non-metropolitan regions nationwide, with aggregated SA2 figures pointing to an addition of 22 persons by 2041, representing a cumulative increase of 1.1% over the 16-year projection horizon.
Frequently Asked Questions - Population
Detail
Residential building approvals in Bulahdelah remain subdued, averaging 1 new dwellings each year and culminating in 8 approvals over the recent five-year period. Modest volumes of this nature are typical of country communities where local demand is limited and infrastructure constraints naturally temper building activity. Because approval numbers are so small, year-to-year shifts and relative changes can fluctuate substantially due to single individual developments. Dwelling construction in Bulahdelah tracks far below the pace observed across Rest of NSW and falls well behind nationwide development benchmarks. Furthermore, all recent building activity has been exclusively focused on detached dwellings, reflecting local lifestyle preferences for generous space and seclusion in a rural setting.
According to the latest quarterly figures from AreaSearch, future forecasts indicate that Bulahdelah will gain 17 residents through to 2041. Ongoing approval volumes suggest that incoming residential stock should easily satisfy this demand, fostering favorable purchasing conditions and potentially accommodating population growth above projected baseline levels.
Frequently Asked Questions - Development
Development applications around Bulahdelah
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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 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 economic and property performance is heavily shaped by civil works, strategic planning initiatives, and major capital projects. At present, no major initiatives have been identified by AreaSearch as having a direct local footprint. Strategic regional frameworks and energy programs in the wider area include the Newcastle Offshore Wind Project, Hunter Regional Plan 2041, Draft Greater Newcastle Metropolitan Plan 2036, and Hunter-Central Coast Renewable Energy Zone, with detailed listings below outlining projects of potential broader 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
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.
576 residents of Bulahdelah are employed, from a labour force of 618. Unemployment sits at 6.8%, with participation at 45.0%. 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 1,333, 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
Bulahdelah maintains a balanced distribution between blue-collar and white-collar workers, anchored significantly by hospitality and tourism enterprises, with an overall unemployment rate of 6.8% per aggregated statistical data compiled by AreaSearch. In March 2026, employed residents numbered 576, whereas the local jobless rate sat 2.7% higher than the Regional NSW mark of 4.1%, accompanied by a comparatively weak labour participation rate of 45.0% against 60.6% across Regional NSW. Census returns indicated that 13.9% of local workers performed their duties from home, though this figure was likely shaped by prevailing Covid-19 restrictions at the time.
Local employment is predominantly concentrated in accommodation & food, retail trade, and health care & social assistance. The community demonstrates an especially heavy orientation toward accommodation & food services, where its concentration is 2.0 times the broader regional benchmark. In contrast, public administration & safety accounts for a comparatively small share of jobs, engaging 3.0% of local workers compared to 7.5% across Regional NSW. A comparison between the count of resident workers and local operational roles suggests a relatively constrained pool of nearby employment opportunities. An examination of aggregated SALM and ABS statistics by AreaSearch shows that the local labour force shrank by 4.8% alongside a 5.9% contraction in employment over the 12-month span, driving local unemployment up by 1.1 percentage points. Across Regional NSW over the corresponding timeframe, total employment decreased by 0.9%, the workforce diminished by 0.4%, and the jobless rate climbed by 0.5 percentage points. According to national forecasts from Jobs and Skills Australia as of Mar-26, countrywide employment is anticipated to grow by 6.6% across five years and 13.7% over a ten-year timeframe, though performance will vary widely by industry. Weighting these sectoral projections against the local job profile suggests that Bulahdelah's workforce could expand by 5.7% over five years and 12.3% over ten years, assuming illustrative baseline distributions without local population adjustments.
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
Based on ATO postcode figures for financial year 2023 aggregated by AreaSearch, taxpayers in the suburb of Bulahdelah earned a median income of $36,003 and an average income of $45,774, falling below countrywide figures and trailing Regional NSW benchmarks of $52,390 (median) and $65,215 (average). Factoring in a 10.32% rise in the Wage Price Index since financial year 2023, updated figures as of March 2026 are modeled at approximately $39,719 for median earnings and $50,498 for average earnings. Census metrics place individual, family, and household incomes in the area within the 2nd to 4th percentiles across the country.
The dominant earning band is the $400 - 799 weekly bracket, encompassing 33.5% of locals (526 people), which contrasts with major urban centers where the $1,500 - 2,999 bracket is largest at 29.9%. With 41.6% of residents earning under $800 weekly, significant financial strain is evident across the community. Disposable income remaining after meeting accommodation costs stands at 86.3%, placing the area in the 4th percentile nationwide.
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
Census records indicate that separate houses represent 95.8% of all residential structures in Bulahdelah, while apartments, semi-detached properties, and other formats account for 4.1%, compared to 82.6% separate houses and 17.4% other dwellings throughout Regional NSW. Fully owned properties constitute 54.4% of homes, substantially exceeding regional ownership rates, with mortgaged properties comprising 25.4% and rental dwellings making up 20.2%. Monthly mortgage payments in the locality sit at a median of $1,236, notably below the Regional NSW standard of $1,733 and the nationwide average of $1,863. Similarly, median weekly rents stand at $295, representing a significant discount against the Regional NSW figure of $330 and the national benchmark 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
Family units constitute the predominant living arrangement locally at 67.3%, including 34.9% couples without children, 17.0% couples with children, and 14.2% single parent families. Non-family households represent the remaining 32.7% of residences, consisting of lone person households at 29.4% and group living situations at 3.5%. The typical household size averages 2.2 people, slightly under the Regional NSW norm 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
Educational profile indicators highlight substantial hurdles locally, with university degree attainment sitting at 9.5%, markedly lower than the wider NSW level of 32.2%. Among degree holders, Bachelor degrees are most prevalent at 7.0%, followed by postgraduate qualifications at 1.8% and graduate diplomas at 0.7%. Conversely, vocational and practical qualifications are widespread, with 40.3% of individuals aged 15+ possessing trade or technical credentials, divided into certificates (31.5%) and advanced diplomas (8.8%). Across the locality, 23.2% of individuals are enrolled in some form of study. This cohort comprises 10.9% attending primary schools, 7.1% engaged in secondary schooling, and 1.6% undertaking tertiary coursework.
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 public transit infrastructure in Bulahdelah consists of 34 transit boarding points utilizing buses, which connect 22 different routes to deliver 169 weekly trips. Transit proximity is favorable, with residents generally residing 212 meters from the nearest boarding point. As a residential community with considerable outward commuting, private vehicles account for 88% of travel, while 12% commute on foot. Households own an average of 1.5 motor vehicles, and 13.9% of workers operated from home at the 2021 Census, subject to potential COVID-19 influences. Transit route frequency across the entire network averages 24 trips per day, providing roughly 4 weekly trips for each transport stop.
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
Community wellness metrics evaluated by AreaSearch indicate notable health challenges in Bulahdelah across mortality and chronic illness rates for both younger and senior demographics, accompanied by very subdued private medical cover that extends to approximately 45% of residents (~709 people). This coverage rate trails the Regional NSW level of 51.9% and the broader Australian average of 55.7%. Arthritis and mental health conditions are the most prevalent ailments recorded in the locality, affecting 14.5 and 10.2% of residents respectively, while 55.5% reported experiencing no long-term medical conditions, compared to 63.3% across Regional NSW.
Chronic conditions are relatively prevalent among the working-age population. Furthermore, seniors aged 65 and over constitute 34.7% of the community (545 people), far outstripping the 23.3% share observed across Regional NSW, with senior health indicators broadly mirroring broader nationwide health trends.
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
Bulahdelah exhibits modest cultural diversity, with Australian citizens making up 91.2% of residents, 89.7% born domestically, and 96.6% speaking only English in their households. Christianity is the leading religious affiliation, claimed by 62.3% of the local population, compared to 55.9% across Regional NSW. Evaluating parental country of birth reveals that Australian heritage is the primary ancestral background in Bulahdelah at 35.2%, outpacing the regional figure of 30.0%, followed by English at 33.5% and Irish at 8.0%. Specific demographic nuances also include an overrepresentation of Australian Aboriginal residents at 4.8% compared to 4.6% regionally, New Zealand heritage at 0.8% versus 0.4%, and Maltese background at 0.5% against 0.4%.
Frequently Asked Questions - Diversity
The median resident of Bulahdelah is 54, older than 96% of areas nationally. 15.4% 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
Bulahdelah functions predominantly as a lifestyle and retirement enclave, as evidenced by its demographic distribution. Estimates updated to August 2026 show that seniors and retirees aged 65+ make up 34.7% of the local population, compared to 23.3% across Regional NSW, while residents aged 25 - 44 represent 13.3% locally versus 23.5% regionally. AreaSearch assesses the local median age at 54 as at August 2026, holding steady from the 2021 Census and exceeding both the Regional NSW Census median of 43 and the national Census median of 38. Young residents and children aged 0 - 24 expanded from 22.3% at the Census to an estimated 25.5%.
Looking ahead to 2041, retirees and seniors are projected to lead local population growth by adding 64 people (12%) to reach 609, while younger demographics, middle-aged cohorts, and younger retirees are forecast to diminish.
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) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 4 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (1,538 at the 2021 Census → 1,572 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL10646). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.