Dora Creek

Population growth drivers in Dora Creek are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

As of November 2025, Dora Creek's population is estimated at around 1,863. This reflects an increase of 124 people since the 2021 Census, which reported a population of 1,739. The change was inferred from AreaSearch's resident population estimate of 1,810 following examination of ABS' latest ERP data release in June 2024, and an additional 34 validated new addresses since the Census date. This level of population equates to a density ratio of 181 persons per square kilometer. Dora Creek's growth rate of 7.1% since the 2021 census exceeded the non-metro area (5.1%) and the SA4 region, marking it as a growth leader in the region. Interstate migration contributed approximately 90.0% 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, NSW State Government's SA2 level projections released in 2022 with 2021 as the base year are used. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Considering projected demographic shifts, exceptional growth is predicted over the period with the area expected to expand by 919 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 54.5% in total over the 17 years.

AreaSearch assessment of residential development activity positions Dora Creek among the top 25% of areas assessed nationwide

AreaSearch analysis of ABS building approval numbers shows Dora Creek had around 19 new homes approved annually. Between FY-21 and FY-25, approximately 96 homes were approved, with 9 so far in FY-26. This results in an average of 3.3 new residents per year for every home built over the past five financial years.

Demand significantly outpaces supply, potentially putting upward pressure on prices and increasing competition among buyers. New properties are constructed at an average value of $373,000, reflecting more affordable housing options. $2.4 million in commercial development approvals have been recorded this financial year, indicating limited commercial development focus. Compared to Rest of NSW, Dora Creek has slightly more development (22.0% above regional average per person over the 5 year period), preserving reasonable buyer options while sustaining existing property demand. This level is substantially higher than nationally, suggesting strong developer confidence in the location.

New building activity shows 73.0% standalone homes and 27.0% townhouses or apartments, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. This shows a considerable change from the current housing mix (currently 97.0% houses), reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. With around 93 people per dwelling approval, Dora Creek shows characteristics of a growth area. Looking ahead, Dora Creek is expected to grow by 1,016 residents through to 2041 (from the latest AreaSearch quarterly estimate). If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Dora Creek has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 11 projects likely impacting the area. Key projects include Eraring Battery Energy Storage System, Cedar Mill Lake Macquarie, Trinity Point Marina & Resort Development, and Watagan Park Central. The following list details those likely most relevant.

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 performance in Dora Creek has been below expectations when compared to most other areas nationally

Dora Creek has a diverse workforce with both white and blue collar jobs, with essential services well represented. The unemployment rate was 4.4% in the past year, showing an employment growth of 2.3%.

As of June 2025881 residents are employed while the unemployment rate is higher than Rest of NSW's rate by 0.8%, at 4.5%. Workforce participation is lower than the regional average, at 51.4% compared to Rest of NSW's 56.4%. The leading employment industries among residents include health care & social assistance, construction, and retail trade. Dora Creek has a higher proportion of jobs in construction, with an employment share 1.5 times the regional level.

Conversely, agriculture, forestry & fishing shows lower representation at 2.2% compared to the regional average of 5.3%. Employment opportunities locally may be limited, as indicated by the difference between Census working population and resident population. In the past year, employment increased by 2.3% while labour force grew by 2.7%, causing the unemployment rate to rise by 0.3 percentage points. Rest of NSW experienced an employment decline of 0.1% and labour force growth of 0.3%, with a 0.4 percentage point rise in unemployment rate. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that Dora Creek's employment should increase by 6.6% over five years and 13.7% over ten years, based on industry-specific projections applied to the local employment mix.

The area's income profile falls below national averages based on AreaSearch analysis

Dora Creek's median income among taxpayers was $53,956 and average income stood at $66,547 in the financial year 2022. This compares to Rest of NSW's figures of $49,459 and $62,998 respectively. As of September 2025, current estimates suggest median income would be approximately $60,760 and average income around $74,939 based on Wage Price Index growth of 12.61% since financial year 2022. According to the 2021 Census, household, family and personal incomes in Dora Creek rank modestly, between the 28th and 33rd percentiles. Income distribution shows that 30.9% of locals (575 people) fall into the $1,500 - 2,999 category, similar to the broader area where 29.9% occupy this bracket. After housing costs, 85.3% of income remains, ranking at the 30th percentile nationally.

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

In Dora Creek, as per the most recent Census evaluation, 97.4% of dwellings were houses, with the remaining 2.5% being semi-detached homes, apartments, and other types. This is higher than Non-Metro NSW's figure of 89.7% houses and 10.2% other dwellings. Home ownership in Dora Creek stood at 47.8%, with mortgaged properties making up 32.5% and rented dwellings comprising 19.7%. The median monthly mortgage repayment was $1,744, lower than Non-Metro NSW's average of $1,900. Weekly rent in Dora Creek was $380, matching the Non-Metro NSW figure. Nationally, Dora Creek's mortgage repayments were below the Australian average of $1,863, while rents were at $375.

Dora Creek features high concentrations of group households, with a lower-than-average median household size

Family households comprise 67.8% of all households, including 22.6% couples with children, 32.3% couples without children, and 11.5% single parent families. Non-family households constitute the remaining 32.2%, with lone person households at 27.1% and group households comprising 4.1%. The median household size is 2.3 people, which is smaller than the Rest of NSW average of 2.5.

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

The area's university qualification rate is 16.1%, 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 common at 9.8%, followed by postgraduate qualifications (3.4%) and graduate diplomas (2.9%). Vocational credentials are prominent, with 43.4% of residents aged 15+ holding such qualifications - advanced diplomas at 8.4% and certificates at 35.0%.

A substantial 23.1% of the population is actively engaged in formal education, including 9.9% in primary, 5.2% in secondary, and 2.4% in tertiary education. Dora Creek Public School, with an enrollment of 124 students, serves the local educational needs within Dora Creek (ICSEA: 948). The area has one school focusing exclusively on primary education, with secondary options available in surrounding areas. School places per 100 residents stand at 6.7, below the regional average of 12.3, indicating some students may attend schools in adjacent areas.

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

Dora Creek has 16 operational public transport stops. These include a mix of train and bus services. There are 19 different routes serving these stops, which together facilitate 767 weekly passenger trips.

The transport accessibility is deemed good, with residents generally residing 370 meters away from the nearest stop. On average, there are 109 daily trips across all routes, translating to around 47 weekly trips per individual stop.

Health performance in Dora Creek is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Dora Creek faces significant health challenges, with various health conditions affecting both younger and older residents.

The rate of private health cover in Dora Creek is approximately 53%, which is higher than the average SA2 area (~992 people). The most prevalent medical conditions are arthritis and mental health issues, impacting 13.1% and 8.8% of residents respectively. However, 57.2% of residents report being free from medical ailments, compared to 60.3% in Rest of NSW. Dora Creek has a higher proportion of seniors aged 65 and over at 24.9%, with 463 people falling into this age group, compared to the 21.9% in Rest of NSW. Health outcomes among seniors present challenges broadly aligned with the general population's health profile.

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

Dora Creek had a cultural diversity below average, with 89.0% of its population born in Australia, 91.5% being citizens, and 96.1% speaking English only at home. Christianity was the main religion, comprising 54.6% of people in Dora Creek, compared to 54.0% across Rest of NSW. The top three ancestry groups were English (32.6%), Australian (30.2%), and Scottish (10.3%).

Notably, Macedonian ethnicity had a higher representation at 0.5% compared to the regional average of 0.2%, while Australian Aboriginal was slightly lower at 4.3% versus 4.5%. Dutch ancestry also showed a slight increase at 1.5% compared to the regional average of 1.1%.

Dora Creek ranks among the oldest 10% of areas nationwide

Dora Creek's median age is 50, exceeding Rest of NSW's figure of 43 and the national average of 38. The 55-64 age group comprises 16.1% of Dora Creek's population, compared to Rest of NSW. Conversely, the 0-4 cohort makes up only 3.9%. Post-2021 Census, Dora Creek's median age decreased by one year to 50 due to an increase in younger residents. Specifically, the 35-44 age group grew from 9.2% to 10.9%, and the 25-34 cohort increased from 10.7% to 12.1%. Meanwhile, the 85+ cohort decreased from 2.7% to 1.4%, and the 65-74 group dropped from 15.0% to 13.9%. By 2041, Dora Creek's population is forecasted to change significantly. The 25-34 age group is projected to grow by 74%, adding 167 residents and reaching a total of 393.