Dora Creek

Population growth drivers in Dora Creek are above average based on AreaSearch's ranking of recent, and medium to long-term trends

As of Feb 2026, the estimated population of the suburb of Dora Creek is around 2,072, reflecting a 19.1% increase since the 2021 Census which reported a population of 1,739. This growth was inferred from AreaSearch's estimation of the resident population at 1,879 following examination of the latest ERP data release by the ABS in June 2024 and an additional 36 validated new addresses since the Census date. This equates to a density ratio of 201 persons per square kilometer, offering significant space per person and potential room for further development. Dora Creek's growth rate exceeded that of Rest of NSW (5.9%) and the SA4 region, marking it as a growth leader in the area. 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 a base year of 2022, and NSW State Government's SA2 level projections where applicable, released in 2022 with a base year of 2021.

Considering these projections, the suburb is expected to expand by 872 persons to 2041, reflecting a gain of 32.8% over the 17 years.

AreaSearch assessment of residential approval activity sees Dora Creek among the top 30% of areas assessed nationwide

Based on AreaSearch analysis using ABS building approval numbers from statistical area data, Dora Creek has seen approximately 19 new homes approved annually. Between financial years FY-21 and FY-25, around 96 homes were approved, with a further 12 approved so far in FY-26. This results in an average of about 3.3 new residents per year for every home built over the past five financial years.

This demand significantly outpaces supply, which typically puts upward pressure on prices and increases competition among buyers. New properties are constructed at an average expected cost value of $373,000. In FY-26, there have been approximately $4.7 million in commercial approvals, indicating limited commercial development focus. Comparatively, Dora Creek has seen slightly more development than the rest of NSW, with 22.0% above the regional average per person over the past five years.

This maintains good buyer choice while supporting existing property values, although construction activity has eased recently. New development consists of approximately 71.0% detached dwellings and 29.0% townhouses or apartments, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. This represents a notable shift from the area's existing housing composition, which is currently around 97.0% houses, indicating decreasing availability of developable sites and reflecting changing lifestyles and the need for more diverse, affordable housing options. With approximately 132 people per dwelling approval, Dora Creek shows characteristics of a growth area. Future projections from AreaSearch's latest quarterly estimate indicate that Dora Creek is expected to add around 679 residents by 2041. Building activity is keeping pace with these growth projections, although buyers may experience heightened competition as the population grows.

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 ten projects likely to impact the area. Notable projects include Eraring Battery Energy Storage System, Cedar Mill Lake Macquarie, Trinity Point Marina & Resort Development, and Alliance Avenue and Wyee Road Intersection Upgrade. The following list details those 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 drivers in Dora Creek are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Dora Creek has a balanced workforce with both white and blue collar jobs. Key sectors include essential services. The unemployment rate is 6.0%, according to AreaSearch data aggregation.

As of December 2025892 residents are employed while the unemployment rate is 2.1% higher than Regional NSW's rate of 3.9%. Workforce participation is similar to Regional NSW at 61.3%. Census responses show that 23.7% of residents work from home, though Covid-19 lockdown impacts should be considered. Leading employment industries are health care & social assistance, construction, and retail trade.

Construction stands out with employment levels at 1.5 times the regional average. Conversely, agriculture, forestry & fishing has lower representation at 2.2% versus the regional average of 5.3%. The area may have limited local employment opportunities as indicated by Census data comparing working population to resident population. Over the year to December 2025, labour force levels increased by 1.6% while employment decreased by 0.6%, causing unemployment to rise by 2.0 percentage points in Dora Creek. This contrasts with Regional NSW where employment contracted by 1.2%, the labour force fell by 0.8%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Dora Creek. Applying these projections to Dora Creek's employment mix indicates local employment should increase by 6.6% over five years and 13.7% over ten years, assuming constant population growth.

Income levels sit below national averages according to AreaSearch assessment

The suburb of Dora Creek's income level is slightly lower than average on a national basis according to the latest ATO data aggregated by AreaSearch for financial year 2023. The median income among taxpayers in Dora Creek is $53,956 and the average income stands at $66,547. In comparison, Regional NSW's median income is $52,390 and average income is $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates for Dora Creek would be approximately $58,737 (median) and $72,443 (average) as of September 2025. According to the 2021 Census, household, family, and personal incomes in Dora Creek rank modestly, between the 28th and 33rd percentiles. In terms of income distribution, 30.9% of locals (640 people) fall within the $1,500 - 2,999 category, similar to the broader area where 29.9% occupy this bracket. After housing expenses, 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

Dwelling structure in Dora Creek, as evaluated at the latest Census, comprised 97.4% houses and 2.5% other dwellings. In comparison, Regional NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Dora Creek was 47.8%, with mortgaged dwellings at 32.5% and rented dwellings at 19.7%. The median monthly mortgage repayment in Dora Creek was $1,744, higher than Regional NSW's average of $1,733. Median weekly rent in Dora Creek was $380, compared to Regional NSW's $330. Nationally, Dora Creek's mortgage repayments were lower at $1,744 versus the Australian average of $1,863, while rents were higher at $380 compared to the national figure of $375.

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

Family households account for 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 Regional NSW average of 2.4.

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 the most common at 9.8%, followed by postgraduate qualifications (3.4%) and graduate diplomas (2.9%). Trade and technical skills are prominent, with 43.4% of residents aged 15+ holding vocational credentials - advanced diplomas (8.4%) and certificates (35.0%).

A substantial 23.1% of the population is actively pursuing formal education, including 9.9% in primary education, 5.2% in secondary education, and 2.4% in tertiary education.

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

Dora Creek has 20 operational public transport stops offering a mix of train and bus services. These stops are served by 19 unique routes, collectively facilitating 858 weekly passenger trips. Residents enjoy good transport accessibility, with an average distance of 367 meters to the nearest stop. The area is predominantly residential, with outward commuting being the norm. Cars remain the primary mode of transport at 93%, with an average vehicle ownership of 1.6 per dwelling. According to the 2021 Census, 23.7% of residents work from home, potentially influenced by COVID-19 conditions.

Service frequency averages 122 trips per day across all routes, translating to approximately 42 weekly trips per stop.

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

Dora Creek faces significant health challenges, as per AreaSearch's assessment.

Mortality rates and chronic condition prevalence are high across both younger and older age groups. Private health cover is more prevalent than average, at approximately 53% of the total population (~1,103 people). The most common medical conditions are arthritis (affecting 13.1% of residents) and mental health issues (8.8%). Conversely, 57.2% claim to be free of medical ailments, compared to 63.3% in Regional NSW. Working-age individuals face notable health challenges due to elevated chronic condition rates. The area has a high proportion of seniors, with 24.4% aged 65 and over (505 people). Health outcomes among seniors are broadly in line with national rankings.

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's population was found to be predominantly born in Australia, with 89.0%. Citizenship stood at 91.5%, while English was spoken exclusively at home by 96.1%. Christianity was the prevalent religion, comprising 54.6% of Dora Creek's population, compared to 55.9% across Regional NSW.

The top three ancestry groups were English (32.6%), Australian (30.2%), and Scottish (10.3%). Notably, Macedonian ethnicity was higher in Dora Creek at 0.5%, compared to the regional average of 0.4%. Australian Aboriginal representation was 4.3% in Dora Creek, slightly lower than the regional figure of 4.6%. Dutch ancestry was present at 1.5%, higher than the regional average of 1.0%.

Dora Creek ranks among the oldest 10% of areas nationwide

Dora Creek's median age is 50, surpassing Regional NSW's figure of 43 and the national average of 38. The age group 55-64 makes up 15.9% of Dora Creek's population, compared to Regional NSW, while the 0-4 cohort is less prevalent at 4.0%. Post the 2021 Census, the median age decreased by 1.1 years to 50 due to an increase in younger residents. Specifically, the 35-44 age group grew from 9.2% to 11.2%, and the 25-34 cohort increased from 10.7% to 12.1%. Conversely, the 65-74 cohort declined from 15.0% to 13.5%, and the 85+ group dropped from 2.7% to 1.4%. By 2041, population forecasts indicate significant demographic changes for Dora Creek, with the 25-34 age group projected to grow by 49%, adding 122 residents to reach a total of 373.