Gulmarrad

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

As of Nov 2025, the population of the Gulmarrad statistical area (Lv2) is estimated at around 2,134 people. This reflects an increase of 184 people since the 2021 Census, which reported a population of 1,950 people. The change is inferred from the resident population of 2,007 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 48 validated new addresses since the Census date. This level of population equates to a density ratio of 69 persons per square kilometer. The Gulmarrad (SA2) experienced a 9.4% growth since the 2021 census, exceeding the non-metro area's 5.7% growth and marking it as a growth leader in the region. Interstate migration contributed approximately 72.0% 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 are applied to all areas for years 2032 to 2041. By 2041, a population increase just below the median of non-metropolitan areas nationally is expected, with the Gulmarrad (SA2) projected to increase by 180 persons, reflecting an overall increase of 2.5% over the 17 years.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Gulmarrad has experienced around 12 dwellings receiving development approval annually. Approximately 64 homes were approved over the past five financial years, from FY-21 to FY-25, with an additional 19 approved so far in FY-26. On average, 1.7 people have moved to the area each year for every dwelling built during these years.

This indicates a balanced supply and demand ratio, maintaining stable market conditions. The average construction cost value of new homes is $513,000, suggesting developers are focusing on premium market segments with high-end developments. In FY-26, there have been $338,000 in commercial development approvals, indicating minimal commercial development activity compared to residential.

When contrasted with the rest of NSW, Gulmarrad shows moderately higher construction activity, at 18.0% above the regional average per person over the five-year period, offering reasonable buyer options while sustaining existing property demand. However, recent construction activity has eased. New developments consist predominantly of detached houses (89.0%) with a smaller portion of medium and high-density housing (11.0%), preserving Gulmarrad's low density nature and attracting space-seeking buyers. With around 234 people per approval, Gulmarrad reflects a transitioning market. According to AreaSearch's latest quarterly estimate, the area is forecasted to gain approximately 53 residents by 2041. Given current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified one major project expected to impact the region. Key projects include Maclean Community Precinct, Queensland Regional Road Network Safety Improvements, Pacific Highway Upgrade: Hexham To Brisbane, and Queensland New South Wales Interconnector. The following details those most likely to be relevant.

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

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The employment landscape in Gulmarrad shows performance that lags behind national averages across key labour market indicators

Gulmarrad has a balanced workforce with representation across white and blue collar jobs. Essential services sectors are well-represented in the area.

The unemployment rate was 3.8% as of September 2025, with an estimated employment growth of 1.8% over the past year. This figure is based on AreaSearch's aggregation of statistical area data. In September 2025, there were 735 residents employed in Gulmarrad, with the unemployment rate aligning with Rest of NSW at 3.8%. However, workforce participation lagged significantly behind Rest of NSW, at 50.6% compared to 56.4%.

The leading employment industries among residents are retail trade, health care & social assistance, and construction. Gulmarrad shows strong specialization in retail trade with an employment share 1.4 times the regional level, while health care & social assistance has limited presence at 14.0% compared to the regional figure of 16.9%. The area appears to offer limited local employment opportunities, as indicated by the difference between the Census working population and resident population. Over a 12-month period ending in September 2025, employment increased by 1.8%, while labour force increased by 3.0%, causing the unemployment rate to rise by 1.1 percentage points. In comparison, Rest of NSW saw an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data up to 25-Nov-25 shows that NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. This compares favourably to the national unemployment rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Gulmarrad's employment mix indicates that local employment should increase by 6.0% over five years and 12.7% over ten years, based on a simple weighting extrapolation for illustrative purposes.

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

AreaSearch's latest postcode level ATO data for financial year 2023 indicates that Gulmarrad had a median income among taxpayers of $39,139 and an average of $50,643. These figures are below the national averages. In comparison, Rest of NSW had a median income of $52,390 and an average of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes for September 2025 would be approximately $42,607 (median) and $55,130 (average). Census 2021 data shows that Gulmarrad's household, family, and personal incomes all fall between the 8th and 20th percentiles nationally. Income analysis reveals that 31.0% of Gulmarrad residents earn between $800 - $1,499, differing from regional levels where earnings predominantly fall within the $1,500 - $2,999 bracket at 29.9%. Despite modest housing costs allowing for 86.8% income retention, Gulmarrad's total disposable income ranks at just the 24th percentile nationally.

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

Gulmarrad's dwelling structures, as per the latest Census, comprised 99.4% houses and 0.6% other dwellings (semi-detached, apartments, 'other' dwellings). Non-Metro NSW had 86.5% houses and 13.5% other dwellings. Home ownership in Gulmarrad was 56.0%, with mortgaged dwellings at 38.8% and rented ones at 5.2%. The median monthly mortgage repayment was $1,660, higher than Non-Metro NSW's average of $1,387. Median weekly rent in Gulmarrad was $450, compared to Non-Metro NSW's $310. Nationally, Gulmarrad's mortgage repayments were lower at $1,660 versus Australia's average of $1,863, while rents were higher at $450 against the national figure of $375.

Gulmarrad features high concentrations of family households, with a higher-than-average median household size

Family households account for 88.1% of all households, including 31.5% couples with children, 49.0% couples without children, and 6.6% single parent families. Non-family households constitute the remaining 11.9%, with lone person households at 10.1% and group households comprising 2.2% of the total. The median household size is 2.7 people, which is larger than the Rest of NSW average of 2.3.

Educational outcomes in Gulmarrad fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area has university qualification rates of 15.5%, significantly lower than the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 11.3%, followed by graduate diplomas (2.2%) and postgraduate qualifications (2.0%). Trade and technical skills are prominent, with 44.3% of residents aged 15+ holding vocational credentials – advanced diplomas (9.2%) and certificates (35.1%).

Educational participation is high, with 25.3% of residents currently enrolled in formal education, including 9.4% in primary, 8.5% in secondary, and 1.3% in tertiary education.

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

Gulmarrad has six active public transport stops, all serving buses. These stops are covered by eight different routes that together offer 45 weekly passenger trips. The accessibility of these services is limited, with residents typically living 781 meters away from the nearest stop.

On average, there are six bus trips per day across all routes, which equates to about seven weekly trips per individual stop.

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

Gulmarrad faces significant health challenges, with common conditions prevalent among both younger and older age groups. Private health cover is low at approximately 47% (~1,003 people), compared to the national average of 55.7%.

The most frequent medical conditions are arthritis (12.7%) and mental health issues (8.6%). Notably, 60.8% report no medical ailments, slightly higher than the Rest of NSW's 58.7%. As of 2021, Gulmarrad has 27.4% residents aged 65 and over (584 people). Despite this, health outcomes among seniors are above average, outperforming general population metrics.

The latest Census data sees Gulmarrad placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Gulmarrad's population showed low cultural diversity, with 89.1% born in Australia, 94.3% being citizens, and 97.6% speaking English only at home. Christianity was the dominant religion in Gulmarrad, practiced by 57.9%, compared to 55.6% regionally. The top three ancestry groups were English (32.3%), Australian (30.5%), and Scottish (11.8%).

Notably, Welsh (0.9%) was overrepresented compared to the regional average of 0.4%. Similarly, French (0.6%) and Samoan (0.3%) had higher representations than their respective regional averages of 0.3% and 0.0%.

Gulmarrad hosts an older demographic, ranking in the top quartile nationwide

Gulmarrad's median age of 48 years is significantly older than Rest of NSW's 43 and the Australian median of 38. The age profile shows that 65-74 year-olds are particularly prominent, comprising 18.9% of the population, while the 25-34 group is smaller at 5.9%. This concentration of 65-74 year-olds is well above the national average of 9.4%. According to post-2021 Census data, the 15 to 24 age group has grown from 9.1% to 10.5%, and the 35 to 44 cohort has increased from 10.3% to 11.5%. Conversely, the 55 to 64 cohort has declined from 16.6% to 14.8%. Demographic modeling suggests that Gulmarrad's age profile will evolve significantly by 2041. The 45-54 age cohort is projected to grow steadily, increasing by 30 people (12%) from 247 to 278. In contrast, population declines are projected for the 15 to 24 and 5 to 14 cohorts.