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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 Gulmarrad is $968k. House values have moved 2.6% 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
Gulmarrad has an estimated 2,063 residents, up from 1,950 at the 2021 Census — a change of 113 people, or 5.8%. Growth has averaged 1.3% a year over five years. Interstate and internal migration accounts for 72.0% of that increase. Density is about 67 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census the suburb of Gulmarrad's population is estimated at around 2,063 as of May 2026. This reflects an increase of 113 people (5.8%) since the 2021 Census, which reported a population of 1,950 people. The change is inferred from the resident population of 2,026, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 57 validated new addresses since the Census date.
This level of population equates to a density ratio of 67 persons per square kilometer, providing significant space per person and potential room for further development. The suburb of Gulmarrad's 5.8% growth since the 2021 census exceeded the SA4 region (4.6%), along with the Rest of NSW, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration that contributed approximately 72.0% of overall population gains during recent periods. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Anticipating future population dynamics, a population increase just below the median of non-metropolitan areas nationally is expected, with the area expected to grow by 150 persons to 2041 based on aggregated SA2-level projections, reflecting reflecting an increase of 5.5% in total over the 16 years.
Frequently Asked Questions - Population
52 new dwellings have been approved in Gulmarrad over the past five years, an average of 10 a year. That is 5.4 approvals per 1,000 residents. Approvals are currently running at an annualised 21, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Property analysis indicates that building approvals in Gulmarrad average about 10 new residences annually, amounting to a projected 52 dwellings over the previous 5 financial years. Thus far in FY-26, a total of 20 approvals have been logged. Over the past 5 financial years (from FY-21 to FY-25), the ratio of new residents per yearly dwelling stood at 2.5, signaling robust demand that points toward stable property values. The construction cost for these new structures averages $513,000, suggesting developers are concentrating on high-end, premium housing. Additionally, commercial development remains minimal, with only $338,000 in approvals registered in the current financial year.
Compared with the Rest of NSW, Gulmarrad experiences equivalent levels of per capita building activity, reinforcing market equilibrium consistent with wider regional trends. Recent residential construction is focused entirely on standalone houses, which maintains the low-density profile of the neighborhood and caters to families looking for spacious properties. Given that there are approximately 237 people for each dwelling approval, the neighborhood displays typical low-density features. Looking forward, the population is projected to expand by 113 residents by 2041, relative to the most recent quarterly estimate from AreaSearch. Current building trends suggest the supply of new dwellings will comfortably satisfy demand, establishing favorable purchasing conditions and potentially enabling growth to outpace current forecasts.
Frequently Asked Questions - Development
Development applications around Gulmarrad
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 62 current infrastructure and development projects close to Gulmarrad, worth an estimated $1.73 billion. 15 are already under construction and 17 are due for completion within three years. The pipeline spans residential development, sports & recreation and tourism. 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 planning policy, infrastructure projects, and major developments are key drivers of regional economic performance. A search has identified 1 major project expected to influence the local area. Key regional works include the Maclean Community Precinct, Queensland Regional Road Network Safety Improvements, Pacific Highway Upgrade: Hexham To Brisbane, and the Queensland New South Wales Interconnector, with details on the most relevant works provided below.
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
Maclean Community Precinct (Maclean Civic Hall Redevelopment)
Redevelopment of the former Maclean Civic Hall into a purpose-built regional performing arts and community precinct featuring a 290-seat auditorium, backstage facilities, multipurpose community rooms, gallery foyer, cafe space, function room overlooking the Clarence River, outdoor amphitheatre and undercover parking. Demolition was completed in early 2025, construction commenced in May 2025, and structural works are progressing through 2026 with completion scheduled for late 2026.
River Glen Estate - Maclean
River Glen Estate is an approved master-planned community of around 13.8 hectares on the north-eastern edge of Maclean in the Clarence Valley. The project is approved for 177 lots in total, with the active marketing comprising 148 large residential lots ranging up to 1143 square metres, including duplex and townhome sites. Stage 1 is sold out and Stage 2 lots are now being promoted under new ownership by Fairfax Nominees Pty Ltd, which acquired the site from the original developer Wharton James Group.The estate is located within 500 metres of Maclean Town Centre and walking distance to the Clarence River. No firm delivery timetable for the full estate has been publicly committed.
Palm Lake Resort Yamba Cove
Boutique over-50s land lease lifestyle resort at Yamba Cove by Palm Lake Group, planned around 78 owner-occupied homes and the Vantage Country Club. The project includes single and double-storey coastal homes, gated living, resort bus, heated magnesium pool and spa, Milon gym, yoga and reformer pilates studio, sauna, steam room, movie theatre, library, billiards, art and pottery areas, virtual golf and outdoor recreation. The Vantage Country Club opened in July 2024, while home sales and staged delivery continue with completion advertised for January 2026.
Clifton Yamba
Clifton Yamba is a modern over-55s land lease lifestyle resort community comprising 146 designer homes. The masterplanned development features premium resident amenities including a clubhouse, swimming pool, bowling green, gym, cinema, and outdoor recreation facilities.
Palm Lake Resort Yamba
Over-50s lifestyle resort operated by Palm Lake Group, offering 2 and 3 bedroom homes with resort-style amenities including clubhouse, lawn bowls, pool, library, BBQ areas, caravan and boat storage. Located near the Clarence River with security gating and resident social groups.
West Yamba Neighbourhood Centre
Planned local neighbourhood centre within the West Yamba Urban Release Area, intended to provide convenience retail, cafe, service and community uses for the growing West Yamba residential catchment. Clarence Valley Council planning controls identify the centre near the existing Carrs Drive school, at Lot 46 DP 751395 on the Miles Street and Carrs Drive corner. The wider 52-54 Miles Street Yamba subdivision includes 277 low density residential lots plus a 2000 sqm lot intended for future commercial development.The subdivision was refused by the regional panel in 2024, then taken to the NSW Land and Environment Court; recent reporting indicates the appeal was upheld in 2026 subject to detailed conditions, including flood refuge and hydrology requirements. The commercial neighbourhood centre itself still appears to require a separate development application for buildings and operation.
Yamba Library and Community Centre (Treelands Drive Community Hub)
Delivery of a modern community hub led by Clarence Valley Council and built by Bennett Constructions. The facility includes a library twice the previous size, art and gallery space, youth area, visitor information hub, commercial and community kitchen, flexible meeting rooms, accessible amenities including a Changing Places facility, indoor courtyard and expanded parking. Funded by the Australian and NSW Governments through the Bushfire Local Economic Recovery program with Council contribution.
Golding Street Townhouse Development
Development of 16 three-storey townhouses on flood-prone land with subdivision into two lots, each townhouse featuring double garage, open-plan living, and three bedrooms with ensuites.
714 residents of Gulmarrad are employed, from a labour force of 744. Unemployment sits at 4.0%, with participation at 44.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,854, about 90% 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
The labor force is evenly distributed between manual and office occupations, with a strong presence in essential services and an unemployment rate of 4.0%. As of March 2026, there are 714 employed residents, which aligns with the Regional NSW unemployment rate of 4.1%, while the participation rate of 44.8% is notably lower than the 60.6% recorded across Regional NSW. Census data indicates that only 11.9% of the workforce operated from home, though this figure may reflect the influence of pandemic restrictions. Local jobs are heavily concentrated in retail trade, health care & social assistance, and construction.
The community displays a marked concentration in retail trade, employing residents at a rate 1.4 times the regional average. Conversely, health care & social assistance accounts for only 14.0% of local employment, which is lower than the 16.9% average for Regional NSW. A comparison between the resident labor force and locally available jobs suggests that internal employment opportunities are limited. According to research on SALM and ABS statistics over the 12 months ending March 2026, the local workforce shrank by 0.8% and total employment fell by 0.7%, resulting in a 0.2 percentage point drop in the unemployment rate. This trend diverges from Regional NSW, which saw employment fall by 0.9%, the overall labor force contract by 0.4%, and unemployment climb by 0.5 percentage points. Long-term national employment projections from May-25 by Jobs and Skills Australia provide context for future regional demand. These five and ten-year forecasts have been aligned with the local industry profile to model potential job growth. While nationwide employment is projected to rise by 6.6% over five years and 13.7% over ten years, the rate of change varies widely by sector. Applying these national sector trends to the local industry distribution suggests employment could rise by 6.0% over five years and 12.7% over ten years.
Frequently Asked Questions - Employment
Median household income in Gulmarrad is $1,302 a week (about $68,000 a year), with median personal income at $569 a week. ATO records put median taxable income at $39,139 a year against an average of $50,643. 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
According to tax data from the financial year 2023, personal earnings in this area are below the national average. The median taxpayer income is $39,139 and the average is $50,643, contrasting with Regional NSW figures of $52,390 and $65,215. Adjusting for a 10.32% increase in the Wage Price Index since the financial year 2023, estimated earnings as of March 2026 would be roughly $43,178 for the median and $55,869 for the average. Census data from 2021 places household, family, and individual incomes between the 8th and 20th percentiles nationwide. The largest bracket consists of 31.0% of tax filers earning between $800 - 1,499 weekly (representing 639 residents), whereas the metropolitan average is led by the $1,500 - 2,999 range at 29.9%.
Although residents retain 86.8% of their income due to modest housing expenses, the overall disposable income rests at the 24th percentile nationally.
Frequently Asked Questions - Income
Gulmarrad had 696 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 39% are owned with a mortgage, 5% rented and 56% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $1,660 a month. Rent absorbs 34.6% of household income here and mortgage repayments 29.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data shows that separate houses make up 99.4% of the local housing stock, while semi-detached properties, apartments, and alternative dwellings account for 0.6%, compared to 82.6% houses and 17.4% other residences across Regional NSW. Home ownership is high, with 56.0% of residents owning their properties outright, and the remaining housing occupied by mortgagors (38.8%) and renters (5.2%). Typical monthly mortgage payments sit at $1,660, which is lower than the Regional NSW median of $1,733, while weekly rent averages $450, exceeding the regional average of $330. Nationally, local mortgage commitments are lower than the Australian median of $1,863, whereas rental costs are higher than the national median of $375.
Frequently Asked Questions - Housing
Gulmarrad counted 696 households at the 2021 Census, an estimated 736 today, averaging 2.7 people each. 32% are couples with children, against 49% couples without children. 10% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 88.1% of all households, consisting of couples with children at 31.5%, couples without children at 49.0%, and single parents at 6.6%. The remaining 11.9% are non-family households, including single-person households at 10.1% and group shared homes at 2.2%. The typical household size is 2.7 residents, exceeding the regional average of 2.4.
Frequently Asked Questions - Households
15.5% of adults in Gulmarrad hold a university qualification, including 11.3% with a bachelor degree and 2.0% with postgraduate qualifications. A further 35.1% hold a vocational qualification. 1 school serves the area, with 207 enrolment places and an average ICSEA of 987 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
Academic achievement shows room for improvement, as the proportion of residents with a university qualification stands at 15.5%, which is lower than the NSW average of 32.2%. Among these, bachelor degrees are the most common at 11.3%, followed by graduate diplomas at 2.2% and postgraduate degrees at 2.0%. Vocational training is highly prevalent, with 44.3% of individuals aged 15 and older holding trade qualifications, consisting of advanced diplomas at 9.2% and certificates at 35.1%. Engagement in learning is high, with 25.3% of the local population enrolled in an educational institution.
This population consists of 9.4% in primary schools, 8.5% in secondary schools, and 1.3% in higher education.
Frequently Asked Questions - Education
Schools Detail
Getting around Gulmarrad means driving: households keep an average of 2.0 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transit options within the suburb consist of 6 active bus stops. These locations are served by 8 separate routes that run a combined 45 passenger services weekly. Accessibility is limited, with households situated an average of 781 meters from the nearest stop. Due to the residential nature of the community, commuting is mostly outbound, and private vehicles remain the primary choice for 97% of workers. Household vehicle ownership stands at 2.0 cars, which is higher than the regional average. A minor segment of 11.9% of the workforce worked from home, according to the 2021 Census, which was likely affected by pandemic conditions.
Bus services run at an average frequency of 6 times daily across all active routes, representing roughly 7 weekly services per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
60.8% of residents in Gulmarrad report no long-term health condition. 6.1% need daily assistance with core activities, and 47.0% hold private health cover. The standardised death rate runs at 4.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
The local population displays positive health statistics based on low rates of mortality and chronic disease among both younger and older cohorts, though private health insurance coverage is low at 47% of residents (~970 people). This is lower than the Regional NSW coverage rate of 51.9% and the national benchmark of 55.7%. Arthritis and mental health conditions are the most prevalent health issues locally, affecting 12.7% and 8.6% of the population, respectively. Meanwhile, 60.8% of residents reported having no chronic medical conditions, compared to 63.3% in Regional NSW. Individuals of working age exhibit higher-than-average rates of chronic ailments.
Residents aged 65 and older represent 28.3% of the population (583 people), which is higher than the Regional NSW level of 23.4%. Senior citizens experience favorable health outcomes, with national health rankings that correspond to the broader population.
Frequently Asked Questions - Health
Gulmarrad is largely Australian-born, at 89.1% of residents, with 2.4% speaking a language other than English at home. The largest reported ancestries are English (32.3%) and Australian (30.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in the area is lower than average, with 89.1% of residents born in Australia, 94.3% holding citizenship, and 97.6% using only English at home. Christianity is the predominant religion, adhered to by 57.9% of the population, compared to 55.9% across Regional NSW. The most common ancestral backgrounds are English at 32.3%, Australian at 30.5%, and Scottish at 11.8%. Certain smaller ancestral groups show higher representation than the regional average, with Welsh backgrounds at 0.9% (compared to 0.5% regionally), French at 0.6% (compared to 0.4%), and Samoan at 0.3% (compared to 0.1%).
Frequently Asked Questions - Diversity
The median resident of Gulmarrad is 48, older than 90% of areas nationally. That is 1 year younger than at the 2021 Census. 16.9% 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
The median age of 48 years is older than the Regional NSW median of 43 and the national average of 38. The 65 - 74 age bracket is highly represented at 19.3%, whereas the 25 - 34 cohort is smaller at 5.9% compared to regional trends. The proportion of residents aged 65 - 74 is higher than the national average of 9.4%. Since the 2021 Census, the 15 to 24 age group has increased from 9.1% to 11.0% of the population, while the 55 to 64 bracket has decreased from 16.6% to 14.0%.
Projections indicate the local age profile will shift by 2041, with the 45 to 54 cohort expected to increase by 29 people (13%) from 235 to 265, while the 65 to 74 and 55 to 64 cohorts are expected to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Gulmarrad
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) | May 2026 3 months ago 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this 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 3 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 5 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 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month 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 — 57 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (1,950 at the 2021 Census → 2,063 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 May 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 (SAL11801). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.