Gulmarrad

An assessment of population growth drivers in Gulmarrad reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of Nov 2025, Gulmarrad's population is estimated at around 268,274, reflecting an increase of 13,940 people since the 2021 Census which reported a population of 254,334. This growth was inferred from AreaSearch's estimation of the resident population at 2,027 following examination of ABS ERP data release in June 2024 and an additional 48 validated new addresses since the Census date. The population density is estimated at 8,735 persons per square kilometer, placing Gulmarrad in the top 10% nationally according to AreaSearch. This growth exceeds the SA4 region's 5.1%, marking Gulmarrad as a growth leader. Overseas migration was the primary driver of population gains, with natural growth and interstate migration playing minimal roles. For projections, AreaSearch uses ABS/Geoscience Australia data released in 2024 with a base year of 2022 for covered SA2 areas, and NSW State Government's SA2 level projections released in 2022 with a base year of 2021 for uncovered areas.

Growth rates by age group are applied to all areas from 2032 to 2041. By 2041, Gulmarrad is projected to increase by 11,887 persons, reflecting an 8.0% total gain over the 17 years.

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

AreaSearch analysis of ABS building approval numbers indicates Gulmarrad experienced around 397 dwelling approvals annually. Between FY-21 to FY-25, approximately 1,989 homes were approved, with 114 more expected in FY-26. The average construction cost value for new dwellings is $2,263,000, suggesting developers target the premium market.

In FY-26, commercial development approvals totalled $2814.3 million, indicating strong commercial momentum. Compared to Greater Sydney, Gulmarrad shows half the construction activity per person and ranks at the 42nd percentile nationally, implying limited buyer options but increased demand for established dwellings. New developments consist of 18.0% detached houses and 82.0% medium-high density housing, appealing to downsizers, investors, and entry-level buyers. This shift from the current 37.0% house mix reflects reduced development site availability and changing lifestyle demands. With around 832 people per approval, Gulmarrad appears mature and established, potentially experiencing less housing pressure given stable-declining population forecasts.

Given stable or declining population forecasts, Gulmarrad may experience less housing pressure, creating favourable conditions for buyers.

Gulmarrad 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 one major project likely impacting 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. Relevant details are listed below.

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.

AreaSearch analysis of employment trends sees Gulmarrad performing better than 90% of local markets assessed across Australia

Gulmarrad's workforce is highly educated with the technology sector prominent. Its unemployment rate was 2.8% in an unspecified past year and it had a 2.5% employment growth during that period.

As of June 2025, Gulmarrad had 86,975 residents employed at an unemployment rate of 1.4%, below Greater Sydney's rate of 4.2%. Workforce participation was high at 133.8% compared to Greater Sydney's 60.0%. Key employment sectors were professional & technical, finance & insurance, and health care & social assistance. Gulmarrad had a notable specialization in professional & technical jobs with an employment share of 3.7 times the regional level.

Manufacturing had limited presence at 5.2% compared to the regional average of 5.7%. The worker-to-resident ratio was substantial at 0.8, indicating significant local employment opportunities. Between June 2024 and June 2025, employment increased by 2.5%, labour force grew by 2.4%, and unemployment fell by 0.1 percentage points in Gulmarrad. In contrast, Greater Sydney saw employment grow by 2.6%, labour force expand by 2.9%, and unemployment rise by 0.3 percentage points during the same period. Job growth projections from Jobs and Skills Australia's Sep-22 forecasts suggest national employment will increase by 6.6% over five years and 13.7% over ten years. Applying these projections to Gulmarrad's employment mix indicates local employment should grow by 7.6% over five years and 14.9% over ten years, based on a simple weighting extrapolation for illustrative purposes only.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

Gulmarrad has a median taxpayer income of $158,256 and an average income of $376,840 based on the latest postcode level ATO data aggregated by AreaSearch for the financial year 2022. This places Gulmarrad among the top percentile nationally when compared to Greater Sydney's median income of $56,994 and average income of $80,856. Using a Wage Price Index growth rate of 12.61% since the financial year 2022, current estimates for Gulmarrad would be approximately $178,212 for median income and $424,360 for average income as of September 2025. According to Census 2021 income data, household, family, and personal incomes in Gulmarrad rank highly nationally, between the 194th and 196th percentiles. Income distribution shows that 76.8% of the population (206,034 individuals) falls within the $4000+ income range, differing from regional patterns where the majority fall within the $1,500 - 2,999 range at 30.9%. The high proportion of earners above $3,000/week (99.6%) indicates strong economic capacity throughout the district. Despite high housing costs consuming approximately 65.8% of income, Gulmarrad's disposable income ranks at the 194th percentile nationally. The area's SEIFA income ranking places it in the 20th decile.

Gulmarrad features a more urban dwelling mix with significant apartment living, with above-average rates of outright home ownership

In Gulmarrad, as per the latest Census, 36.6% of dwellings were houses while 163.6% were other types such as semi-detached homes, apartments, and 'other' dwellings. In contrast, Sydney metro had 86.5% houses and 13.5% other dwellings. Home ownership in Gulmarrad stood at 59.8%, with mortgaged properties at 49.6% and rented ones at 90.6%. The median monthly mortgage repayment was $7,200, higher than Sydney metro's average of $1,387, while the median weekly rent was $1,340 compared to Sydney metro's $310. Nationally, Gulmarrad's mortgage repayments were significantly higher at $1,863 and rents substantially above the national figure of $375.

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Gulmarrad demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

Educational attainment in Gulmarrad is notably high, with 120.2% of residents aged 15 and above holding university qualifications, compared to 15.2% in the SA3 area and 19.8% in the SA4 region. Bachelor degrees are the most common at 81.0%, followed by postgraduate qualifications (32.8%) and graduate diplomas (6.4%). Vocational credentials are also prevalent, with 37.2% of residents aged 15 and above holding such qualifications – advanced diplomas (19.8%) and certificates (17.4%). Educational participation is high, with 57.6% of residents currently enrolled in formal education, including 16.4% in primary education, 14.2% in secondary education, and 14.0% pursuing tertiary education.

Gulmarrad Public School serves the area, with an enrollment of 207 students as of a recent report. The school's ICSEA score is 987, indicating typical Australian school conditions with balanced educational opportunities. It focuses exclusively on primary education, with secondary options available in nearby areas. Gulmarrad functions as an education hub, offering 31.7 school places per 100 residents, significantly higher than the regional average of 13.0, and attracting students from surrounding communities.

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

Gulmarrad's public transport analysis shows 1,134 active stops operating within the area, all of which are bus services. These stops are served by 236 individual routes, collectively facilitating 54,860 weekly passenger trips. The report rates transport accessibility as good, with residents typically situated 248 meters from their nearest stop.

Service frequency averages 7,837 trips per day across all routes, translating to approximately 48 weekly trips per individual stop.

Gulmarrad's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Gulmarrad demonstrates excellent health outcomes across all age groups, with a very low prevalence of common health conditions. The rate of private health cover stands at approximately 179%, covering 481,498 people, significantly higher than Greater Sydney's 46.3%. Nationally, the average is 55.3%.

Asthma and mental health issues are the most prevalent medical conditions in Gulmarrad, affecting 12.0% and 11.2% of residents respectively. Notably, 155.2% of residents claim to be completely clear of medical ailments, compared to Greater Sydney's 58.7%. The area has a higher proportion of seniors aged 65 and over, at 32.7%, or 87,779 people, compared to Greater Sydney's 27.5%. Health outcomes among seniors in Gulmarrad are particularly strong, mirroring the overall population's health profile.

Gulmarrad is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Gulmarrad has a culturally diverse population, with 39.0% speaking languages other than English at home and 80.4% born overseas. Christianity is the predominant religion in Gulmarrad, comprising 75.8% of its population. Notably, Judaism is overrepresented, making up 32.0% compared to the Greater Sydney average of 0.0%.

The top three ancestry groups are English (47.8%), Australian (33.8%), and Other (28.8%). South African ethnicity is notably higher at 4.8%, Hungarian at 2.4%, and Polish at 3.8% compared to regional averages of 0.2%, 0.1%, and 0.3% respectively.

Gulmarrad's median age exceeds the national pattern

Gulmarrad's median age is 73 years, which exceeds Greater Sydney's median of 37 years and is higher than the national average of 38 years. The age distribution in Gulmarrad closely aligns with that of Greater Sydney across all cohorts. Notably, the concentration of individuals aged 25-34 in Gulmarrad is above the national average of 14.5%. According to data from the 2021 Census, the proportion of Gulmarrad's population aged 15-24 has increased from 19.4% to 23.4%, while the proportion of those aged 75-84 has risen from 11.0% to 12.6%. Conversely, the proportion of individuals aged 45-54 has declined from 26.0% to 23.8%, and the proportion of those aged 65-74 has dropped from 16.6% to 14.8%. By the year 2041, Gulmarrad's age composition is expected to shift significantly. The population of individuals aged 85 and above is projected to grow by -7,129 people (-50%), decreasing from 14,379 to 7,250. Conversely, the populations of the 85+ and 0-4 age cohorts are expected to decline.