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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, 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 in 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. Gulmarrad's growth of 5.8% since the 2021 census exceeded the SA4 region (4.6%) and the Rest of NSW, marking it as a growth leader in the region. Population growth 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, 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 from these aggregations are 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. The suburb of Gulmarrad is expected to grow by 150 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 5.5% in total over the 16 years.

Residential development activity is slightly higher than average within Gulmarrad when compared nationally

AreaSearch analysis of ABS building approval numbers in Gulmarrad indicates approximately 13 dwelling approvals per year over the past five financial years, totalling about 69 homes. In FY26 so far, 24 approvals have been recorded. Each dwelling has attracted an average of 2.3 new residents annually between FY21 and FY25, reflecting strong demand that supports property values. New homes are being constructed at an average cost of $513,000, indicating a focus on premium properties.

This financial year, $338,000 in commercial approvals have been registered, suggesting the area's residential nature. Compared to Rest of NSW, Gulmarrad has seen slightly more development activity, with 29.0% above the regional average per person over the five-year period. However, building activity has slowed recently.

The majority of new constructions are detached houses (89.0%), maintaining the area's traditional low-density character. There are approximately 189 people per dwelling approval in Gulmarrad, indicating a low-density market. According to AreaSearch's latest quarterly estimate, Gulmarrad is projected to grow by 113 residents by 2041. With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers and 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 impact an area's performance. AreaSearch has identified one major project likely affecting this region. Key projects are 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 relevant.

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Gulmarrad has seen below average employment performance when compared to national benchmarks

Gulmarrad's workforce is balanced across white and blue collar jobs. Essential services sectors are well represented. The unemployment rate was 3.7% in the past year, with an estimated employment growth of 1.7%.

As of December 2025720 residents were employed, with an unemployment rate of 0.2% below Regional NSW's rate of 3.9%. Workforce participation was 45.0%, compared to Regional NSW's 60.5%. Only 11.9% of residents worked from home, according to Census responses. Employment is concentrated in retail trade, health care & social assistance, and construction.

Retail trade has a higher employment share than the regional average, at 1.4 times. Health care & social assistance shows lower representation, at 14.0%. The area offers limited local employment opportunities. Over the past year, employment increased by 1.7% while labour force grew by 1.4%, reducing the unemployment rate by 0.2 percentage points. Regional NSW experienced an employment decline of 1.2% and a labour force decline of 0.8%. National employment forecasts from May-25 suggest Gulmarrad's employment should increase by 6.0% over five years and 12.7% over ten years, based on industry-specific projections applied to the local employment mix.

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

The suburb of Gulmarrad's income level is below the national average according to the latest ATO data aggregated by AreaSearch for financial year 2023. The median income among taxpayers in Gulmarrad is $39,139 and the average income stands at $50,643. These figures compare to Regional NSW's median of $52,390 and average of $65,215 respectively. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates for Gulmarrad would be approximately $43,178 (median) and $55,869 (average) as of March 2026. According to the 2021 Census figures, incomes in Gulmarrad fall between the 8th and 20th percentiles nationally for household, family, and personal incomes. The largest income bracket comprises 31.0% earning $800 - $1,499 weekly (639 residents), unlike broader trends where 29.9% fall within the $1,500 - $2,999 range. Housing costs are modest with 86.8% of income retained, but 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

Dwelling structure in Gulmarrad, as evaluated at the latest Census held on 28 August 2016, comprised 99.4% houses and 0.6% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This is compared to Regional NSW's dwelling structure of 82.6% houses and 17.4% other dwellings during the same period. Home ownership in Gulmarrad stood at 56.0%, with mortgaged dwellings at 38.8% and rented dwellings at 5.2%. The median monthly mortgage repayment in Gulmarrad was $1,660, lower than Regional NSW's average of $1,733 recorded as of June 2021. Meanwhile, the median weekly rent figure for Gulmarrad was $450, higher than Regional NSW's national figure of $330 reported in August 2020. Nationally, Gulmarrad's mortgage repayments are significantly lower than the Australian average of $1,863 as of June 2021, while rents are substantially above the national figure of $375 recorded during the same period.

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 making up 2.2% of the total. The median household size is 2.7 people, larger than the Regional NSW average of 2.4.

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

The area's university qualification rate is 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%). Vocational credentials are prominent, with 44.3% of residents aged 15+ holding them - advanced diplomas at 9.2% and certificates at 35.1%.

Educational participation is high, with 25.3% of residents currently enrolled in formal education. This includes 9.4% in primary education, 8.5% in secondary education, and 1.3% pursuing 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 operational public transport stops, all offering bus services. Eight unique routes serve these stops, collectively facilitating 45 weekly passenger trips. Transport accessibility is limited, with residents typically residing 781 meters from the nearest stop. Most residents commute outward due to Gulmarrad's residential nature. Cars dominate as the primary mode of transport, used by 97% of residents. Vehicle ownership averages 2.0 per dwelling, exceeding the regional average.

According to the 2021 Census, only 11.9% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages six trips daily across all routes, equating to approximately seven weekly trips per individual stop.

The level of general health in Gulmarrad is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Gulmarrad demonstrates superior health outcomes, as assessed by AreaSearch's analysis of mortality rates and chronic condition prevalence. Both younger and older age groups exhibit low prevalence of common health conditions. The rate of private health cover is notably lower at approximately 47% (970 people), compared to Regional NSW's 51.9%.

Nationally, the average stands at 55.7%. Arthritis and mental health issues are the most prevalent medical conditions, affecting 12.7% and 8.6% of residents respectively. Conversely, 60.8% claim to be completely free from medical ailments, compared to Regional NSW's 63.3%. Working-age residents display an above-average prevalence of chronic health conditions. Gulmarrad has a higher proportion of seniors aged 65 and over at 28.3% (583 people), compared to Regional NSW's 23.4%. Health outcomes among seniors are commendable, aligning with national rankings for the general population.

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 cultural diversity was found to be below average, with 89.1% of its population born in Australia, 94.3% being citizens, and 97.6% speaking English only at home. Christianity is the main religion in Gulmarrad, comprising 57.9% of people, compared to 55.9% across Regional NSW. The top three ancestry groups in Gulmarrad are English (32.3%), Australian (30.5%), and Scottish (11.8%).

Notably, Welsh is overrepresented at 0.9%, French at 0.6%, and Samoan at 0.3% compared to regional averages of 0.5%, 0.4%, and 0.1% respectively.

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

Gulmarrad's median age of 48 years is significantly higher than Regional NSW's 43 years and Australia's median age of 38 years. The age profile shows that the 65-74 year-olds are particularly prominent, making up 19.3% of the population, compared to Regional NSW's 12.5%. This concentration is well above the national average of 9.4%. According to post-2021 Census data, Gulmarrad has seen an increase in its 15-24 age group from 9.1% to 11.0%, while the 55-64 cohort has declined from 16.6% to 14.0%. Demographic modeling suggests that by 2041, Gulmarrad's age profile will evolve significantly. The 45-54 age cohort is projected to grow steadily, increasing from 235 to 265 people, a rise of 29 individuals or 13%. Conversely, population declines are projected for the 65-74 and 55-64 cohorts.