Primbee

Primbee has shown very soft population growth performance across periods assessed by AreaSearch

The population of the Primbee statistical area (Lv2) is estimated to be around 1,618 as of November 2025. This figure reflects a decrease from the 2021 Census population of 1,623 people, indicating a reduction of 5 individuals or approximately 0.3%. The current estimate is based on AreaSearch's validation of new addresses and examination of the latest ERP data release by the ABS in June 2024, which showed a resident population of 1,615. This results in a population density ratio of 502 persons per square kilometer, suggesting ample space for further development. The primary driver of population growth in the Primbee (SA2) was overseas migration during recent periods.

AreaSearch is utilizing 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 for areas not covered by this data, which were released in 2022 with a base year of 2021. These projections indicate that the Primbee (SA2) is expected to increase by 7 persons by 2041, reflecting a reduction of approximately 1.1% over the 17-year period from 2025 to 2041. This anticipated growth aligns with the lower quartile growth trend for non-metropolitan areas nationally.

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

AreaSearch analysis of ABS building approval numbers in Primbee shows around 15 new homes approved annually. From FY-21 to FY-25, approximately 79 homes were approved, with 13 more approved by June 2026. Despite population decline, housing supply has remained adequate relative to demand, maintaining a balanced market with good buyer choice.

Average construction cost of new homes is $591,000, indicating developers target the premium market segment. In FY-26, $3.9 million in commercial approvals were registered, reflecting Primbee's residential character. Compared to Rest of NSW, Primbee has 55.0% more building activity per person. New development consists of 67.0% standalone homes and 33.0% townhouses or apartments, offering varied housing options.

With around 110 people per dwelling approval, Primbee exhibits low-density characteristics. Stable or declining population forecasts suggest less housing pressure in the future, creating favourable conditions for buyers.

Primbee has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified two projects likely affecting this region: Warrawong Community Health Centre, Lake Illawarra Entrance Options Study, Southern Suburbs Community Centre and Library, and Warrawong Plaza Redevelopment. These are the key initiatives with potential relevance detailed below.

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

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Employment conditions in Primbee face significant challenges, ranking among the bottom 10% of areas assessed nationally

Primbee's workforce comprises skilled individuals with notable representation in essential services sectors. The unemployment rate, as of September 2025, stands at 10.0%, according to AreaSearch's aggregation of statistical area data.

During this period, 664 residents are employed while the unemployment rate is 6.2% higher than Rest of NSW's rate of 3.8%. Workforce participation in Primbee is lower than the regional average (51.8% compared to Rest of NSW's 56.4%). Dominant employment sectors among residents include health care & social assistance, construction, and education & training. The area exhibits a significant concentration in transport, postal & warehousing, with employment levels at 1.7 times the regional average.

Conversely, agriculture, forestry & fishing is under-represented, with only 0.5% of Primbee's workforce compared to 5.3% in Rest of NSW. Limited local employment opportunities are suggested by comparing Census working population and resident population counts. Over the 12 months to September 2025, labour force levels decreased by 0.1%, alongside a 1.6% employment decline, resulting in an unemployment rate rise of 1.4 percentage points. In contrast, Rest of NSW experienced an employment decline of 0.5% and labour force decline of 0.1%, with a 0.4 percentage point rise in unemployment rate. State-level data to 25-Nov shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years for national employment. Applying these projections to Primbee's employment mix suggests local employment should increase by 6.5% over five years and 13.6% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ending June 2023 indicates that median income in Primbee is $51,672 and average income is $62,663. This is lower than national averages of $52,390 (median) and $65,215 (average), which are recorded for Rest of NSW. Based on Wage Price Index growth of 8.86% from July 2023 to September 2025, estimated median income in Primbee would be approximately $56,250 and average income would be around $68,215 by the latter date. According to Census data collected in August 2021, household incomes in Primbee fall between the 22nd and 23rd percentiles nationally. Income distribution shows that 27.5% of Primbee's population earns between $1,500 and $2,999 annually, a pattern also seen in surrounding regions where 29.9% falls within this income range. Housing affordability pressures are severe in Primbee, with only 83.1% of income remaining after housing costs, ranking at the 22nd percentile nationally.

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

In Primbee, as per the latest Census evaluation, 81.5% of dwellings were houses, with the remaining 18.5% comprising semi-detached homes, apartments and other types. This compares to Non-Metro NSW's 85.5% houses and 14.5% other dwellings. Home ownership in Primbee stood at 42.1%, with mortgaged dwellings at 26.4% and rented ones at 31.5%. The median monthly mortgage repayment was $1,904, lower than Non-Metro NSW's average of $2,000. The median weekly rent in Primbee was $350, compared to Non-Metro NSW's $365. Nationally, Primbee's mortgage repayments exceeded the Australian average of $1,863, while rents were lower than the national figure of $375.

Primbee features high concentrations of lone person households, with a lower-than-average median household size

Family households account for 65.6% of all households, including 26.7% couples with children, 24.0% couples without children, and 13.4% single parent families. Non-family households constitute the remaining 34.4%, with lone person households at 32.3% and group households comprising 2.2% of the total. The median household size is 2.4 people, which is smaller than the Rest of NSW average of 2.6.

Primbee faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 17.2%, significantly lower than the NSW average of 32.2%. Bachelor degrees are the most common at 11.0%, followed by postgraduate qualifications (4.4%) and graduate diplomas (1.8%). Vocational credentials are prevalent, with 38.8% of residents aged 15+ holding them, including advanced diplomas (9.2%) and certificates (29.6%). A substantial 24.8% of the population is actively pursuing formal education, with 10.6% in primary, 5.0% in secondary, and 4.0% in tertiary education.

A substantial 24.8% of the population actively pursues formal education. This includes 10.6% in primary education, 5.0% in secondary education, and 4.0% pursuing tertiary education.

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

Transport analysis indicates 20 active stops operating within Primbee, offering a mix of bus services. These stops are served by 19 individual routes, collectively facilitating 558 weekly passenger trips. Residents enjoy excellent transport accessibility, with an average proximity of 117 meters to the nearest stop.

Service frequency averages 79 trips per day across all routes, resulting in approximately 27 weekly trips per individual stop.

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

Health data shows significant issues in Primbee, with common health conditions prevalent across both younger and older age groups.

Private health cover stands at approximately 52%, covering about 836 people. The most frequent medical conditions are arthritis (10.6%) and mental health issues (9.3%). Around 64.1% of residents report no medical ailments, compared to 63.9% in the rest of NSW. Primbee has a higher proportion of seniors aged 65 and over at 22.8%, or 368 people, compared to 19.0% in the rest of NSW. Health outcomes for seniors present challenges broadly aligned with the general population's health profile.

In terms of cultural diversity, Primbee records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Primbee's population exhibits above-average cultural diversity, with 19.2% born overseas and 15.2% speaking a language other than English at home. Christianity is the predominant religion in Primbee, practiced by 62.1%, compared to 58.1% across Rest of NSW. The top three ancestral groups are Australian (26.2%), English (23.0%), and Other (7.1%).

Notably, Spanish ancestry is overrepresented at 1.7% in Primbee versus 0.9% regionally, while Macedonian stands at 3.2% compared to 3.8%, and Hungarian at 0.5% compared to 0.3%.

Primbee hosts a notably older demographic compared to the national average

Primbee's median age is 44 years, similar to Rest of NSW's 43 years and above the national average of 38 years. Compared to Rest of NSW, Primbee has a higher percentage of residents aged 25-34 (12.8%) but fewer residents aged 65-74 (11.0%). Between the 2021 Census and now, the age group 25-34 has increased from 11.6% to 12.8%, while the age groups 55-64 have decreased from 15.3% to 13.7% and 0-4 have dropped from 5.9% to 4.6%. By 2041, Primbee's age composition is expected to shift notably. The age group 25-34 is projected to grow by 19%, reaching 246 people from 207. Conversely, the age groups 45-54 and 5-14 are expected to experience population declines.