Raymond Terrace

Raymond Terrace has seen population growth performance typically on par with national averages when looking at short and medium term trends

Based on analysis of ABS population updates for the broader area and new addresses validated by AreaSearch, as of May 2026, the estimated population of Raymond Terrace is around 13,938. This reflects an increase of 485 people since the 2021 Census, which reported a population of 13,453. The change was inferred from AreaSearch's estimate of the resident population at 13,803 following examination of the latest ERP data release by the ABS in June 2025 and an additional 129 validated new addresses since the Census date. This level of population equates to a density ratio of 344 persons per square kilometer. Raymond Terrace's growth rate of 3.6% since the census positions it within 1.3 percentage points of the Rest of NSW, demonstrating competitive growth fundamentals. Population growth was primarily driven by interstate migration contributing approximately 45.0% of overall population gains during recent periods.

All drivers including natural growth and overseas migration were positive factors. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as 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. Looking ahead, an above median population growth of regional areas is projected nationally, with Raymond Terrace expected to expand by 2,079 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 13.9% over the 16 years.

AreaSearch analysis of residential development drivers sees Raymond Terrace recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers in Raymond Terrace shows approximately 38 new homes approved annually over the past five financial years, totalling around 192 homes. As of FY-26, 20 approvals have been recorded. Each dwelling built between FY-21 and FY-25 has resulted in an average of 2.7 new residents per year, indicating robust demand that supports property values. The average construction cost value for new homes is $299,000.

This financial year has seen $23.7 million in commercial approvals, suggesting balanced commercial development activity. Compared to the Rest of NSW, Raymond Terrace has substantially reduced construction levels (55.0% below regional average per person), which typically strengthens demand and prices for existing properties. This activity is also below national averages, reflecting the area's maturity and possible planning constraints. Recent construction comprises 74.0% standalone homes and 26.0% townhouses or apartments, preserving Raymond Terrace's low density nature with a focus on detached housing attracting space-seeking buyers. The estimated population per dwelling approval in the area is 513 people.

According to AreaSearch's latest quarterly estimate, Raymond Terrace is expected to grow by 1,944 residents through to 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

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

The performance of an area can be significantly influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified 12 projects that are expected to impact the area. Notable among these are the Raymond Terrace Indoor Sports Facility, the Raymond Terrace Public Domain Plan, the Tomago Battery Energy Storage System (BESS), and the Raymond Terrace Bowling Club Hotel Development. The following list details those projects deemed most relevant.

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

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Employment drivers in Raymond Terrace are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Raymond Terrace has a balanced workforce with white and blue collar jobs, prominent manufacturing and industrial sectors, and an unemployment rate of 9.2%, according to AreaSearch's statistical area data aggregation as of December 2025. In this period, 5,614 residents are employed while the unemployment rate is 5.3% higher than Regional NSW's rate of 3.9%. Workforce participation in Raymond Terrace is lower at 55.0%, compared to Regional NSW's 60.5%.

Home-based work accounts for a moderate 14.0% of jobs, considering potential Covid-19 lockdown impacts. Key employment sectors include health care & social assistance, retail trade, and construction. Notably, transport, postal & warehousing has higher representation at 1.8 times the regional average, while agriculture, forestry & fishing shows lower representation at 0.8%. The area may have limited local job opportunities, as indicated by the difference between Census working population and resident population counts.

Over the year to December 2025, labour force levels decreased by 1.4%, employment fell by 0.8%, causing unemployment to drop by 0.6 percentage points. In comparison, Regional NSW saw employment fall by 1.2%, labour force contract by 0.8%, and unemployment rise by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Raymond Terrace's employment mix suggests local job growth could reach 6.1% in five years and 12.9% in ten years, though these are simple extrapolations for illustrative purposes without considering localized population projections.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2023 shows Raymond Terrace had a median income among taxpayers of $45,993 and an average level of $55,866. This is lower than national averages of $52,390 and $65,215 in Regional NSW respectively. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates for Raymond Terrace would be approximately $50,739 (median) and $61,631 (average) as of March 2026. According to the 2021 Census, incomes in Raymond Terrace fall between the 20th and 80th percentiles nationally for households, families, and individuals. Income analysis reveals 31.4% of the population (4,376 individuals) have incomes within the $1,500 - $2,999 range, similar to the regional average of 29.9%. Housing affordability pressures are severe in Raymond Terrace, with only 81.0% of income remaining after housing costs, ranking at the 17th percentile nationally.

Raymond Terrace is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Raymond Terrace's dwellings were 83.2% houses and 16.8% other types (semi-detached, apartments, 'other') in the latest Census, compared to Regional NSW's 82.6% houses and 17.4% others. Home ownership in Raymond Terrace was 26.7%, with mortgaged dwellings at 32.8% and rented ones at 40.5%. The median monthly mortgage repayment was $1,517, below Regional NSW's average of $1,733. Median weekly rent was $325, compared to Regional NSW's $330. Nationally, Raymond Terrace's mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Raymond Terrace has a typical household mix, with a higher-than-average median household size

Family households comprise 68.6% of all households, including 25.5% couples with children, 23.0% couples without children, and 18.8% single parent families. Non-family households account for the remaining 31.4%, with lone person households at 28.3% and group households comprising 3.1%. The median household size is 2.5 people, larger than the Regional NSW average of 2.4.

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

The area's university qualification rate is 9.5%, significantly lower than the NSW average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 6.8%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.1%). Trade and technical skills are prominent, with 42.4% of residents aged 15+ holding vocational credentials - advanced diplomas (9.1%) and certificates (33.3%).

Educational participation is high at 29.4%, including 11.3% in primary education, 8.9% in secondary education, and 2.9% pursuing tertiary education.

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

Raymond Terrace has 139 active public transport stops, all of which are bus stops. These stops are served by 97 different routes that together facilitate 2,254 weekly passenger trips. The average distance to the nearest stop for residents is 144 meters, indicating excellent transport accessibility. As a predominantly residential area, most commuting is outward-bound, with cars being the primary mode of transport at 95%. On average, there are 1.3 vehicles per dwelling, which is below the regional average. According to the 2021 Census, 14% of residents work from home, a figure that may be influenced by COVID-19 conditions.

The service frequency averages 322 trips per day across all routes, resulting in approximately 16 weekly trips per stop. A map accompanies this information, displaying the 100 nearest stops to the location's centrepoint.

Health performance in Raymond Terrace is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Raymond Terrace faces significant health challenges, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence. A variety of health conditions affect both younger and older age groups. Private health cover is relatively low at approximately 49% of the total population (around 6,839 people), compared to 51.9% in Regional NSW and a national average of 55.7%.

Mental health issues and asthma are the most common conditions, affecting 13.2% and 9.9% of residents respectively. However, 58.2% of residents report having no medical ailments, compared to 63.3% in Regional NSW. The working-age population faces notable health challenges due to high chronic condition rates. The area has 17.6% of residents aged 65 and over (2,453 people), lower than the 23.4% in Regional NSW. Health outcomes among seniors present some challenges, generally aligned with national rankings.

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

Raymond Terrace had a cultural diversity index of 79.3, indicating below average diversity. As of the 2016 Census, 91.9% of its population were Australian citizens, born in Australia (91.8%) and spoke English only at home (96.2%). Christianity was the predominant religion, with 53.2% adherents, compared to 55.9% across Regional NSW.

The top three ancestry groups were Australian (31.9%), English (31.0%), and Australian Aboriginal (8.3%). Notable differences included Welsh (0.6%, vs regional 0.5%), Samoan (0.2%, vs 0.1%), and Macedonian (0.1%, vs 0.4%) populations.

Raymond Terrace's population is slightly younger than the national pattern

The median age in Raymond Terrace is 37 years, which is lower than Regional NSW's average of 43 years and close to the national average of 38 years. The age profile shows that individuals aged 25-34 are prominent at 14.4%, while those aged 65-74 make up a smaller proportion at 9.8%. Between 2021 and present, the 25-34 age group has increased from 13.1% to 14.4%, and the 35-44 cohort has risen from 12.2% to 13.3%. Conversely, the 5-14 age group has decreased from 14.8% to 12.5%. By 2041, demographic projections indicate that the 25-34 age cohort is expected to increase by 678 people (34%), rising from 2,007 to 2,686. Meanwhile, both the 15-24 and 65-74 age groups are projected to decrease in numbers.