Raymond Terrace

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

Based on ABS population updates and AreaSearch validation, the population of Raymond Terrace was estimated at around 14,095 as of February 2026. This reflected an increase of 642 people since the 2021 Census, which reported a population of 13,453. The change was inferred from AreaSearch's resident population estimate of 13,863 following examination of the latest ERP data release by the ABS in June 2024 and an additional 121 validated new addresses since the Census date. This resulted in a density ratio of 348 persons per square kilometer. Raymond Terrace's growth rate of 4.8% since census was within 0.7 percentage points of its SA3 area, indicating competitive growth fundamentals. Population growth was primarily driven by interstate migration contributing approximately 45.0% of overall population gains during recent periods.

AreaSearch is adopting 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, released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. Based on aggregated SA2-level projections, the suburb is expected to increase by 2,445 persons to 2041, reflecting an overall increase of 17.3% over the 17-year period.

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

AreaSearch analysis of ABS building approval numbers shows Raymond Terrace averaged around 38 new dwelling approvals per year over the past five financial years, totalling an estimated 193 homes. As of FY26, 4 approvals have been recorded. The average number of new residents per home built in the area between FY21 and FY25 is 3.9. This demand exceeds supply, typically leading to price growth and increased buyer competition.

New properties are constructed at an average value of $299,000. In FY26, there have been $23.7 million in commercial approvals, indicating moderate levels of commercial development. Compared to the rest of NSW, Raymond Terrace has 55.0% lower building activity per person. This scarcity of new homes strengthens demand and prices for existing properties. The area's development is also below national average, suggesting maturity and possible planning constraints.

New development consists of 74.0% detached dwellings and 26.0% attached dwellings, preserving the area's low density nature with a focus on detached housing attracting space-seeking buyers. The estimated population per dwelling approval in the area is 510 people. Future projections show Raymond Terrace adding 2,433 residents by 2041. If current construction levels persist, housing supply may lag population growth, intensifying buyer competition and underpinning price growth.

Raymond Terrace 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 13 projects likely to impact the area. Key projects include Raymond Terrace Indoor Sports Facility, Raymond Terrace Public Domain Plan, Tomago Battery Energy Storage System (BESS), and Raymond Terrace Housing Delivery Program. The following list details those most relevant.

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

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

Raymond Terrace has a balanced workforce comprising white and blue collar jobs, with manufacturing and industrial sectors prominent. Its unemployment rate is 9.2%, as per AreaSearch's aggregation of statistical area data. As of September 2025, 5,775 residents are employed, but the unemployment rate is higher than Rest of NSW's by 5.4% (3.8%).

Workforce participation is lower at 56.9%. Moderate home working prevalence was noted, with 14.0% of residents doing so, potentially influenced by Covid-19 lockdowns. Key employment sectors are health care & social assistance, retail trade, and construction. Notably, transport, postal & warehousing has high representation at 1.8 times the regional average, while agriculture, forestry & fishing is lower at 0.8%.

Limited local employment opportunities are suggested by Census data comparisons of working population versus resident population. Between September 2024 and September 2025, labour force decreased by 2.6% and employment fell by 2.3%, reducing unemployment by 0.3 percentage points. In contrast, Rest of NSW saw employment fall by 0.5%, labour force contract by 0.1%, and unemployment rise by 0.4 percentage points. Jobs and Skills Australia's May-25 national employment forecasts project overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Raymond Terrace's specific industry mix suggests local employment could increase by 6.1% over five years and 12.9% over ten years, though this is a simple extrapolation for illustrative purposes only.

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

In financial year 2023, Raymond Terrace's median income among taxpayers was $45,993, with an average level of $55,866. Nationally, the median income stood at $52,390 and the average at $65,215 for Rest of NSW respectively. By September 2025, estimates suggest a median income of approximately $50,068 and an average of $60,816 in Raymond Terrace, based on Wage Price Index growth of 8.86% since financial year 2023. The 2021 Census revealed that household, family, and personal incomes in Raymond Terrace all fell between the 20th and 20th percentiles nationally. Income analysis showed that 31.4% of the population (4,425 individuals) had incomes within the $1,500 - $2,999 range, mirroring the region where 29.9% occupied this bracket. Housing affordability pressures were severe, with only 81.0% of income remaining, ranking at the 17th percentile.

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

Raymond Terrace's dwelling structures, as per the latest Census, consisted of 83.2% houses and 16.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compared to Non-Metro NSW's 83.2% houses and 17.4% other dwellings. Home ownership in Raymond Terrace stood at 26.7%, with mortgaged dwellings at 32.8% and rented ones at 40.5%. The median monthly mortgage repayment was $1,517, lower than Non-Metro NSW's average of $1,733. Median weekly rent in Raymond Terrace was $325, compared to Non-Metro NSW's $330. Nationally, Raymond Terrace's mortgage repayments were significantly lower at $1,517 versus Australia's 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, which is larger than the Rest of 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%. Bachelor degrees are most common at 6.8%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.1%). Vocational credentials are prevalent, with 42.4% of residents aged 15+ holding such qualifications - advanced diplomas at 9.1% and certificates at 33.3%. Educational participation is high, with 29.4% of residents currently enrolled in formal education.

This includes 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 serviced by 97 different routes that together provide 2,254 weekly passenger trips. The average distance from a resident's home to the nearest transport stop is 144 meters, indicating excellent transport accessibility. Most residents commute outward due to Raymond Terrace being primarily residential. Cars remain the dominant mode of transportation, used by 95% of residents. On average, there are 1.3 vehicles per dwelling, which is below the regional average.

According to the 2021 Census, 14.0% 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, equating to approximately 16 weekly trips per individual stop. A map accompanies this analysis and shows the locations of 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. Mortality rates and chronic condition prevalence are high across various health conditions affecting both younger and older age groups. Private health cover is relatively low at approximately 49% of the total population (~6,916 people), compared to 51.9% in Rest of NSW and the national average of 55.7%.

Mental health issues and asthma are the most common medical conditions, affecting 13.2% and 9.9% of residents respectively. Conversely, 58.2% of residents report being completely free from medical ailments, compared to 63.3% in Rest of NSW. The working-age population faces notable health challenges due to elevated chronic condition rates. The area has 16.6% of residents aged 65 and over (2,339 people), lower than the 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, generally aligning 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 below average, with 91.9% citizens, 91.8% born in Australia, and 96.2% speaking English only at home. Christianity was the predominant religion, comprising 53.2%, compared to 55.9% across Rest of NSW. The top three ancestry groups were Australian (31.9%), English (31.0%), and Australian Aboriginal (8.3%).

Notably, Welsh (0.6%) and Samoan (0.2%) were overrepresented in Raymond Terrace compared to regional averages of 0.5% and 0.1%, respectively. Macedonian representation was lower at 0.1% compared to the regional average of 0.4%.

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

The median age in Raymond Terrace is 36 years, which is significantly lower than Rest of NSW's average of 43 years, and somewhat younger than Australia's median age of 38 years. The 25-34 age group comprises 15.0% of the population in Raymond Terrace, compared to a higher representation in Rest of NSW. Conversely, the 65-74 cohort makes up 9.4% of the population in Raymond Terrace. According to data from the Census conducted on 28 August 2021, the 25 to 34 age group has increased from 13.1% to 15.0%, while the 35 to 44 cohort has risen from 12.2% to 13.3%. However, the 5 to 14 age group has decreased from 14.8% to 12.5%, and the 45 to 54 age group has dropped from 12.2% to 10.9%. Population forecasts for the year 2041 indicate significant demographic changes in Raymond Terrace. The 25-34 age group is projected to grow by 38%, reaching a population of 2,913 from the current 2,114. Conversely, the 65-74 and 55-64 age cohorts are expected to experience population declines.