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

Raymond Terrace's population is estimated at around 14,095 as of Feb 2026. This reflects an increase of 642 people since the 2021 Census, which reported a population of 13,453 people. The change was inferred from AreaSearch's estimation of the resident population at 13,863 following examination of ABS's latest ERP data release in June 2024 and an additional 121 validated new addresses since the Census date. This level of population equates to a density ratio of 348 persons per square kilometer. Raymond Terrace's 4.8% growth since census positions it within 0.7 percentage points of its SA3 area (5.5%). Population growth was primarily driven by interstate migration contributing approximately 45.0% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors.

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. Demographically, an above median population growth of non-metropolitan areas nationally is projected, with Raymond Terrace expected to grow by 2,416 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 15.5% in total over the 17 years.

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

Raymond Terrace has seen approximately 38 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, from FY-21 to FY-25, around 192 homes were approved, with an additional 10 approved so far in FY-26. Each year, an average of 3.9 people have moved to the area for each dwelling built during this period.

This high demand outpaces supply, typically putting upward pressure on prices and increasing competition among buyers. New properties are constructed at an average expected cost value of $299,000. In FY-26, $23.7 million in commercial development approvals have been recorded, indicating moderate levels of commercial development. Compared to the rest of NSW, Raymond Terrace has significantly less development activity, with 55.0% below the regional average per person. This constrained new construction usually reinforces demand and pricing for existing dwellings.

Nationally, new building activity in Raymond Terrace is also lower, reflecting market maturity and possible development constraints. The area shows 74.0% detached houses and 26.0% medium and high-density housing, maintaining its traditional low density character with a focus on family homes appealing to those seeking space. With an estimated 520 people per dwelling approval, Raymond Terrace has a quiet, low activity development environment. Population forecasts indicate the area will gain approximately 2,184 residents by 2041 (based on the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 13 projects that could impact the area. Notable 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.

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 assessment indicates Raymond Terrace faces employment challenges relative to the majority of Australian markets

Raymond Terrace has a balanced workforce comprising white and blue collar jobs. Manufacturing and industrial sectors are prominent. The unemployment rate is 9.2%.

Employment stability has been relative over the past year. As of December 2025, 5807 residents are employed, with an unemployment rate of 5.3%, which is 1.4 percentage points higher than Regional NSW's rate of 3.9%. Workforce participation stands at 56.8%, lower than Regional NSW's 61.3%. Home-based work accounts for 14% of jobs, considering Covid-19 impacts.

Key employment sectors are health care & social assistance, retail trade, and construction. The area specializes in transport, postal & warehousing, with an employment share 1.8 times the regional average, but agriculture, forestry & fishing is less represented at 0.8%. Local employment opportunities seem limited based on resident population vs working population data. Between December 2024 and December 2025, labour force levels decreased by 0.7% alongside a 0.1% employment decline, lowering the unemployment rate by 0.6 percentage points. In contrast, Regional NSW saw a 1.2% employment decline and a 0.8% labour force decrease, with a 0.4 percentage point rise in unemployment. National employment forecasts from Jobs and Skills Australia indicate growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Raymond Terrace's employment mix suggests local jobs should increase by 6.1% over five years and 12.9% over ten years, though this is a simplified extrapolation for illustrative purposes.

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

AreaSearch's latest postcode level ATO data for financial year 2023 shows that income in Raymond Terrace is below the national average. The median income is $45,993 and the average income stands at $55,866. This contrasts with Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates for Raymond Terrace would be approximately $50,068 (median) and $60,816 (average) as of September 2025. Census 2021 income data shows that household, family and personal incomes in Raymond Terrace all fall between the 20th and 20th percentiles nationally. Income brackets indicate that the $1,500 - 2,999 earnings band captures 31.4% of the community (4,425 individuals), similar to the metropolitan region where this cohort represents 29.9%. Housing affordability pressures are severe in Raymond Terrace, 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), compared to Regional NSW's 83.2% houses and 17.4% other dwellings. Home ownership in Raymond Terrace was at 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 are 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 make up 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%. Bachelor degrees are most common among those with higher education qualifications at 6.8%, followed by postgraduate qualifications at 1.6% and graduate diplomas at 1.1%. Vocational credentials are prevalent, with 42.4% of residents aged 15 and above holding them. Advanced diplomas account for 9.1% and certificates for 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 serving buses. These stops are covered by 97 different routes, offering a total of 2,254 weekly passenger trips. The area's transport accessibility is rated excellent, with residents typically living just 144 meters from the nearest stop. Most residents commute outward daily due to its residential nature. Cars remain the dominant mode of transport, 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 have been influenced by COVID-19 conditions. The service frequency averages 322 trips per day across all routes, equating to approximately 16 weekly trips per stop. A map accompanies this data, showing 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 identified by AreaSearch's assessment of mortality rates and chronic condition prevalence. Multiple health conditions impact both younger and older age groups. Private health cover is relatively low at approximately 49% (~6,916 people), compared to Regional NSW's 51.9% and the national average of 55.7%.

Mental health issues affect 13.2% of residents, while asthma impacts 9.9%. Conversely, 58.2% report no medical ailments, compared to Regional NSW's 63.3%. Working-age residents face notable health challenges due to elevated chronic condition rates. The area has 16.9% of residents aged 65 and over (2,382 people), lower than Regional NSW's 23.4%. Health outcomes among seniors present some challenges, generally in line 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's cultural diversity was found to be below average, with 91.9% of its population being Australian citizens, 91.8% born in Australia, and 96.2% speaking English only at home. Christianity was the predominant religion in Raymond Terrace, comprising 53.2% of the population, compared to 55.9% across Regional NSW. The top three ancestry groups were Australian (31.9%), English (31.0%), and Australian Aboriginal (8.3%).

Notably, Welsh (0.6%) was overrepresented in Raymond Terrace compared to regional levels (0.5%), as were Samoan (0.2% vs 0.1%) and Macedonian (0.1% vs 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 Regional NSW's average of 43 years and also younger than Australia's median age of 38 years. The 25-34 age group constitutes 15.1% of the population in Raymond Terrace, a higher percentage compared to Regional NSW. Conversely, the 65-74 age cohort makes up 9.4% of the population, which is less prevalent than in Regional NSW. According to post-2021 Census data, the 25-34 age group has increased from 13.1% to 15.1%, while the 35-44 cohort has risen from 12.2% to 13.4%. Meanwhile, the 5-14 age group has decreased from 14.8% to 12.6% and the 45-54 age group has fallen from 12.2% to 10.9%. Population forecasts for 2041 indicate substantial demographic changes in Raymond Terrace, with the 25-34 age group expected to grow by 35%, reaching 2,874 people from its current total of 2,128. Conversely, the 65-74 and 55-64 age cohorts are projected to experience population declines.