Salamander Bay

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

The Salamander Bay statistical area (Lv2) had an estimated population of 4,988 as of November 2025, based on ABS population updates and AreaSearch validations. This figure reflects a decrease of 3 people since the 2021 Census, which recorded a population of 4,991. The resident population estimate by AreaSearch in June 2024 was 4,947, with an additional 11 validated new addresses contributing to the current total. This results in a population density ratio of 582 persons per square kilometer. Overseas migration accounted for approximately 98.0% of overall population gains in recent periods.

AreaSearch uses 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 from 2032 to 2041. According to these projections, the Salamander Bay (SA2) is expected to grow by 499 persons to reach a total population of 5,487 by 2041, reflecting an increase of 11.3% over the 17-year period. This growth rate is just below the median for regional areas nationally.

AreaSearch assessment of residential development drivers sees a low level of activity in Salamander Bay, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis shows Salamander Bay recorded around 6 residential properties granted approval annually. Over the past 5 financial years, from FY-21 to FY-25, approximately 30 homes were approved, with an additional 2 approved so far in FY-26. This results in an average of 2.9 new residents per year gained for each dwelling built during this period.

The average construction cost value of new homes is $721,000, indicating a focus on the premium market segment. In FY-26, commercial development approvals totaled $1.3 million, suggesting a predominantly residential focus. Compared to Rest of NSW, Salamander Bay has markedly lower building activity, with an 81.0% reduction below the regional average per person. This scarcity typically strengthens demand and prices for existing properties. Nationally, the area's development activity is also below average, which reflects its maturity and possible planning constraints. New development in Salamander Bay consists of 43.0% detached dwellings and 57.0% medium to high-density housing. This shift from the area's existing housing composition (currently 60.0% houses) indicates decreasing availability of developable sites and reflects changing lifestyles and demand for more diverse, affordable housing options.

The estimated population per dwelling approval in Salamander Bay is 1440 people, reflecting its quiet, low activity development environment. According to the latest AreaSearch quarterly estimate, Salamander Bay is expected to grow by 563 residents through to 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Salamander Bay has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

The performance of an area can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified four projects that are expected to impact the area. Among these key projects are the 100 Salamander Way Residential Development, the Salamander Bay Town Centre Place Plan, the Salamander Bay Shopping Centre Expansion, and the Central Avenue Salamander Bay Retail Development. The following list details those projects likely to be 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.

Despite maintaining a low unemployment rate of 3.3%, Salamander Bay has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Salamander Bay has a balanced workforce with both white and blue collar jobs, prominent tourism and hospitality sectors, and an unemployment rate of 3.3%. As of September 2025, 1,882 residents are employed, which is 0.5% below the Rest of NSW's rate of 3.8%, but workforce participation lags at 42.7% compared to Rest of NSW's 56.4%.

The dominant employment sectors among residents include health care & social assistance, accommodation & food, and retail trade. Salamander Bay has a particularly notable concentration in accommodation & food, with employment levels at 1.6 times the regional average. Conversely, agriculture, forestry & fishing is under-represented, with only 1.1% of Salamander Bay's workforce compared to 5.3% in Rest of NSW. The area may offer limited local employment opportunities, as indicated by the count of Census working population vs resident population.

From September 2024 to September 2025, labour force decreased by 2.5% and employment decreased by 2.4%, leaving unemployment broadly flat. In comparison, Rest of NSW recorded an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data to 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.2% over ten years. Applying these projections to Salamander Bay's employment mix suggests local employment should increase by 6.4% over five years and 13.2% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

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

The suburb of Salamander Bay had a median taxpayer income of $39,096 and an average income of $55,698 in the financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This is lower than the national average median income of $52,390 and average income of $65,215 for Rest of NSW. By September 2025, estimated median and average incomes in Salamander Bay would be approximately $42,560 and $60,633 respectively, based on a Wage Price Index growth of 8.86% since financial year 2023. In the 2021 Census, household, family and personal incomes in Salamander Bay fell between the 7th and 11th percentiles nationally. The $400 - $799 earnings band captured 28.4% of the Salamander Bay community (1,416 individuals), unlike regional levels where the $1,500 - $2,999 band dominated with 29.9%. Housing affordability pressures were severe in Salamander Bay, with only 83.4% of income remaining after housing costs, ranking at the 9th percentile.

Salamander Bay displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Dwelling structure in Salamander Bay, as per the latest Census, consisted of 60.0% houses and 40.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 81.1% houses and 18.9% other dwellings. Home ownership in Salamander Bay stood at 52.9%, with the rest being mortgaged (23.7%) or rented (23.4%). The median monthly mortgage repayment was $1,733, aligning with Non-Metro NSW's average, while the median weekly rent was $380, compared to Non-Metro NSW's $360. Nationally, Salamander Bay's mortgage repayments were lower than the Australian average of $1,863, and rents exceeded the national figure of $375.

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

Family households account for 64.6% of all households, including 18.8% couples with children, 34.6% couples without children, and 10.1% single parent families. Non-family households constitute the remaining 35.4%, with lone person households making up 33.9% and group households comprising 1.5%. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.4.

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

The area's university qualification rate is 16.3%, significantly lower than NSW's average of 32.2%. This discrepancy presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 11.8%, followed by postgraduate qualifications (2.7%) and graduate diplomas (1.8%). Trade and technical skills are prevalent, with 43.2% of residents aged 15 and above holding vocational credentials – advanced diplomas at 11.8% and certificates at 31.4%.

Notably, 22.6% of the population is actively engaged in formal education, including 8.0% in primary, 7.1% in secondary, and 2.7% in tertiary education.

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

Transport analysis shows 67 active public transport stops in Salamander Bay, all of which are bus stops. These stops are served by 81 different routes that together facilitate 1008 weekly passenger trips. The average distance from residents to the nearest stop is 163 meters, indicating excellent transport accessibility.

On average, there are 144 trips per day across all routes, equating to approximately 15 weekly trips per individual stop.

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

Critical health challenges are evident across Salamander Bay, with various health conditions affecting both younger and older age cohorts. The rate of private health cover stands at approximately 49% of the total population (~2,444 people), lower than the national average of 55.7%.

The most prevalent medical conditions in the area are arthritis and mental health issues, impacting 15.3 and 9.2% of residents respectively. Conversely, 54.4% of residents declared themselves completely clear of medical ailments, compared to 59.3% across Rest of NSW. As of 2021, the area has 39.4% of residents aged 65 and over (1,965 people), which is higher than the 28.1% in Rest of NSW. Health outcomes among seniors present some challenges, performing even better than the general population in health metrics.

Salamander Bay is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Salamander Bay, as per the census data from June 2016, exhibited low cultural diversity with 84.2% of its residents born in Australia, 91.6% being citizens, and 95.7% speaking English only at home. Christianity was the predominant religion, comprising 61.1% of Salamander Bay's population, compared to 57.4% across the Rest of NSW. The top three ancestry groups were English (35.2%), Australian (28.2%), and Irish (9.5%).

Notably, Scottish ancestry was proportionally higher in Salamander Bay at 9.4%, compared to 8.3% regionally, while Welsh (0.7%) and Maltese (0.7%) were also represented but not significantly different from regional averages.

Salamander Bay ranks among the oldest 10% of areas nationwide

The median age in Salamander Bay is 57 years, which is significantly higher than Rest of NSW's average of 43 years, and substantially exceeds the Australian median of 38 years. Compared to Rest of NSW, Salamander Bay has a higher concentration of residents aged 75-84 (16.3%) but fewer residents aged 25-34 (7.0%). This concentration of 75-84 year-olds is well above the national average of 6.0%. According to post-2021 Census data, the age group of 15 to 24 has grown from 8.6% to 9.5%, while the age group of 5 to 14 has declined from 9.7% to 8.7%. Looking ahead to the year 2041, demographic projections reveal significant shifts in Salamander Bay's age structure. The age cohort of 85+ is projected to increase markedly, expanding by 278 people (92%) from 304 to 583. Demographic aging continues as residents aged 65 and older represent 74% of anticipated growth. Meanwhile, the age groups of 5 to 14 and 15 to 24 are expected to experience population declines.