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

As of Feb 2026, Salamander Bay's population is estimated at around 5,010, reflecting a 19 person increase (0.4%) since the 2021 Census which reported 4,991 people. This change was inferred from AreaSearch validation of resident population data from June 2024 ABS ERP release and additional new addresses since the Census date. The population density is 585 persons per square kilometer. Overseas migration contributed approximately 98.0% of recent population gains in Salamander Bay. For projections, AreaSearch uses ABS/Geoscience Australia data released in 2024 with a base year of 2022 for covered SA2 areas and NSW State Government's SA2 level projections released in 2022 with a base year of 2021 for non-covered areas.

Growth rates by age group are applied to all areas from 2032 to 2041. By 2041, Salamander Bay is projected to grow by 632 persons, reflecting a 13.1% increase over the 17 years.

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 of ABS building approval numbers in Salamander Bay shows around 6 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, approximately 30 homes were approved, with an additional 2 approved so far in FY-26. On average, each dwelling built over this period gained 2.9 new residents per year, indicating solid demand that supports property values.

New homes are being constructed at an average expected construction cost value of $721,000, targeting the premium market segment with higher-end properties. In FY-26, $1.3 million in commercial development approvals have been recorded, suggesting a predominantly residential focus. Compared to Rest of NSW, Salamander Bay records markedly lower building activity, 81.0% below the regional average per person. This scarcity typically strengthens demand and prices for existing properties. Nationally, this activity is also below average, reflecting the area's maturity and possible planning constraints. New development consists of 43.0% detached dwellings and 57.0% medium and high-density housing, providing accessible entry options appealing to downsizers, investors, and entry-level buyers. This represents a shift from the area's existing housing composition, which is currently 60.0% houses.

The estimated count of 1440 people in the area per dwelling approval reflects its quiet, low activity development environment. According to the latest AreaSearch quarterly estimate, Salamander Bay is expected to grow by 654 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

Four projects identified by AreaSearch are expected to impact the area significantly: 100 Salamander Way Residential Development, Salamander Bay Town Centre Place Plan, Salamander Bay Shopping Centre Expansion, and Central Avenue Salamander Bay Retail Development.

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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 across white and blue collar jobs, with tourism and hospitality sectors prominent. Its unemployment rate is 3.3%, as per AreaSearch's statistical area data aggregation in September 2025. There are 1,900 residents employed, with an unemployment rate of 0.5% lower than Rest of NSW's 3.8%.

Workforce participation is significantly lower at 45.4%, compared to Rest of NSW's 61.5%. According to Census responses, 23.7% of residents work from home, potentially influenced by Covid-19 lockdowns. Dominant employment sectors are health care & social assistance, accommodation & food, and retail trade. Salamander Bay has a notable concentration in accommodation & food, with employment levels at 1.6 times the regional average.

Conversely, agriculture, forestry & fishing is under-represented, comprising only 1.1% of its workforce compared to Rest of NSW's 5.3%. The area may offer limited local employment opportunities, as indicated by the difference between Census working population and resident population. Between September 2024 and September 2025, Salamander Bay saw a labour force decrease of 2.3% and employment decrease of 2.2%, leading to a slight fall in unemployment (0.1 percentage points). In comparison, Rest of NSW had an employment decline of 0.5%, labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Salamander Bay. Applying these projections to the local employment mix indicates a predicted increase in local employment by 6.4% over five years and 13.2% over ten years, though these are simple extrapolations for illustrative purposes and do 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 financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This is lower than the national averages of $52,390 for median income and $65,215 for average income in Rest of NSW. By September 2025, estimates suggest Salamander Bay's median income will be approximately $42,560 and average income $60,633, based on a Wage Price Index growth rate of 8.86% since financial year 2023. In the 2021 Census, incomes in Salamander Bay were between the 7th and 11th percentiles nationally for households, families, and individuals. The $400-$799 income bracket included 28.4% of Salamander Bay's population (1,422 individuals), unlike regional levels where the $1,500-$2,999 bracket 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 nationally.

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

Dwelling structure in Salamander Bay, as evaluated at the 2016 Census, comprised 60.0% houses and 40.0% other dwellings. In Non-Metro NSW, this was 82.6% houses and 17.4% other dwellings. Home ownership in Salamander Bay was 52.9%, with the rest mortgaged at 23.7% or rented at 23.4%. The median monthly mortgage repayment was $1,733, similar to Non-Metro NSW's average. The median weekly rent was $380, compared to Non-Metro NSW's $330. Nationally, Salamander Bay's mortgage repayments were lower at $1,733 than the Australian average of $1,863, while rents were higher at $380 than the national figure of $375.

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

Family households constitute 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 account for the remaining 35.4%, with lone person households at 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 the NSW average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most prevalent at 11.8%, followed by postgraduate qualifications (2.7%) and graduate diplomas (1.8%). Vocational credentials are also prominent, with 43.2% of residents aged 15 and above holding them, including advanced diplomas (11.8%) and certificates (31.4%).

A significant portion of the population is actively engaged in education, with 22.6% pursuing formal education. This includes 8.0% in primary education, 7.1% in secondary education, 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

Public transport analysis shows 67 active stops operating within Salamander Bay, offering a mix of bus services. These stops are served by 81 individual routes, collectively providing 1,008 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 163 metres from the nearest stop. Most residents commute outward due to Salamander Bay's primarily residential nature. Car remains the dominant mode of transport at 95%. Vehicle ownership averages 1.1 per dwelling, below the regional average.

According to the 2021 Census, 23.7% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 144 trips per day across all routes, equating to approximately 15 weekly trips per individual stop.

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

Salamander Bay faces significant health challenges according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are substantial across both younger and older age groups. Private health cover is relatively low at approximately 49% of the total population (~2,455 people), compared to 51.9% in Rest of NSW and the national average of 55.7%.

The most common medical conditions are arthritis (affecting 15.3% of residents) and mental health issues (9.2%). Meanwhile, 54.4% of residents claim to be completely clear of medical ailments, compared to 63.3% in Rest of NSW. Working-age population health challenges include elevated chronic condition rates. The area has a higher proportion of seniors aged 65 and over at 39.8%, with 1,993 people, compared to 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, broadly in line with national rankings for the general population.

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 conducted on the 27th day of August in the year two thousand twenty-one, exhibited a cultural diversity below average. The population born in Australia constituted 84.2%, with 91.6% being citizens and 95.7% speaking English exclusively at home. Christianity was identified as the predominant religion, comprising 61.1% of Salamander Bay's population, compared to 55.9% across the Rest of NSW.

The top three parental ancestry groups in Salamander Bay were English (35.2%), Australian (28.2%), and Irish (9.5%). Notably, Scottish ancestry was overrepresented at 9.4%, compared to 8.0% regionally, Welsh at 0.7% versus 0.5%, and Maltese at 0.7% against 0.4%.

Salamander Bay ranks among the oldest 10% of areas nationwide

The median age in Salamander Bay is 57, which is significantly higher than Rest of NSW's average of 43 and substantially exceeds the Australian median of 38. Compared to Rest of NSW, Salamander Bay has a higher concentration of residents aged 75-84 (16.2%) but fewer residents aged 25-34 (7.1%). This concentration of 75-84 year-olds is well above the national average of 6.1%. According to post-2021 Census data, the population aged 15-24 has grown from 8.6% to 9.4%, while the 5-14 age group has declined from 9.7% to 8.4% and the 55-64 age group has dropped from 14.5% to 13.4%. By 2041, demographic projections show significant shifts in Salamander Bay's age structure. The population aged 85+ is projected to increase markedly, expanding by 271 people (87%) from 310 to 582. Demographic aging continues as residents aged 65 and older represent 71% of anticipated growth. Meanwhile, the populations aged 5-14 and 15-24 are expected to experience declines.