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 May 2026, Salamander Bay's population is estimated to be around 4,903, reflecting a decrease of 88 people since the 2021 Census which reported a population of 4,991. This estimate is based on AreaSearch's validation of new addresses and analysis of ABS population updates for the broader area. The resident population is estimated at 4,897 by AreaSearch following examination of the latest ERP data release by the ABS in June 2025. This level of population equates to a density ratio of 572 persons per square kilometer. Population growth was primarily driven by overseas migration contributing approximately 98.0% of overall population gains during recent periods.

For projections, AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area as released in 2024 with a base year of 2022. For areas not covered, NSW State Government's SA2 level projections released in 2022 with a base year of 2021 are used. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Looking ahead, Salamander Bay is expected to grow by 487 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 9.8% in total over the 16-year period.

The level of residential development activity in Salamander Bay is very low in comparison to the average area assessed nationally by AreaSearch

Based on AreaSearch analysis of ABS building approval numbers, Salamander Bay has recorded around 6 residential properties granted approval annually. Over the past 5 financial years, from FY21 to FY25, approximately 33 homes were approved, with a further 2 approved so far in FY26. Despite population decline in recent years, development activity has been adequate relative to other areas.

New properties are constructed at an average value of $721,000, indicating developers target the premium market segment. In FY26, $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, 79.0% below the regional average per person. This scarcity typically strengthens demand and prices for existing properties. Development activity is also below national average, reflecting the area's maturity and possible planning constraints. New development consists of 43.0% detached dwellings and 57.0% medium to high-density housing. This trend provides accessible entry options appealing to downsizers, investors, and entry-level buyers, indicating decreasing availability of developable sites and changing lifestyles requiring diverse housing options.

The estimated population per dwelling approval is 1239 people, reflecting Salamander Bay's quiet, low activity development environment. Looking ahead, AreaSearch estimates the area will grow by 481 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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified four projects that could impact Salamander Bay: 100 Salamander Way Residential Development, Salamander Bay Town Centre Place Plan, Salamander Bay Shopping Centre Expansion, and Central Avenue Salamander Bay Retail Development. 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.

Despite maintaining a low unemployment rate of 3.7%, Salamander Bay has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Salamander Bay has a balanced workforce that includes both white and blue collar jobs. The tourism and hospitality sectors are prominent. As of December 2025, the unemployment rate is 3.7%, according to AreaSearch's aggregation of statistical area data.

There are 1,786 residents employed, with an unemployment rate of 0.3% lower than Regional NSW's rate of 3.9%. However, workforce participation lags significantly at 42.5% compared to Regional NSW's 60.5%. In Salamander Bay, a moderate 23.7% of residents work from home, as per Census responses. The dominant employment sectors are health care & social assistance, accommodation & food, and retail trade.

Notably, the area has a high 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 Regional NSW. The working population count indicates limited local employment opportunities. In the 12-month period ending December 2025, the labour force decreased by 1.8%, and employment decreased by 1.5%, leading to a fall in unemployment of 0.2 percentage points. This contrasts with Regional NSW's employment decline of 1.2% and unemployment rise of 0.4 percentage points. Jobs and Skills Australia's national employment forecasts, released in May-25, project national employment growth of 6.6% over five years and 13.7% 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. However, it is important to note that this extrapolation does not consider 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 below the national average for that period. In comparison, Regional NSW had a median income of $52,390 and an average income of $65,215 in the same year. Based on Wage Price Index growth of 10.32% since financial year 2023, estimates suggest approximately $43,131 (median) and $61,446 (average) as of March 2026. According to the 2021 Census, incomes in Salamander Bay fall between the 7th and 11th percentiles nationally for households, families, and individuals. The income bracket of $400 - $799 captures 28.4% of the community (1,392 individuals), differing from regional patterns where the $1,500 - $2,999 band dominates at 29.9%. Housing affordability pressures are 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

As of the latest Census evaluation, Salamander Bay's dwelling structure consisted of 60.0% houses and 40.0% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Regional NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Salamander Bay stood at 52.9%, with mortgaged dwellings at 23.7% and rented dwellings at 23.4%. The median monthly mortgage repayment was $1,733, aligning with Regional NSW's average, while the median weekly rent was $380, higher than Regional NSW's $330. Nationally, Salamander Bay's mortgage repayments were lower ($1,733 vs $1,863) and rents were higher ($380 vs $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% of the total. The median household size is 2.1 people, which is smaller than the Regional 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%. Bachelor degrees are the most common at 11.8%, followed by postgraduate qualifications (2.7%) and graduate diplomas (1.8%). Vocational credentials are prominent, with 43.2% of residents aged 15+ holding them, including advanced diplomas (11.8%) and certificates (31.4%). A total of 22.6% of the population is actively pursuing formal education, with 8.0% in primary, 7.1% in secondary, and 2.7% in tertiary education.

A substantial 22.6% of the population actively pursues formal education. This includes 8.0% in primary education, 7.1% in secondary education, and 2.7% pursuing tertiary education.

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

Transport analysis indicates 67 operational public transport stops within Salamander Bay, serving a mix of bus routes. These stops are covered by 81 individual routes, facilitating 1,008 weekly passenger trips in total. Transport accessibility is rated excellent, with residents located an average of 163 meters from the nearest stop. Predominantly residential, most residents commute outward, with car being the primary mode at 95%. Vehicle ownership averages 1.1 per dwelling, lower than the regional norm. According to the 2021 Census, 23.7% of residents work from home, potentially influenced by COVID-19 conditions.

Service frequency averages 144 trips daily across all routes, resulting in 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 cohorts. Private health cover is relatively low at approximately 49% of the total population (~2,402 people), compared to 51.9% in Regional NSW and the national average of 55.7%.

The most common medical conditions are arthritis (15.3%) and mental health issues (9.2%). Conversely, 54.4% of residents report being completely clear of medical ailments, compared to 63.3% in Regional NSW. Working-age residents face notable health challenges with elevated chronic condition rates. Salamander Bay has a higher proportion of seniors aged 65 and over at 41.5%, with 2,034 people, compared to 23.4% in Regional NSW. Health outcomes among seniors present some challenges, generally aligning 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's cultural diversity was below average, with 84.2% of its population 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 55.9% across Regional NSW. The top three ancestry groups were English (35.2%), Australian (28.2%), and Irish (9.5%).

Notably, Scottish ancestry was overrepresented at 9.4%, Welsh at 0.7%, and Maltese at 0.7%.

Salamander Bay ranks among the oldest 10% of areas nationwide

The median age in Salamander Bay is 57 years, which is significantly higher than Regional NSW's average of 43 years and substantially exceeds the Australian median of 38 years. Compared to Regional NSW, Salamander Bay has a higher proportion of residents aged 75-84 (17.1%), but fewer residents aged 25-34 (6.8%). This concentration of 75-84 year-olds is well above the national average of 6.1%. According to post-2021 Census data, the proportion of residents aged 75 to 84 has grown from 15.4% to 17.1%, while the proportion of residents aged 15 to 24 has increased from 8.6% to 10.1%. Conversely, the proportion of residents aged 45 to 54 has declined from 10.8% to 9.1%, and the proportion of residents aged 5 to 14 has dropped from 9.7% to 8.0%. Looking ahead to 2041, demographic projections show significant shifts in Salamander Bay's age structure. The number of residents aged 85 and older is projected to increase markedly, expanding by 263 people (81%) from 323 to 587. Demographic aging continues as residents aged 65 and older represent 77% of anticipated growth. Meanwhile, the populations of residents aged 5 to 14 and 15 to 24 are expected to decline.