Anna Bay
A median age of 52 is the most distinctive number in Anna Bay, sitting 12 years above the national figure and anchoring almost every other pattern in the suburb. At $875,000, the median house price reflects a premium coastal market, yet household income lands in the 24.8th percentile nationally, meaning residents are asset-rich relative to their incomes. Outright ownership reaches 52.6%, well above the national average, pointing to a long-tenured base of debt-free owners rather than recent buyers. Population grew 21% since 2011, driven largely by internal migration of 86 people per year, and gentrification signals are emerging.
Population
4,221
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,189/wk
DAs (12 months)iDevelopment Applications lodged in the past year
56
Median House
$875K
2024-2025 (PSI derived)
The median house price sits at $875,000, and prices moved sharply from $815,000 in 2024 to $975,000 in 2025, a 19.6% rise in one year. Monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 33.7%, which is above the 30% stress threshold given household income in the 24.8th percentile nationally. The stock is overwhelmingly detached, with 85% separate houses and only 0.5% apartments, so buyers get genuine land but compete for limited variety. Three-bedroom homes dominate at 47.7%, with 4-plus bedroom at 27.1%. Outright owners at 52.6% far outnumber mortgage holders at 28.4%, suggesting most existing stock is held long-term and rarely turns over. The 11.5% vacancy rate is high compared to typical coastal markets and may reflect seasonal or holiday-use properties in the mix.
For Buyers
The median house price sits at $875,000, and prices moved sharply from $815,000 in 2024 to $975,000 in 2025, a 19.6% rise in one year. Monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 33.7%, which is above the 30% stress threshold given household income in the 24.8th percentile nationally. The stock is overwhelmingly detached, with 85% separate houses and only 0.5% apartments, so buyers get genuine land but compete for limited variety. Three-bedroom homes dominate at 47.7%, with 4-plus bedroom at 27.1%. Outright owners at 52.6% far outnumber mortgage holders at 28.4%, suggesting most existing stock is held long-term and rarely turns over. The 11.5% vacancy rate is high compared to typical coastal markets and may reflect seasonal or holiday-use properties in the mix.
For Investors
Renters make up only 18.9% of households, below the state average, which limits tenant demand in a market defined by owner-occupiers. Weekly rent of $390 against a $875,000 median implies a gross yield near 2.3%, modest but not unusual for a coastal NSW suburb. The vacancy rate of 11.5% is elevated and warrants attention: it likely reflects a mix of holiday lettings and properties held empty by retired owners. Rent grew 33.3% over the decade, well above income growth of 9.6%, compressing affordability to 63.8% by 2021. Development activity stands at 52 applications in the past 12 months, with recent lodgements including commercial works and caravan park alterations rather than new dwellings, so new supply pressure is limited. Net internal migration of 86 per year and forecast population growth of 1.28% annually through 2031 underpin steady demand.
Development Activity
Total DAs
299
Last 12 Months
56
YoY ChangeiYear-over-year change in DA lodgements
+3.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Anna Bay iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Anna Bay Public School
K-6 · 309 students
Demographics
The median age of 52 places Anna Bay 12 years above the national figure, with the senior share rising 13.2 points over the decade while the working-age share fell 4.3 points, an aging trajectory that is accelerating. Overseas-born residents account for 15.3%, which is 6.3 points below the national figure, and the ancestry profile is predominantly Anglo-Celtic: English (1,996), Scottish (536) and Irish (477) are the top three. University qualifications reach 16.9%, which is 13.2 points below the national average, consistent with the IEO decile 4 score for education and occupation. Average household size is 2.3, slightly below national, and couples without children account for 38.9% of families, reflecting the older demographic. Volunteering is relatively active at 15.2%, and 7.3% of residents require daily assistance, a figure that will likely grow given the aging trajectory.
Age Distribution
Bedrooms
Dwelling Structure
85.0%
Houses
13.7%
Townhouse
0.5%
Apartment
Tenure
Tenure is dominated by outright owners at 52.6%, more than double the renter share of 18.9%, with 28.4% on mortgages. This concentration of debt-free ownership is above the national average and signals a long-settled, asset-heavy population rather than a churn of new entrants. The stock is 85% separate houses with only 0.5% apartments, making Anna Bay one of the more detached-dominant suburbs in NSW. Three-bedroom homes account for 47.7% and four-plus bedroom for 27.1%, with only 2.7% being one-bedroom or studio. Prices rose from $815,000 in 2024 to $975,000 in 2025, a one-year gain of 19.6%. Mortgage-to-income at 33.7% and rent-to-income at 32.8% both exceed the 30% stress threshold, reflecting the mismatch between coastal asset values and local incomes in the 24.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$390
HH Size
2.3
Personal Income / wk
$612
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.5%
Unoccupied
223
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.8% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.7% stressed
Community Profile
Ancestry
Household Composition
38.9%
Couples, no children
3,294
Total families
Economy & Employment
Healthcare leads local employment at 17.1% (183 workers), followed by Construction at 16.1% (172) and Education at 10.8% (116), with Public Admin at 8.0% and Professional/Tech at 7.1%. By occupation, Community and Personal Service (244) is the top category, ahead of Professionals (226) and Clerical/Admin (192). The participation rate is 42.9%, below typical for a suburb this size, because 1,663 residents are not in the labour force, consistent with a large retired population at a median age of 52. Unemployment runs at 5.2% among those participating. SEIFA tells a nuanced story: the IER decile of 6 is higher than the IEO and IRSAD deciles of 4, because outright homeownership inflates economic resources even as education and occupation levels are below average nationally.
Unemployment
2.8%
Labour Force
2,940
Unemployed
83
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.1%
Part-time
38.7%
Participation
42.9%
Employed
1,461
Occupations
Top Industries
University
16.9%
Postgraduate
3.2%
Born Overseas
15.3%
Dwellings
1,694
Transport to Work
Car dependence is extreme: 88% of residents drive to work and only 1% use public transport, which is well below the state average and reflects limited bus and rail access in this coastal location. Walking and cycling account for 4.5%. The IRSAD decile of 4 indicates below-average relative advantage nationally, shaped by lower education levels and incomes rather than by safety or environmental factors. No schools are recorded within the suburb boundary, so families commute to nearby Nelson Bay or Port Stephens schools. The suburb lacks the disadvantage signals of lower-decile areas: 52.6% outright ownership and 15.2% volunteering point to social stability. Development activity of 52 applications in 12 months, including commercial and caravan park works, signals that local infrastructure is slowly expanding to meet the growing population.
Drive
88.0%
Public Transport
1.0%
Walk / Cycle
4.5%
Work from Home
N/A
Population Forecast
+1.28%/yr
(+88 people/yr)
EstablishedPopulation growth runs at 1.28% annually, adding roughly 88 people per year, and the medium forecast projects the SA2 reaching 7,333 by 2031 from 6,868 in 2025. Internal migration is the primary driver at a net 86 per year, with overseas migration adding 32, indicating the suburb appeals to domestic relocators, likely retirees and sea-changers, rather than international arrivals. The population grew 21% since 2011, well above many regional NSW suburbs. Gentrification scores at 33 with early signals: accelerating growth from 3% to 18% between periods, consistent net internal inflow, and affordability holding stable at 63.8% in 2021 versus 64.5% in 2011. Real income growth of 9.6% over the decade lags rent growth of 33.3%, a gap that may constrain future demand from lower-income renters.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+32
Net Internal / yr
+86
Gentrification Signal
Early signs
Population +21% since 2011, Net internal migration +86/yr, Accelerating: 3% → 18%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Anna Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Anna Bay a good suburb to live in?
Anna Bay suits retirees and owner-occupiers more than young families or renters. With 52.6% outright ownership, a median age of 52 (12 years above national) and 15.2% volunteering, the suburb has strong social stability. The main trade-offs are car dependence (88% drive), no schools within the boundary and a mortgage-to-income ratio of 33.7% for buyers.
What is the median house price in Anna Bay?
The median house price is $875,000, based on 2024-2025 data. Prices rose 19.6% from $815,000 in 2024 to $975,000 in 2025. Monthly mortgage repayments average $1,733. Weekly rent averages $390, putting rent-to-income at 32.8%, above the 30% stress threshold.
What schools are in Anna Bay?
No schools are recorded within the Anna Bay suburb boundary in this dataset. Families rely on schools in nearby Nelson Bay and the broader Port Stephens area. Locally, 16.9% of residents hold university qualifications, which is 13.2 points below the national average.
Is Anna Bay safe?
Detailed crime statistics are not available for Anna Bay in this dataset. As indirect indicators, the suburb scores IRSD decile 5, a mid-range disadvantage level, and 52.6% of properties are owned outright. Low resident turnover (77.7% stayed at the same address) is generally associated with community stability.
Is Anna Bay good for property investment?
Weekly rent of $390 against a $875,000 median gives a gross yield near 2.3%, modest but supported by 33.3% rent growth over the decade. The 11.5% vacancy rate is high and may reflect holiday-use properties. Net internal migration of 86 per year and a 1.28% annual population growth rate provide steady demand underpinning future capital growth.
How is Anna Bay's population changing?
Population is growing at 1.28% annually, adding about 88 people per year. The SA2 population reached 6,868 in 2025 and is forecast to hit 7,333 by 2031 under the medium scenario. Growth since 2011 is 21%, driven mainly by internal migration of 86 net arrivals per year. The suburb is aging: the senior share rose 13.2 points over the decade.
How much development is happening in Anna Bay?
There were 52 development applications lodged in the past 12 months. Recent examples include a commercial service station and food premises, a swimming pool and caravan park additions. Activity is moderate for a suburb this size and reflects incremental commercial growth rather than large residential supply additions.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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