Basin View
A vacancy rate of 14.9% in a suburb where 95.7% of dwellings are separate houses tells a story about seasonal demand rather than structural oversupply. Basin View sits in the Shoalhaven region of NSW with a population of 1,583 across 7.04 km2, giving a relatively low density of 224.9 people per km2. The median age of 48 is 8 years above the national figure, the highest-order signal in the brief: this is a suburb drawing retirees and sea-changers, not a growth suburb filling with young families. Household income sits at the 27.5th percentile nationally, well below average, yet 40.2% of residents own their home outright, reflecting accumulated wealth rather than current earnings.
Population
1,583
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,244/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Median House
$790K
2024-2025 (PSI derived)
The median house price reached $810,000 in 2025, up from $715,000 in 2024, a 13.3% rise in a single year. That pace sits above most regional NSW markets and reflects coastal demand that outpaces local incomes. Monthly mortgage repayments average $1,532, and the mortgage-to-income ratio of 28.4% stays just below the 30% stress threshold, making purchases technically serviceable but tight given household income at the 27.5th percentile nationally. The stock runs almost exclusively to separate houses at 95.7%, with 3-bedroom dwellings at 44.1% and 4-plus bedroom homes at 37.6%. Only 17.3% of dwellings have 2 bedrooms, so entry-level buyers face fewer small-home options compared to most NSW coastal markets.
For Buyers
The median house price reached $810,000 in 2025, up from $715,000 in 2024, a 13.3% rise in a single year. That pace sits above most regional NSW markets and reflects coastal demand that outpaces local incomes. Monthly mortgage repayments average $1,532, and the mortgage-to-income ratio of 28.4% stays just below the 30% stress threshold, making purchases technically serviceable but tight given household income at the 27.5th percentile nationally. The stock runs almost exclusively to separate houses at 95.7%, with 3-bedroom dwellings at 44.1% and 4-plus bedroom homes at 37.6%. Only 17.3% of dwellings have 2 bedrooms, so entry-level buyers face fewer small-home options compared to most NSW coastal markets.
For Investors
Weekly rent of $360 against a $810,000 median produces a gross yield near 2.3%, low by regional standards, because prices rose faster than rents over the past year. The 14.9% vacancy rate is a significant constraint: roughly 1 in 7 properties sits empty at any time, which is above typical investor targets and points to strong holiday-let competition rather than a tight permanent rental market. Only 19.3% of dwellings are rented, the third-lowest tenure category, as outright ownership at 40.2% dominates. Development activity recorded 14 applications in 12 months, modest for a 1,583-person suburb, with recent work including dual-occupancy and new dwelling certificates, suggesting some incremental densification.
Development Activity
Total DAs
84
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
-11.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Basin View iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Georges Basin Public School
K-6 · 365 students
Demographics
The median age of 48 is 8 years above the national figure, making Basin View one of the older communities in coastal NSW. Overseas-born residents reach 13.3%, which is 8.3 percentage points below the national average, and ancestry is strongly Anglo-Celtic: English (679), Irish (173) and Scottish (170) are the three leading groups. University qualifications at 16.2% run 13.9 points below the national figure, consistent with the sea-change profile of tradespeople, retirees and long-term coastal residents rather than knowledge-sector commuters. Average household size of 2.4 is slightly below national, reflecting the 35% couples-without-children family composition and the near-zero one-parent family count.
Age Distribution
Bedrooms
Dwelling Structure
95.7%
Houses
4.3%
Townhouse
N/A
Apartment
Tenure
Tenure is split between outright owners at 40.2% and mortgage holders at 40.4%, with renters a distant third at 19.3%. The near-equal outright and mortgaged split is unusual and reflects two distinct buyer cohorts: established residents who paid off properties during lower-price periods, and more recent buyers who borrowed at the current $810,000 median. Separate houses dominate at 95.7%, with semi-detached at just 4.3% and no recorded apartment stock. The price moved from $715,000 in 2024 to $810,000 in 2025, a 13.3% annual gain. Mortgage repayments at $1,532 per month and a mortgage-to-income ratio of 28.4% are below the stress threshold, though households sit at the 27.5th income percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,532
Rent / wk
$360
HH Size
2.4
Personal Income / wk
$620
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.9%
Unoccupied
105
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.4%
Community Profile
Ancestry
Household Composition
35.0%
Couples, no children
1,190
Total families
Economy & Employment
Healthcare leads local employment at 26.1% of workers (105 people), well above the sector's national share, followed by Construction at 17.1% (69) and Public Admin at 10.2% (41). The pattern reflects proximity to Shoalhaven's hospital network and the tradesperson workforce serving coastal housing demand. Unemployment sits at 6.0%, above national norms, and the participation rate of 48.3% is low because 574 residents are not in the labour force, consistent with the older median age of 48. Full-time employment accounts for 59.3% of employed persons. Rent and mortgage stress are absent, with rent-to-income at 28.9% and mortgage-to-income at 28.4%, both below the 30% threshold despite incomes sitting at the 27.5th percentile nationally.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.3%
Part-time
34.7%
Participation
48.3%
Employed
600
Occupations
Top Industries
University
16.2%
Postgraduate
3.2%
Born Overseas
13.3%
Dwellings
599
Transport to Work
Car dependence is the dominant transport pattern: 92.6% of residents drive to work, one of the higher rates in coastal NSW, and public transport use is not recorded. The walk and cycle share sits at 2.1%, limited by the low-density coastal layout. Safety data is not available in the dataset for Basin View. With 10.7% of residents (160 people) needing daily assistance, the care demand is above average and consistent with the median age of 48, which is higher than the national average by 8 years. The volunteering rate of 14.5% indicates moderate community participation. No schools are recorded within the Basin View boundary, so families depend on facilities in nearby Nowra and other Shoalhaven centres.
Drive
92.6%
Public Transport
N/A
Walk / Cycle
2.1%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Basin View compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Basin View a good suburb to live in?
Basin View suits retirees and sea-changers well: 40.2% of residents own outright, the median age of 48 is 8 years above the national figure, and 95.7% of homes are separate houses. Mortgage-to-income sits at 28.4%, below the 30% stress level. The main trade-offs are car dependence (92.6% drive) and no schools within the suburb boundary.
What is the median house price in Basin View?
The median house price reached $810,000 in 2025, up 13.3% from $715,000 in 2024. Monthly mortgage repayments average $1,532. Weekly rent is $360, implying a gross yield near 2.3% against the current median.
What schools are in Basin View?
No schools are recorded within the Basin View boundary in this dataset. The suburb's 1,583 residents rely on schools in Nowra and other nearby Shoalhaven centres. University qualifications locally are 16.2%, which is 13.9 percentage points below the national average.
Is Basin View safe?
Detailed crime statistics are not available for Basin View in this dataset. As a broader indicator, mortgage and rent stress are both below the 30% threshold, with mortgage-to-income at 28.4% and rent-to-income at 28.9%, suggesting the community is financially stable. About 10.7% of the 1,583 residents need daily assistance.
Is Basin View good for property investment?
Weekly rent of $360 against an $810,000 median gives a gross yield near 2.3%, modest by regional standards. The 14.9% vacancy rate is a key risk, indicating significant empty stock that competes with long-term rentals. Prices rose 13.3% in one year, but only 19.3% of dwellings are rented, limiting the tenant pool compared to higher-density markets.
How is Basin View's population changing?
Basin View's population is 1,583 with a turnover rate of 20.5%, meaning roughly 1 in 5 residents changed address in the past year. The median age of 48 is 8 years above national, and the high outright-ownership rate of 40.2% suggests a long-settled base being supplemented by coastal in-migrants rather than rapid organic growth.
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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