Batemans Bay
A 26.7% vacancy rate in a suburb where 57.5% of residents are renters tells you something important about Batemans Bay: this is a coastal town with a large seasonal and short-stay housing stock rather than a conventional residential market. The median age of 53 sits 13 years above the national figure, making it one of the most age-skewed communities on the NSW South Coast. Household income lands at just the 4.5th percentile nationally, well below average, yet median house prices reached $665,000 in 2025. That combination of low incomes and mid-range prices is the central tension shaping affordability and investment decisions here.
Population
1,573
Median Age
53.0
Household IncomeiMedian weekly household income (ABS Census)
$791/wk
DAs (12 months)iDevelopment Applications lodged in the past year
42
Median House
$665K
2024-2025 (PSI derived)
The median house price of $665,000 in 2025 represents a 5.6% fall from the 2024 peak of $699,000, giving buyers some entry-point relief compared to the recent high. Monthly mortgage repayments average $1,300, but mortgage-to-income sits at 38%, above the 30% stress threshold, because household incomes are at the 4.5th percentile nationally. Apartments make up 41.5% of stock versus 40.4% separate houses, an unusually even split for a coastal town. Two-bedroom dwellings dominate at 45.1% of all dwellings, with 3-bedroom at 32.1%, meaning family-sized stock is relatively scarce. Only 9.4% of households carry a mortgage, far lower than typical, because 33.0% own outright and 57.5% are renters.
For Buyers
The median house price of $665,000 in 2025 represents a 5.6% fall from the 2024 peak of $699,000, giving buyers some entry-point relief compared to the recent high. Monthly mortgage repayments average $1,300, but mortgage-to-income sits at 38%, above the 30% stress threshold, because household incomes are at the 4.5th percentile nationally. Apartments make up 41.5% of stock versus 40.4% separate houses, an unusually even split for a coastal town. Two-bedroom dwellings dominate at 45.1% of all dwellings, with 3-bedroom at 32.1%, meaning family-sized stock is relatively scarce. Only 9.4% of households carry a mortgage, far lower than typical, because 33.0% own outright and 57.5% are renters.
For Investors
A 57.5% renter share is among the higher readings on the South Coast, but a vacancy rate of 26.7% signals that a significant portion of dwellings sit empty outside peak periods, likely serving holiday and short-stay demand. Weekly rent averages $285, and rent-to-income at 36% flags rental stress for existing tenants, so affordability constrains how far rents can rise. Development activity hit 40 applications in the past 12 months, including multi-dwelling and demolition-rebuild projects, showing active reinvestment. Net internal migration adds an average of 44 residents annually, supporting steady underlying demand, and the population reached 8,679 in 2025 after growing 14.3% over the prior decade. Gross yields look reasonable against a $665,000 median at $285 weekly rent, but vacancy management is critical given the 26.7% vacancy rate.
Development Activity
Total DAs
193
Last 12 Months
42
YoY ChangeiYear-over-year change in DA lodgements
+5.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 53 is 13.0 years above the national average, classifying Batemans Bay firmly in the retiree and sea-change demographic. The senior share has risen 5.6 points over the decade while the working-age share fell 3.2 points, confirming an accelerating aging trajectory. Overseas-born residents make up 18.5%, which is 3.1 points below the national figure, and ancestry is heavily Anglo-Celtic, led by English (636), Irish (197) and Scottish (142) residents out of a census population of around 1,573. University qualifications reach only 13.8%, which is 16.3 points below national, reflecting the occupational profile of a service-and-trades coastal economy. Average household size is 1.8 persons, 0.7 below national, consistent with the high proportion of couples without children, who make up 43.8% of families.
Age Distribution
Bedrooms
Dwelling Structure
40.4%
Houses
15.6%
Townhouse
41.5%
Apartment
Tenure
Tenure is strikingly polarised: 57.5% rent and 33.0% own outright, leaving only 9.4% carrying a mortgage. That near-absence of mortgaged owners means the suburb is split between long-held freehold properties and a large rental pool, with very little recent purchase activity relative to the housing stock. Apartments (41.5%) and separate houses (40.4%) are nearly equal in share, unusual for a regional coastal town, and reflect the holiday unit stock built up over decades. Two-bedroom dwellings account for 45.1%, with three-bedroom at 32.1% and four-plus at 12.7%, so larger family homes are a minority. Prices eased from $699,000 in 2024 to $660,000 in 2025, a 5.6% fall, and rent-to-income at 36% and mortgage-to-income at 38% both exceed stress thresholds, compared to more affordable regional benchmarks.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$285
HH Size
1.8
Personal Income / wk
$539
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
26.7%
Unoccupied
280
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
36.0% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
38.0% stressed
Community Profile
Ancestry
Household Composition
43.8%
Couples, no children
841
Total families
Economy & Employment
Healthcare dominates local employment at 22.6% of workers (63 people), followed by Hospitality at 16.8% (47) and Construction at 14.3% (40), with Retail at 12.5% and Public Administration at 7.2%. This service-heavy structure reflects a retirement and tourism economy rather than a knowledge or industrial base. By occupation, Community and Personal Service workers lead (84), closely followed by Labourers (82) and Sales (67), consistent with decile 3 ratings on both IRSD and IRSAD, below the national median on advantage measures. The unemployment rate is 6.9%, above average, and the participation rate of just 36.4% reflects the large retired population: 717 residents are not in the labour force. Real income growth of 15.4% over the decade has not closed the gap with national averages, leaving household income at the 4.5th percentile.
Unemployment
5.9%
Labour Force
3,478
Unemployed
204
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.6%
Part-time
37.5%
Participation
36.4%
Employed
473
Occupations
Top Industries
University
13.8%
Postgraduate
2.1%
Born Overseas
18.5%
Dwellings
764
Transport to Work
Car use is high at 75.1% of commuters, typical for a coastal regional town with limited public transport options. Walking and cycling account for 16.0% of journeys to work, above average for a regional area, reflecting the compact town centre and flat foreshore terrain. The suburb scores decile 3 on IRSAD nationally, below the median on advantage, and decile 4 on IER for economic resources, both indicating more constrained living conditions than state or national averages. Some 12.3% of residents need assistance with daily activities, which is significantly above the national rate, consistent with the older median age of 53. No schools are recorded inside the suburb boundary in this dataset, so families depend on schools in neighbouring areas. Volunteering sits at 12.1%, a normal rate for a community of this age and size.
Drive
75.1%
Public Transport
N/A
Walk / Cycle
16.0%
Work from Home
N/A
Population Forecast
+0.93%/yr
(+81 people/yr)
EstablishedPopulation growth is modest but positive, at 0.93% annually or about 81 additional persons per year, and the medium forecast puts the suburb at 9,270 residents by 2031 from 8,679 in 2025. The 10-year population rise of 14.3% is solid for a coastal town, driven by balanced migration: net internal migration averages 44 arrivals a year and overseas migration adds another 27. The gentrification score of 19 puts Batemans Bay as not gentrifying, appropriate for a suburb already characterised by retirees and service workers rather than young professional in-migration. Rent has grown 43.5% over the period, well above income growth of 15.4%, which is tightening affordability for lower-income renters. The aging trajectory, with a senior share already elevated 5.6 points above a decade ago, will continue as sea-change migration from Sydney accelerates.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+27
Net Internal / yr
+44
Gentrification Signal
Not gentrifying
Population +12% since 2011, Accelerating: 1% → 10%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Batemans Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Batemans Bay a good suburb to live in?
Batemans Bay suits retirees and those seeking a coastal lifestyle. The median age is 53, which is 13 years above the national figure, and 43.8% of families are couples with no children. The main trade-offs are household income at the 4.5th percentile nationally, limited employment diversity, and a 26.7% vacancy rate that indicates a large short-stay housing stock.
What is the median house price in Batemans Bay?
The median house price is $665,000 as of 2025, down 5.6% from the 2024 peak of $699,000. Weekly rent averages $285 and monthly mortgage repayments run approximately $1,300, though mortgage-to-income sits at 38%, above the standard 30% stress threshold given low local incomes.
What schools are in Batemans Bay?
No schools are recorded inside the Batemans Bay suburb boundary in this dataset. Families typically rely on schools in neighbouring suburbs. The suburb's university qualification rate is 13.8%, which is 16.3 points below the national average, reflecting the retirement and service-worker demographic rather than a family-focused population.
Is Batemans Bay safe?
Detailed crime statistics are not available for Batemans Bay in this dataset. As a context indicator, the suburb scores decile 3 on the IRSD index of relative disadvantage, below the national median, and 12.3% of residents need daily assistance, consistent with an older community. Volunteering runs at 12.1%, suggesting reasonable community engagement.
Is Batemans Bay good for property investment?
At $285 weekly rent against a $665,000 median house price, gross yield is approximately 2.2%, modest compared to higher-yield regional markets. The 26.7% vacancy rate signals significant short-stay or seasonal stock, so active management is essential. Demand is supported by 44 net internal arrivals per year, and the medium forecast sees the population reaching 9,270 by 2031.
How is Batemans Bay's population changing?
Population grew 14.3% over the decade to reach 8,679 in 2025 and is forecast to grow a further 0.93% annually, adding around 81 people per year. The profile is aging: the senior share has risen 5.6 points while the working-age share fell 3.2 points. Balanced migration, with 44 internal and 27 overseas net arrivals annually, underpins the steady growth.
How much development is happening in Batemans Bay?
There were 40 development applications lodged in the past 12 months, including multi-dwelling housing, demolition and rebuild works, and commercial alterations. This level of activity indicates steady reinvestment, consistent with a population growing at 0.93% per year and a housing stock requiring renewal given the age of much of the coastal unit and apartment inventory.
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.
Explore Batemans Bay on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map