Batemans Bay
More than half of Batemans Bay households rent, while apartments account for 41.5% of dwellings and vacancy reaches 26.7%, creating a flexible but less settled housing profile. The population is 1,573 and the median age is 53, which is 13 years above the national comparison. Household income sits at the 4.5th percentile, and average household size is only 1.8 people. This gives Batemans Bay a different buyer brief from nearby Batehaven and Surfside, so it should be assessed as an aging, service-oriented coastal centre rather than a typical family-growth suburb.
Local council: Eurobodalla
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
29
Homebuyers need to weigh affordability against a housing mix that is more apartment-oriented than a detached-house market. Apartments represent 41.5% of dwellings, narrowly above separate houses at 40.4%, while 45.1% of homes have 2 bedrooms and 32.1% have 3 bedrooms. The $1,300 monthly mortgage figure and 38.0% mortgage-to-income ratio indicate limited borrowing headroom, especially with household income at the 4.5th percentile. Only 8.8% of residents are paying a mortgage, compared with 31.1% who own outright, while 54.2% rent. Buyers should compare strata costs, parking and maintenance carefully, particularly for smaller apartments.
For Buyers
Homebuyers need to weigh affordability against a housing mix that is more apartment-oriented than a detached-house market. Apartments represent 41.5% of dwellings, narrowly above separate houses at 40.4%, while 45.1% of homes have 2 bedrooms and 32.1% have 3 bedrooms. The $1,300 monthly mortgage figure and 38.0% mortgage-to-income ratio indicate limited borrowing headroom, especially with household income at the 4.5th percentile. Only 8.8% of residents are paying a mortgage, compared with 31.1% who own outright, while 54.2% rent. Buyers should compare strata costs, parking and maintenance carefully, particularly for smaller apartments.
For Investors
Batemans Bay has a sizeable renter base, with 54.2% renting, but the 26.7% vacancy rate is high compared with a tight rental market and can weaken rent certainty. Weekly rent is $285, so gross income needs to be tested against insurance, maintenance, strata and vacancy periods. Healthcare employs 22.6% of workers, or 63 people, while hospitality accounts for 16.8%, or 47 people, supporting local service demand. However, unemployment is 6.4% and participation is 39.4%, which may constrain tenant income growth. There were 32 development applications in 12 months, so investors should compare existing stock with potential changes to local supply.
Development Activity
Total DAs
196
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
-42.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Batemans Bay has an older population profile, with a median age of 53, or 13 years above the national comparison. University attainment is 13.8%, which is 16.3 percentage points below the national figure, while average household size is 1.8 people, 0.7 below the national comparison. English ancestry is recorded for 636 residents, followed by Irish at 197 and Scottish at 142. Christianity has 763 adherents and no religion 549, while 18.5% of residents were born overseas, 3.1 percentage points below the national level. The combination of smaller households, lower participation and a senior-oriented age profile helps explain demand for apartments, services and accessible housing.
Age Distribution
Bedrooms
Dwelling Structure
40.4%
Houses
15.6%
Townhouse
41.5%
Apartment
Tenure
The housing stock is unusually mixed, with apartments at 41.5%, separate houses at 40.4% and semi-detached dwellings at 15.6%. Compared with a detached-house dominant market, buyers here need to assess strata obligations and shared-building maintenance as closely as the dwelling itself. Two-bedroom homes make up 45.1% of stock, followed by 3-bedroom homes at 32.1%, 4 or more bedrooms at 12.7% and 0 or 1 bedroom properties at 10.1%. Tenure is renter-heavy at 54.2%, while 31.1% own outright and only 8.8% hold a mortgage. Vacancy is 26.7%, and rent stress affects 36.0% of renters while mortgage stress reaches 38.0%, against household income of $791 per week.
Mortgage / mo
$1,300
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $285.
$550
Bond data Jun 2026 · houses $600 · units $450
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
19.6%
Couples with children
53.1%
Couples, no children
23.8%
Single parent
341
Total families
Economy & Employment
Healthcare is the largest industry at 22.6%, employing 63 people, followed by hospitality at 16.8% and 47 people, construction at 14.3% and 40 people, retail at 12.5% and 35 people, and public administration at 7.2% and 20 people. The leading occupations are community and personal services with 84 workers, labourers with 82, trades with 76, sales with 67 and managers with 64. Unemployment is 6.4%, participation is 39.4% and 717 people are outside the labour force, consistent with the older age profile. Personal income is $539 per week and household income is $791, at the 4.5th percentile. Compared with the national midpoint, SEIFA positions are low: IEO decile 3, IER 4, IRSAD 3 and IRSD 3. The higher IER result suggests economic resources are somewhat stronger than education and disadvantage measures.
Unemployment
6.4%
Labour Force
549
Unemployed
35
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.2%
Part-time
40.9%
Participation
39.4%
Employed
514
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
13.8%
Postgraduate
2.1%
Born Overseas
18.5%
Dwellings
764
Transport to Work
Daily mobility is car-led, with 70.3% driving to work, compared with 15.0% who walk or cycle and 6.3% who work from home. Across 33.23 square kilometres, density is 47.3 people per square kilometre, so access and convenience can vary substantially by address. Families should compare nearby primary and secondary enrolment options across Batemans Bay, Batehaven and Surfside, checking exact zones and sector availability before buying. Healthcare is the largest local industry at 22.6%, or 63 workers, supporting access to an important service base. A suburb-level crime rate is not stated, so recent NSW Police records should be checked by offence and street. Socioeconomic conditions sit below the national midpoint, with IRSAD and IRSD both at decile 3, IEO at 3 and IER at 4. Need for assistance is 12.3%, or 175 residents, while volunteering is 12.1%.
Drive
70.3%
Public Transport
N/A
Walk / Cycle
15.0%
Work from Home
6.3%
Growth Outlook
Growth is moderate rather than rapid, running at 0.93% annually, while population change across the wider area is 14.3% over 10 years. Migration is labelled Balanced, so expansion is not attributed to one dominant inflow. The trajectory is Aging: the senior share has risen 5.6 percentage points, while the working share has fallen 3.2 points and the young share has declined 2.1 points. Rent growth is 43.5%, although affordability has remained broadly stable, moving from 54.8 in 2011 to 55.4 in 2021. Compared with high-growth corridors, the annual rate is restrained. The overall gentrification score is 19, classified as Not gentrifying, despite a separate shift measure of 40 marked Early signs.
Population trend: Eurobodalla council area
Batemans Bay sits in the Eurobodalla council area. These are the council area's residents, not Batemans Bay's.
Residents 2025
41,309
Growth, 5 yr average
+0.7%/yr
2020 to 2025
Growth, last year
+0.5%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 can suit residents seeking a smaller, older coastal setting, but it is not a conventional family-growth profile. The median age is 53, average household size is 1.8 and 70.3% drive to work. Apartments make up 41.5% of dwellings, so compare parking, strata costs, services and local access against the exact property.
What is the median house price in Batemans Bay?
A current median house price is not stated. Check recent settled sales for postcode 2536, then compare the result with the $1,300 monthly mortgage figure, $791 weekly household income and 38.0% mortgage-to-income ratio. Those measures indicate that affordability needs close review rather than a price-only decision.
What schools are in Batemans Bay?
School access should be checked against the exact address because enrolment zones can cross Batemans Bay, Batehaven and Surfside. The suburb has 1,573 residents, but that does not establish school availability, sector or capacity. Compare nearby primary and secondary options directly before signing a contract.
Is Batemans Bay safe?
A suburb-level crime rate is not stated, so compare recent NSW Police incident data by offence, time and street before deciding. Batemans Bay has 1,573 residents and a median age of 53, but neither figure is a safety measure. Visit at different times and check lighting, parking and access around the exact property.
Is Batemans Bay good for property investment?
Investment conditions are mixed. Weekly rent is $285 and the renter share is 54.2%, but vacancy is 26.7%, high compared with a tight rental market. There were 32 development applications in 12 months, while annual growth is 0.93%. Compare expected yield with vacancy, maintenance and strata costs before buying.
How is Batemans Bay's population changing?
The direction is aging rather than rapid family expansion. Population change across the wider area is 14.3% over 10 years and annual growth is 0.93%, while the senior share rose 5.6 percentage points and the working share fell 3.2 points. Migration is labelled Balanced, and the gentrification score is 19, classified as Not gentrifying.
What development is occurring in Batemans Bay?
There were 32 development applications in 12 months, including alterations or additions, carports, signage and demolition. This indicates ongoing property activity, but buyers should compare each proposal's scale, timing and likely local impact rather than assume a large dwelling pipeline. Council conditions, construction disruption and parking should be checked before purchase.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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