Bega
Healthcare is the standout part of Bega's economy, accounting for 28.0% of local industry employment. The town has 5,013 residents across 31.17 square kilometres, giving it a density of 160.8 people per square kilometre. Its median age of 43 is 3 years above the national figure, while household income sits at the 25.0th percentile nationally. Compared with coastal Merimbula and Tathra, Bega functions more as an inland service centre, supporting health, education, public administration and everyday regional services.
Population
5,013
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,196/wk
DAs (12 months)iDevelopment Applications lodged in the past year
83
Buyers seeking conventional family housing will find a detached-dominated market, with separate houses making up 88.3% of dwellings compared with only 2.4% apartments. Three-bedroom homes account for 47.7% and four-bedroom or larger homes for 30.0%, giving families more choice than buyers focused on compact stock. Average mortgage payments are $1,408 per month, equal to 27.2% of household income, while median weekly rent is $320. With 37.5% of households owning outright and 27.4% paying a mortgage, Bega can suit buyers prioritising space and established ownership over apartment living.
For Buyers
Buyers seeking conventional family housing will find a detached-dominated market, with separate houses making up 88.3% of dwellings compared with only 2.4% apartments. Three-bedroom homes account for 47.7% and four-bedroom or larger homes for 30.0%, giving families more choice than buyers focused on compact stock. Average mortgage payments are $1,408 per month, equal to 27.2% of household income, while median weekly rent is $320. With 37.5% of households owning outright and 27.4% paying a mortgage, Bega can suit buyers prioritising space and established ownership over apartment living.
For Investors
Bega has a meaningful rental sector, with 33.1% of households renting and weekly rent at $320. The 8.2% vacancy rate is higher than in a tightly supplied market, which may give tenants more choice and limit short-term rental pressure. Development activity is notable, with 84 applications recorded over 12 months, including sheds, subdivision and a childcare-related change of use. Growth is forecast at 0.69% annually with Balanced migration. Because new supply and moderate vacancy can compete with existing rentals, investors should compare achievable rent, maintenance costs and settled sale prices rather than relying on rent growth alone.
Development Activity
Total DAs
334
Last 12 Months
83
YoY ChangeiYear-over-year change in DA lodgements
+31.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bega
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Bega has an older age profile than Australia overall, with a median age of 43, or 3 years above the national comparison. University qualification levels are 23.2%, which is 6.9 percentage points below the national figure, while the overseas-born share is 9.7%, or 11.9 points lower. English ancestry is recorded for 2,007 people, followed by Irish at 614 and Scottish at 446. No religion is reported by 2,195 people versus 2,161 for Christianity. Smaller households average 2.3 people, 0.2 below national size, and 78.8% stayed at the same address, supporting a relatively stable population base.
Age Distribution
Bedrooms
Dwelling Structure
88.3%
Houses
8.9%
Townhouse
2.4%
Apartment
Tenure
Bega's housing stock is far more separate-house oriented than apartment based, with 88.3% separate houses, 8.9% semi-detached homes and 2.4% apartments. Tenure is split between 37.5% owned outright, 27.4% with a mortgage and 33.1% rented, so outright ownership is higher than mortgage ownership but renting remains substantial. Three-bedroom homes make up 47.7% of dwellings and four-bedroom or larger homes 30.0%, reflecting the town's family-house emphasis. Mortgage costs equal 27.2% of household income and rent equals 26.8%, with neither measure flagged as stressed, which supports relatively manageable occupancy costs compared with more pressured markets.
Mortgage / mo
$1,408
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $320.
$510
Bond data Jun 2026 · houses $550 · units $420
HH Size
2.3
Personal Income / wk
$660
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.2%
Unoccupied
177
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.2%
Community Profile
Ancestry
Household Composition
33.9%
Couples with children
42.0%
Couples, no children
22.7%
Single parent
1,311
Total families
Economy & Employment
Bega's employment base is led by healthcare, with 349 workers and a 28.0% industry share, followed by education at 120 and 9.6%, manufacturing at 116 and 9.3%, construction at 105 and 8.4%, and public administration at 93 and 7.5%. Labourers number 403, ahead of professionals at 352 and community or personal service workers at 317. Unemployment is 3.7% and labour-force participation is 52.7%, while household income ranks at the 25.0th percentile nationally. Economic Resource Index and Education and Occupation deciles are 4, IRSD is 4 and IRSAD is lower at 3, all below the middle deciles, indicating that service employment coexists with modest income and socioeconomic outcomes.
Unemployment
3.7%
Labour Force
2,140
Unemployed
80
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.7%
Part-time
40.0%
Participation
52.7%
Employed
2,060
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.2%
Postgraduate
5.1%
Born Overseas
9.7%
Dwellings
1,967
Transport to Work
Bega is more car-dependent than transit-oriented, with 74.2% driving to work compared with 0.4% using public transport. Walking or cycling accounts for 10.4% and working from home for 8.8%, so daily convenience is strongest for households with reliable vehicle access. Two local government schools cover the main primary and secondary stages, including Bega Valley Public School and Bega High School. Check enrolment zones against the exact address because school boundaries can cross nearby streets. IRSAD is in decile 3, while IRSD, IEO and IER are each in decile 4, placing the area below the middle socioeconomic deciles. For safety, use current local police and council updates rather than assuming risk from general suburb characteristics.
Drive
74.2%
Public Transport
0.4%
Walk / Cycle
10.4%
Work from Home
8.8%
Population Forecast
+0.69%/yr
(+69 people/yr)
EstablishedGrowth is steady rather than rapid, with an annual trend of 0.69%, slower than a high-growth metropolitan corridor. Migration is labelled Balanced, suggesting no single inflow source dominates. The wider area records 9.0% population change over 10 years, while the trajectory is Aging: senior share has risen 9.6%, young share has fallen 3.9% and working share has declined 4.9%. Gentrification is rated 23 at the Early signs stage, so change is present but less advanced than a mature uplift cycle. The ageing pattern is likely to increase demand for healthcare, accessible housing and services, because the senior population is expanding while the working-age share contracts.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+28
Net Internal / yr
+60
Gentrification Signal
Early signs
Net internal migration +60/yr, Accelerating: -1% → 11%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bega compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bega a good suburb to live in?
Bega can suit households seeking detached housing, regional services and a quieter pace. It has 5,013 residents, a median age of 43 and 88.3% separate houses. Weekly rent is $320, while 74.2% drive to work, so the suburb is more practical for car-owning households than for people relying heavily on public transport.
What is the median house price in Bega?
Check recent settled sales and listing history for the current median house price. Bega is 88.3% separate houses, with 47.7% of homes having 3 bedrooms and 30.0% having 4 or more bedrooms. Those property types can shift the suburb-wide median considerably, so compare like-for-like sales by land size, condition and bedroom count.
What schools are in Bega?
Bega has 2 local government schools covering primary and secondary education: Bega Valley Public School and Bega High School. Families should confirm enrolment zones for the exact address, as boundaries can affect eligibility and may not match the suburb boundary.
Is Bega safe?
Use current NSW Police and council updates when assessing safety, because a general suburb profile cannot establish crime risk. Bega has 5,013 residents and 8.8% report a need for assistance, while 74.2% drive to work. Those figures help describe the population and travel pattern but should not be treated as a safety rating.
Is Bega good for property investment?
Bega may suit investors seeking regional rental demand, but the numbers call for careful selection. Renting accounts for 33.1% of households, weekly rent is $320 and vacancy is 8.2%, which is higher than in a tightly supplied market. There were 84 development applications in 12 months, while annual growth is forecast at 0.69% with Balanced migration.
How is Bega's population changing?
The wider area is forecast to record 9.0% population change over 10 years, with annual growth of 0.69%. The trajectory is Aging: the senior share has increased by 9.6%, while the working share has declined by 4.9%. This points to gradual change rather than rapid expansion, with future demand likely to favour healthcare, accessible homes and local services.
What development is happening in Bega?
Bega recorded 84 development applications over 12 months. Recent examples include a shed, a subdivision and a centre-based childcare-related change of use. Check the approval status, conditions and construction timing for each address, since an application does not guarantee that work will proceed.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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