Berridale
A population of 1,300 spread across 233 square kilometres makes Berridale one of New South Wales's most sparsely settled townships, with a density of just 5.6 people per km2 compared to the state average many times higher. What stands out is the vacancy rate: 21.0% of dwellings sit empty, a figure that speaks to a strong holiday and seasonal use pattern in the Snowy Mountains hinterland. The suburb scores in the 8th decile on the IRSD index of relative disadvantage, above the national median, while household income sits at the 44.3rd percentile nationally. Median age of 45 is 5 years above the national figure, pointing to an aging resident base with few young families.
Population
1,300
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,455/wk
DAs (12 months)iDevelopment Applications lodged in the past year
39
Median House
$597K
2024-2025 (PSI derived)
The median house price of $597,000 sits well below the NSW state median, offering entry to rural freehold at a comparatively lower price point than coastal or metro NSW. Prices moved from $575,000 in 2024 to $600,000 in 2025, a rise of 4.3%. Separate houses dominate the stock at 91.0% of dwellings, with apartments at just 1.4% and semi-detached at 7.6%, so buyers face an almost entirely detached-house market. Three-bedroom homes account for 48.0% of stock and 4-plus bedroom for 28.3%, meaning larger family homes are proportionally common. Monthly mortgage repayments average $1,300, and the mortgage-to-income ratio of 20.6% is below the 30% stress threshold, making ownership more accessible than in many NSW markets.
For Buyers
The median house price of $597,000 sits well below the NSW state median, offering entry to rural freehold at a comparatively lower price point than coastal or metro NSW. Prices moved from $575,000 in 2024 to $600,000 in 2025, a rise of 4.3%. Separate houses dominate the stock at 91.0% of dwellings, with apartments at just 1.4% and semi-detached at 7.6%, so buyers face an almost entirely detached-house market. Three-bedroom homes account for 48.0% of stock and 4-plus bedroom for 28.3%, meaning larger family homes are proportionally common. Monthly mortgage repayments average $1,300, and the mortgage-to-income ratio of 20.6% is below the 30% stress threshold, making ownership more accessible than in many NSW markets.
For Investors
The 21.0% vacancy rate is the central caution for investors: one in five dwellings is unoccupied, considerably higher than typical investment-grade suburbs. Weekly rent of $270 against a $597,000 median implies a gross yield near 2.4%, low by regional standards. The renter share is 25.0%, with 41.2% owning outright, a sign that long-term owner-occupiers rather than tenants dominate the market. Net overseas migration averages 84 people a year and net internal migration averages 50, providing a balanced demand base. Development activity reached 36 applications in the past 12 months, including new dwelling constructions and subdivisions, suggesting modest but consistent building interest. The 4.3% price rise over 2024-2025 is positive but narrow compared to stronger regional NSW markets.
Development Activity
Total DAs
242
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
-13.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berridale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Berridale Public School
K-6 · 69 students
Demographics
The median age of 45 is 5.0 years above the national figure, and the aging trajectory is confirmed by a senior share that rose 3.4 points over the decade while the young adult share fell 4.2 points. Overseas-born residents account for 10.5%, which is 11.1 percentage points below the national average, reflecting an Anglo-Celtic settler base: English (580 residents) and Scottish (183) lead ancestry. University qualifications at 21.6% run 8.5 points below the national figure, consistent with a rural and trade-oriented workforce. Average household size of 2.3 is 0.2 below national, and 30.9% of families are couples without children, higher than the national baseline, aligning with the older and post-parenting population profile. Volunteering is notably high at 22.3%, above typical regional benchmarks.
Age Distribution
Bedrooms
Dwelling Structure
91.0%
Houses
7.6%
Townhouse
1.4%
Apartment
Tenure
Outright ownership at 41.2% is the dominant tenure, well above the national average, reflecting the long-settled, lower-debt profile of an aging rural population. Mortgage holders account for 33.8% and renters 25.0%. The stock is almost entirely detached houses at 91.0%, which is substantially higher than the NSW state average, leaving very limited apartment or unit options. Three-bedroom dwellings make up 48.0% and 4-plus bedroom homes 28.3%, meaning larger homes are proportionally more common here than in many NSW suburbs. The median house price climbed from $575,000 in 2024 to $600,000 in 2025, a 4.3% increase. Rent-to-income at 18.6% is below the 30% stress threshold, and mortgage-to-income at 20.6% is similarly comfortable compared to metro NSW.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$270
HH Size
2.3
Personal Income / wk
$755
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
21.0%
Unoccupied
136
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Ancestry
Household Composition
30.9%
Couples, no children
939
Total families
Economy & Employment
Education leads local employment at 13.6% of workers (57 people), followed by Construction at 12.4% (52) and Public Administration at 11.9% (50), with Hospitality at 11.7% (49) and Healthcare at 10.0% (42) rounding out the top five. This spread reflects a service economy anchored in the nearby regional centre and seasonal tourism rather than a single dominant employer. By occupation, Professionals (93) and Managers (82) lead, ahead of Community and Personal Service Workers (88), suggesting a modest but present knowledge workforce. The unemployment rate is 3.5%, close to national levels, with a full-time employment rate of 62.5%. The suburb scores in the 7th decile on IRSAD, above the national median, indicating moderate economic advantage relative to Australian suburbs.
Unemployment
0.9%
Labour Force
5,592
Unemployed
49
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.5%
Part-time
34.0%
Participation
55.7%
Employed
581
Occupations
Top Industries
University
21.6%
Postgraduate
5.0%
Born Overseas
10.5%
Dwellings
499
Transport to Work
Car dependence is pronounced at 90.8% of workers commuting by car, in line with expectations for a town in a low-density rural setting where public transport is absent from the data. Walking and cycling account for 5.3%, which is relatively high for a low-density area and consistent with the small-town scale. The suburb ranks in the 8th decile on IRSD, above the national median for relative advantage, and the 7th decile on IRSAD. Housing stress is low, with rent-to-income at 18.6% and mortgage-to-income at 20.6%, both below stress thresholds compared to metro NSW benchmarks. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in nearby Cooma or other Snowy Monaro centres. Only 5.4% of residents (65 people) need daily assistance, lower than the national average for a population with a median age of 45.
Drive
90.8%
Public Transport
N/A
Walk / Cycle
5.3%
Work from Home
N/A
Population Forecast
+1.41%/yr
(+123 people/yr)
EstablishedPopulation grew 20.6% over the decade, above the national average for established rural townships, reaching an estimated 1,300 in 2025. Annual growth runs at 1.41%, or roughly 18 persons per year, driven by a balanced mix of overseas migration (averaging 84 per year) and internal migration (50 per year). The gentrification score of 24 places Berridale at early-signs stage, with signals including population growth of 26% since 2011 and rising university-educated share. Rent grew 52.0% over the period, considerably outpacing the 14.4% real income growth, which explains the worsening affordability trend: the affordability ratio moved from 38.6% in 2011 to 41.7% in 2021. Medium forecasts project continued steady growth toward 9,281 in the broader SA2 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+84
Net Internal / yr
+50
Gentrification Signal
Early signs
Population +26% since 2011, Accelerating: 2% → 23%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berridale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berridale a good suburb to live in?
Berridale scores in the 8th decile on the IRSD index of relative disadvantage, above the national median, indicating a relatively low-disadvantage community. Housing costs are affordable, with a mortgage-to-income ratio of 20.6% and rent-to-income of 18.6%, both below stress thresholds. The main trade-offs are limited public transport, no recorded schools within the suburb, and a high 21.0% vacancy rate indicating a significant holiday-use component.
What is the median house price in Berridale?
The median house price is $597,000, rising 4.3% from $575,000 in 2024 to $600,000 in 2025. Weekly rent averages $270 and monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 20.6%, well below the 30% stress threshold.
What schools are in Berridale?
No schools are recorded inside the Berridale suburb boundary in this dataset. Families typically access schools in nearby Cooma, which is the regional centre for the Snowy Monaro area. The suburb has a university-qualified population of 21.6%, which is 8.5 points below the national figure.
Is Berridale safe?
Detailed crime rate data is not available for Berridale in this dataset. As an indirect measure, the suburb scores in the 8th decile on the IRSD index of relative disadvantage, above the national median, and only 5.4% of residents (65 people) need daily assistance, both consistent with a lower-disadvantage community profile.
Is Berridale good for property investment?
The 21.0% vacancy rate is the key risk: one in five dwellings is unoccupied, far above typical investment-grade suburbs. Weekly rent of $270 against a $597,000 median implies a gross yield near 2.4%. The 4.3% price rise over 2024-2025 is positive, and balanced migration of 84 overseas and 50 internal arrivals per year supports underlying demand.
How is Berridale's population changing?
Population grew 20.6% over the decade, above typical rural NSW growth rates, reaching an estimated 1,300 in 2025. Annual growth runs at 1.41%, about 18 persons per year. The profile is aging, with the senior share up 3.4 points and young adult share down 4.2 points over the decade.
How much development is happening in Berridale?
There were 36 development applications lodged in the past 12 months, including new dwelling constructions, subdivisions and modifications. This is moderate activity for a town of 1,300 residents and suggests ongoing demand for rural residential development. Recent applications include new dwelling houses and subdivision works.
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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