Berry
A median age of 57 makes Berry one of the oldest resident bases on the NSW South Coast, sitting 17 years above the national figure. Despite that, the suburb scores decile 7 on IRSD and IRSAD, placing it above average nationally on both advantage and disadvantage indexes. The $1,550,000 median house price reflects a premium market where 58.6% of homeowners carry no mortgage at all, more than double the national average, pointing to long-held generational wealth rather than speculative buying. University qualifications reach 36.1%, which is 6 points above the national figure, and 44% of dwellings have 4 or more bedrooms, well above typical regional towns.
Population
3,098
Median Age
57.0
Household IncomeiMedian weekly household income (ABS Census)
$1,495/wk
DAs (12 months)iDevelopment Applications lodged in the past year
64
Median House
$1.6M
2024-2025 (PSI derived)
At $1,550,000, Berry's median house price sits far above the national median and demands careful financial planning. Price data shows the market softened from $1,600,000 in 2024 to $1,505,000 in 2025, a 5.9% fall, suggesting buyers have slightly more room to negotiate than a year ago. Separate houses dominate at 84.7% of stock, with semi-detached at 13.9% and apartments at just 0.7%, so buyers seeking detached homes will find deep choice. The dominant bedroom category is 4-plus at 44.0%, followed by 3-bedroom at 32.9%, which supports family buyers more than downsizers. Monthly mortgage repayments average $2,167, producing a mortgage-to-income ratio of 33.5%, above the 30% stress threshold, and rent-to-income at 34.8% also signals financial pressure for renters in this high-cost market.
For Buyers
At $1,550,000, Berry's median house price sits far above the national median and demands careful financial planning. Price data shows the market softened from $1,600,000 in 2024 to $1,505,000 in 2025, a 5.9% fall, suggesting buyers have slightly more room to negotiate than a year ago. Separate houses dominate at 84.7% of stock, with semi-detached at 13.9% and apartments at just 0.7%, so buyers seeking detached homes will find deep choice. The dominant bedroom category is 4-plus at 44.0%, followed by 3-bedroom at 32.9%, which supports family buyers more than downsizers. Monthly mortgage repayments average $2,167, producing a mortgage-to-income ratio of 33.5%, above the 30% stress threshold, and rent-to-income at 34.8% also signals financial pressure for renters in this high-cost market.
For Investors
Berry's rental market is narrow: only 14.0% of dwellings are rented, compared to a national average closer to 30%, which limits the tenant pool available to investors. Weekly rent of $520 against the $1,550,000 median implies a gross yield below 1.8%, low by any standard. The vacancy rate sits at 9.3%, a high figure that signals periodic oversupply in a small, thinly traded market. On the positive side, development activity recorded 57 applications in the past 12 months, indicating a community that is actively renovating and adding stock, and net annual migration is balanced at roughly 39 internal and 40 overseas arrivals per year. The population grew 14.4% over a decade and the medium forecast puts the broader SA2 area at around 9,955 by 2031, providing a slow but steady base.
Development Activity
Total DAs
430
Last 12 Months
64
YoY ChangeiYear-over-year change in DA lodgements
+28.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berry iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Berry Public School
K-6 · 268 students
Demographics
With a median age of 57, Berry's resident profile skews 17 years older than the national figure, driven by the aging trajectory seen over the past decade: the senior share rose 7.4 points while the working-age share fell 4.5 points. The overseas-born share of 17.3% is 4.3 points below national, consistent with the suburb's strong Anglo-Celtic identity: English ancestry leads at 1,530 residents, followed by Irish (503) and Scottish (445). University qualifications at 36.1% are 6 points above the national average, reflecting the professional background many residents brought from metropolitan areas. Average household size of 2.3 is slightly below national, and 44.1% of families are couples without children, typical of an older, post-family resident base. The volunteering rate of 26.1% is notably high, pointing to an engaged community.
Age Distribution
Bedrooms
Dwelling Structure
84.7%
Houses
13.9%
Townhouse
0.7%
Apartment
Tenure
Ownership in Berry is unusually concentrated among outright owners: 58.6% carry no mortgage, compared to the national figure that sits well below 40%, a clear signal of long-settled, debt-free households. Mortgage holders account for 27.4% and renters just 14.0%, making it one of the lower-rental-share suburbs in regional NSW. The stock is overwhelmingly detached houses at 84.7%, with semi-detached at 13.9% and apartments barely registering at 0.7%. Four-plus bedroom homes make up 44.0% of dwellings, skewed large relative to the small average household size of 2.3 persons, suggesting many residents occupy larger homes as families have grown and left. The price trend moved from $1,600,000 in 2024 to $1,505,000 in 2025, a 5.9% decline, but the market remains firmly in the premium tier compared to most regional NSW towns.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$520
HH Size
2.3
Personal Income / wk
$775
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.3%
Unoccupied
127
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
34.8% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.5% stressed
Community Profile
Ancestry
Household Composition
44.1%
Couples, no children
2,399
Total families
Economy & Employment
Healthcare leads employment at 17.3% of workers (147 people), followed by Professional/Tech at 11.4% (97) and Education at 11.3% (96), which together show a knowledge and care-services economy rather than a resource or manufacturing base. Construction accounts for 10.7% (91 workers), elevated relative to the suburb's size and consistent with the active development pipeline. The unemployment rate is 3.7%, below many regional benchmarks, but the participation rate of just 43.3% reflects the large retired cohort: 1,232 residents are not in the labour force, more than twice the 629 employed full-time. SEIFA decile 7 across IRSD and IRSAD places Berry in the above-average tier nationally, while the IER score at decile 8 for economic resources is higher still, reflecting the accumulated wealth of outright homeowners rather than current income flows. Real income growth of 21.1% over the decade shows purchasing power has strengthened despite modest weekly personal income of $775.
Unemployment
1.3%
Labour Force
4,083
Unemployed
54
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
39.3%
Participation
43.3%
Employed
1,104
Occupations
Top Industries
University
36.1%
Postgraduate
9.7%
Born Overseas
17.3%
Dwellings
1,234
Transport to Work
Car reliance is high at 87.0% of commuters, above what you would expect in an inner-urban setting, which is expected for a rural township 130 km south of Sydney. Walking and cycling account for 8.1% of journeys, notable for a low-density suburb, partly because the compact town centre is walkable. No schools are recorded inside Berry's boundary in this dataset, so families depend on neighbouring towns. The IRSAD decile 7 ranking places Berry above the national average for socioeconomic advantage and disadvantage combined. Rent stress at 34.8% of income is above the 30% threshold, and mortgage stress at 33.5% also exceeds it, reflecting the mismatch between high property values and local wages. The need-for-assistance rate of 9.1% (269 people) is consistent with the older median age of 57, and the 26.1% volunteering rate suggests residents actively support each other through community networks.
Drive
87.0%
Public Transport
N/A
Walk / Cycle
8.1%
Work from Home
N/A
Population Forecast
+0.7%/yr
(+67 people/yr)
EstablishedAnnual population growth runs at 0.7%, adding roughly 67 persons per year, a modest but stable pace. The broader SA2 area grew 14.4% over a decade and the medium forecast projects the population rising from 9,523 in 2025 to around 9,955 by 2031, a continuation of the slow, steady trend. Migration is balanced, with about 39 net internal arrivals and 40 net overseas arrivals per year, unlike many regional areas that rely on one driver alone. The affordability trend is worsening: the share of income required for housing rose from 51.0% in 2011 to 54.8% in 2021, pricing out younger buyers and reinforcing the aging resident base. The gentrification score of 60 and stage of Active in the shift data suggest the suburb is still attracting professional and higher-income households, which contrasts with the separate gentrification index that classifies it as not gentrifying at the SA2 level.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+40
Net Internal / yr
+39
Gentrification Signal
Not gentrifying
Population +11% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berry compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berry a good suburb to live in?
Berry scores decile 7 on both IRSD and IRSAD, placing it in the above-average advantage tier nationally. University qualifications reach 36.1%, which is 6 points above the national figure, and 58.6% of homeowners carry no mortgage. The trade-offs are high entry cost at $1,550,000 median and limited public transport, with 87% of commuters relying on cars.
What is the median house price in Berry?
The median house price is $1,550,000, based on 2024-2025 data. Prices fell 5.9% from $1,600,000 in 2024 to $1,505,000 in 2025. Weekly rent averages $520 and monthly mortgage repayments run around $2,167, giving a mortgage-to-income ratio of 33.5%, above the 30% stress threshold.
What schools are in Berry?
No schools are recorded inside the Berry boundary in this dataset. Residents typically rely on schools in surrounding Shoalhaven towns. The local population is well-educated with university qualifications at 36.1%, which is 6 points above the national average, reflecting many residents who have relocated from metropolitan areas.
Is Berry safe?
Detailed crime statistics are not available for Berry in this dataset. As a proxy indicator, the suburb ranks decile 7 on the IRSD index of relative socioeconomic disadvantage, placing it in the more advantaged half nationally. Only 9.1% of residents (269 people) need daily assistance, and unemployment sits at a low 3.7%.
Is Berry good for property investment?
The investment case is challenging: weekly rent of $520 against a $1,550,000 median gives a gross yield below 1.8%, and a vacancy rate of 9.3% signals periodic oversupply in this small market. Only 14.0% of dwellings are rented, far below the national average, limiting tenant demand. The 5.9% price fall from 2024 to 2025 adds short-term capital risk.
How is Berry's population changing?
Annual growth is 0.7%, adding about 67 people per year. The SA2 area grew 14.4% over the past decade and medium forecasts project the population reaching around 9,955 by 2031. The profile is aging: the senior share rose 7.4 points while the working-age share fell 4.5 points over 10 years, driven by retirees relocating to the region.
How much development is happening in Berry?
There were 57 development applications lodged in the past 12 months. Recent examples include commercial development, dwelling-house alterations, and new dwelling construction via Complying Development Certificates. This level of activity is high relative to a suburb population of 3,098, signalling ongoing residential and commercial investment in the town.
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 Berry on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map