Broulee
Broulee’s most distinctive feature is its older, low-density coastal profile: 1,947 residents, a median age of 50, and 108 people per sq km across 18.03 sq km. The age profile sits 10 years above the national median, while 39.6% vacancy suggests a sizeable holiday or intermittently occupied housing component. Detached homes account for 75.4%, and household income ranks at the 35th percentile nationally. Compared with nearby Moruya and Batemans Bay, Broulee reads as smaller and more retirement-oriented, with a stable, car-dependent lifestyle and modest labour-market intensity. That combination supports quiet living and coastal access, but buyers should test seasonal occupancy, service access and resale depth rather than assume uniform year-round demand.
Local council: Eurobodalla
Population
1,947
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,355/wk
DAs (12 months)iDevelopment Applications lodged in the past year
55
Homebuyers will find a detached-house market first, with 75.4% separate houses, 21.8% semi-detached homes and only 2.5% apartments. The 3-bedroom and 4-plus-bedroom shares are 39.1% and 35.9%, so stock leans toward family houses even though the median age is 50. A typical mortgage commitment is listed at $1,790 per month, and mortgage stress reaches 30.5% of household income, above the 28.0% rent-to-income figure. Separate homes are therefore much more common than apartments, making Broulee better suited to buyers seeking space than compact ownership. Check insurance, maintenance and flood or bushfire exposure carefully, because larger detached homes can carry higher ongoing costs than their entry price suggests.
For Buyers
Homebuyers will find a detached-house market first, with 75.4% separate houses, 21.8% semi-detached homes and only 2.5% apartments. The 3-bedroom and 4-plus-bedroom shares are 39.1% and 35.9%, so stock leans toward family houses even though the median age is 50. A typical mortgage commitment is listed at $1,790 per month, and mortgage stress reaches 30.5% of household income, above the 28.0% rent-to-income figure. Separate homes are therefore much more common than apartments, making Broulee better suited to buyers seeking space than compact ownership. Check insurance, maintenance and flood or bushfire exposure carefully, because larger detached homes can carry higher ongoing costs than their entry price suggests.
For Investors
Broulee can appeal to investors targeting older residents, local workers and coastal visitors, but the rental numbers call for caution. Weekly rent is $380, only 20.7% of occupied dwellings are rented, and the vacancy rate is 39.6%. Rent growth of 60.0% is much higher than the 1.67% annual trend, but high vacancy can make headline rental growth less dependable. Development activity reached 53 applications in 12 months, including seniors and independent-living proposals, which could broaden age-specific supply. Forecast migration is Balanced, so the case is steadier than high-growth speculation. Investors should stress-test vacancy, management fees, insurance and resale liquidity before paying a premium for coastal appeal.
Development Activity
Total DAs
273
Last 12 Months
55
YoY ChangeiYear-over-year change in DA lodgements
+19.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Broulee
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Broulee has an older and more settled population than the national profile. Median age is 50, or 10 years above national, while 76.3% of residents stayed at the same address over the relevant period and turnover was 23.7%. University attainment is 35.1%, 5 percentage points above national, but overseas-born residents are 12.6%, 9 points below national, giving the suburb an English, Irish and Scottish ancestry pattern of 901, 354 and 246 respectively. No religion is the largest stated affiliation at 926, followed by Christianity at 823. Average household size is 2.3, below the national figure by 0.2, which helps explain the strong couples-without-children share of 49.6%. Compared with larger Moruya or Batemans Bay, Broulee’s smaller, older household base is more pronounced.
Age Distribution
Bedrooms
Dwelling Structure
75.4%
Houses
21.8%
Townhouse
2.5%
Apartment
Tenure
Housing is dominated by established detached stock, with 75.4% separate houses, 21.8% semi-detached dwellings and 2.5% apartments. Three-bedroom homes represent 39.1% of stock and 4-plus-bedroom homes 35.9%, so larger formats are more common than compact units. Tenure is comparatively stable: 43.7% own outright, 25.3% hold a mortgage and 20.7% rent. Outright ownership is higher than both mortgage ownership and renting, consistent with the median age of 50. Household income is at the 35th percentile, below the national midpoint, while rent uses 28.0% of household income and mortgages use 30.5%, flagged as stress. Compared with nearby Moruya and Batemans Bay, buyers should focus on the exact dwelling and block rather than apply a single coastal-market assumption, because detached maintenance, insurance and occupancy patterns can materially change affordability.
Mortgage / mo
$1,790
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $380.
$565
Bond data Jun 2026 · houses $600
HH Size
2.3
Personal Income / wk
$751
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
39.6%
Unoccupied
499
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.5% stressed
Community Profile
Ancestry
Household Composition
34.7%
Couples with children
49.6%
Couples, no children
14.0%
Single parent
516
Total families
Economy & Employment
Broulee’s employment base is concentrated in essential and locally anchored services. Healthcare accounts for 23.7% of industry employment, followed by Education at 17.8%, Construction at 16.5%, Public Administration at 9.9% and Professional/Technical work at 5.0%. Healthcare is therefore well above Professional/Tech, while the occupation mix includes 207 Professionals, 118 Trades workers, 115 Managers, 100 Community/Personal workers and 88 Clerical/Admin workers. Unemployment is 2.9%, while participation is 50.1% and 721 people are outside the labour force, consistent with a median age of 50. SEIFA places the suburb at decile 6 for education and occupation, decile 6 for economic resources and decile 7 for disadvantage, above the midpoint overall. That profile suggests reasonable area-level advantage, although income ranks only at the 35th percentile because many households are older or outside full-time work.
Unemployment
2.9%
Labour Force
817
Unemployed
24
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.0%
Part-time
39.7%
Participation
50.1%
Employed
793
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
35.1%
Postgraduate
7.5%
Born Overseas
12.6%
Dwellings
763
Transport to Work
Daily life is car-led: 71.5% of residents drive to work, compared with 7.2% who walk or cycle, while 16.6% work from home. That pattern suits a spread-out 18.03 sq km suburb at 108 people per sq km, but households should budget for fuel and vehicle dependence. Broulee Public School provides 1 local government primary option; families should confirm enrolment zones and compare secondary choices across the wider Moruya and Batemans Bay area. Social conditions sit around the middle to above-middle range, with IRSAD decile 6 and IRSD decile 7. Compared with denser coastal centres, the appeal is space and a quieter routine, while access to health, shopping and schooling depends more on driving. Safety decisions should be checked against current street-level conditions around the exact property.
Drive
71.5%
Public Transport
N/A
Walk / Cycle
7.2%
Work from Home
16.6%
Growth Outlook
Growth is steady but age-led rather than a classic gentrification story. The annual trend is 1.67%, migration is labelled Balanced, and population change across the wider area is 34.1% over 10 years. Broulee’s shift trajectory is Aging: the senior share rose 5.3 percentage points, the young share fell 1.9 points and the working share fell 2.9 points. The gentrification stage is Not gentrifying, with a score of 12, so the pattern is more established than a young, high-turnover growth profile. Rent growth of 60.0% adds pressure, but it does not by itself signal wholesale demographic renewal. Future performance is more likely to depend on services, housing turnover and age-specific development than on a rapid influx of young professionals.
Population trend: Eurobodalla council area
Broulee sits in the Eurobodalla council area. These are the council area's residents, not Broulee'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 Broulee compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Broulee a good suburb to live in?
Yes, if you value a quieter coastal setting and can manage car dependence. Broulee has 1,947 residents, a median age of 50 and 71.5% driving to work. Housing is mainly detached at 75.4%, while 16.6% work from home. Check services, school zones, insurance and seasonal occupancy before committing.
What is the median house price in Broulee?
The median house price should be checked against current settled sales because a single figure can move with the mix of coastal and larger detached homes. Broulee has 75.4% separate houses, 35.9% 4-plus-bedroom homes and a weekly rent of $380, so compare like-for-like properties rather than units and houses together.
What schools are in Broulee?
Broulee Public School is the local government primary school. Families should confirm the enrolment zone for the exact address and investigate secondary options in the wider area. Broulee has 1 listed local primary option and 16.6% of residents work from home, which may suit families seeking a quieter base.
Is Broulee safe?
Safety should be checked using current street-level NSW Police information before buying or renting, because suburb-wide scale is not a safety measure. Broulee has 1,947 residents across 18.03 sq km, with 108 people per sq km. Also inspect lighting, beach access, bushfire exposure and travel patterns around the exact property.
Is Broulee good for property investment?
It can suit a carefully underwritten long-term investment, but the risk profile is not purely positive. Weekly rent is $380, vacancy is 39.6%, renting households are 20.7%, and 53 development applications were recorded over 12 months. Forecast growth is 1.67% annually with Balanced migration, so stress-test vacancy and compare returns with tighter rental markets.
How is Broulee's population changing?
Broulee is growing while ageing. The current population is 1,947, the annual trend is 1.67% and population change across the wider area is 34.1% over 10 years. The shift trajectory is Aging, with the senior share up 5.3 points and the young share down 1.9 points. Migration is Balanced, suggesting measured rather than boom-style change.
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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