Brunswick Heads
A 47-year median age and 17.4% vacancy rate give Brunswick Heads a distinctly established coastal profile. The suburb has 1,905 residents across 14.29 square kilometres, with 39.8% renting and 39.6% owning outright. Compared with nearby Mullumbimby and Ocean Shores, it reads as a compact, older coastal market, shaped by small households and a high vacancy setting that may reflect a mix of permanent and non-permanent occupancy. The 1.13% annual growth trend is moderate, while 26.4% work from home. Buyers should weigh lifestyle appeal against rent stress at 34.4% of income and mortgage stress at 36.1%.
Local council: Byron
Population
1,905
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,280/wk
DAs (12 months)iDevelopment Applications lodged in the past year
33
Brunswick Heads suits buyers prioritising a coastal setting and established housing over uniform new-build stock. Separate houses account for 60.5%, apartments 19.2%, semi-detached homes 6.2%, and 3-bedroom dwellings are the largest bedroom group at 34.5%. Compared with a more mortgage-heavy market, outright ownership is high at 39.6% while only 18.4% carry a mortgage, yet the typical monthly mortgage figure is $2,001 and mortgage stress reaches 36.1% of income. Rent is $440 weekly and rent stress is 34.4%, so affordability remains a constraint despite the tenure profile. The 2.2-person average household supports demand for smaller homes, but buyers should check flood, insurance, maintenance and exact-title conditions.
For Buyers
Brunswick Heads suits buyers prioritising a coastal setting and established housing over uniform new-build stock. Separate houses account for 60.5%, apartments 19.2%, semi-detached homes 6.2%, and 3-bedroom dwellings are the largest bedroom group at 34.5%. Compared with a more mortgage-heavy market, outright ownership is high at 39.6% while only 18.4% carry a mortgage, yet the typical monthly mortgage figure is $2,001 and mortgage stress reaches 36.1% of income. Rent is $440 weekly and rent stress is 34.4%, so affordability remains a constraint despite the tenure profile. The 2.2-person average household supports demand for smaller homes, but buyers should check flood, insurance, maintenance and exact-title conditions.
For Investors
Rental demand has a sizeable base, with 39.8% of homes rented and weekly rent at $440. The 17.4% vacancy rate is elevated, so headline yield should be tested against actual letting periods, seasonal use and property expenses rather than rent alone. Development activity reached 33 applications in 12 months, including a 2-dwelling detached dual occupancy example, which may gradually add competition or improve small-scale supply. Migration is Balanced, compared with a market driven mainly by one channel, and the 1.13% annual growth trend is steady rather than explosive. Investors should also price in 34.4% rent stress and a 29.5% turnover rate because tenant affordability and churn can affect holding costs.
Development Activity
Total DAs
194
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
-23.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Brunswick Heads
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Brunswick Heads has a median age of 47, which is 7 years above the national comparison, and its 2.2-person average household is 0.3 below the national figure. University attainment is 34.9%, or 4.8 percentage points above the national comparison, while overseas-born residents are 18.4%, 3.2 points below. English, Irish and Scottish ancestry counts are 838, 341 and 233, and no religion is recorded for 1,029 people versus 597 identifying with Christianity. Compared with nearby Mullumbimby and Ocean Shores, the suburb presents an older, more settled coastal profile. That helps explain 70.5% staying at the same address and a 29.5% turnover rate, alongside 44.1% couples without children.
Age Distribution
Bedrooms
Dwelling Structure
60.5%
Houses
6.2%
Townhouse
19.2%
Apartment
Tenure
Housing is split between established ownership and a substantial renter presence: 39.6% own outright, 18.4% have a mortgage and 39.8% rent. Compared with a conventional family-house market, Brunswick Heads has a mixed dwelling pattern, with 60.5% separate houses, 19.2% apartments and 6.2% semi-detached homes. Bedroom supply is led by 3-bedroom dwellings at 34.5%, followed by 2-bedroom at 25.1%, 4-plus at 22.3% and 0-to-1-bedroom at 18.2%. Housing stress is material because rent absorbs 34.4% of income and mortgages 36.1%, while the $440 weekly rent and $2,001 monthly mortgage point to different affordability pressures. The 17.4% vacancy rate points to a less tightly occupied market than many established suburbs.
Mortgage / mo
$2,001
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $440.
$920
Bond data Jun 2026 · houses $980 · units $550
HH Size
2.2
Personal Income / wk
$732
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
17.4%
Unoccupied
170
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
34.4% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
36.1% stressed
Community Profile
Ancestry
Household Composition
31.3%
Couples with children
44.1%
Couples, no children
22.6%
Single parent
451
Total families
Economy & Employment
Healthcare leads local employment at 18.0% with 107 workers, followed by hospitality at 12.4% and 74, education at 10.4% and 62, professional and technical work at 9.2% and 55, and retail at 8.7% and 52. Compared with a single-industry town, this spread gives Brunswick Heads several employment channels, although hospitality and retail can be more exposed to visitor cycles. Occupations reinforce the mix: professionals number 199, trades 143, managers 124, community and personal service 115, and labourers 88. The labour force is 903 people, unemployment is 5.0%, participation is 54.5%, and 420 workers are part-time. SEIFA deciles are 7 for education and occupation, 5 for economic resources, 5 for disadvantage, and 6 for advantage, suggesting stronger skills than the household income percentile of 29.3.
Unemployment
5.0%
Labour Force
903
Unemployed
45
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
43.6%
Part-time
49.0%
Participation
54.5%
Employed
858
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
34.9%
Postgraduate
7.5%
Born Overseas
18.4%
Dwellings
792
Transport to Work
Daily life is oriented toward driving and flexible work: 62.0% travel as car drivers, 9.1% walk or cycle, and 26.4% work from home. Compared with a major urban suburb, that pattern makes proximity to shops, services and reliable road connections more important than frequent public transport. Brunswick Heads Public School provides a government primary option within the suburb, with 1 school identified locally; enrolment zones and secondary pathways should be checked for the exact address. The suburb covers 14.29 square kilometres at 133.3 residents per square kilometre, so amenity is spread rather than concentrated everywhere. IRSAD sits in decile 6 and IEO in decile 7, above the midpoint on relative advantage and education and occupation. For safety, inspect the exact street, lighting, pedestrian conditions and flood access.
Drive
62.0%
Public Transport
N/A
Walk / Cycle
9.1%
Work from Home
26.4%
Growth Outlook
Growth is positive but measured: the annual trend is 1.13%, while population change across the wider area is 18.6% over 10 years. Migration is labelled Balanced, so expansion is not attributed to a single source, and the trajectory is Aging, consistent with a 3.7 percentage-point rise in the senior share and a 3.3-point fall in the young share. Gentrification is at the Early signs stage with a score of 22, while rent growth has reached 50.9%; that combination can lift investor attention before it changes the suburb's older profile. Compared with a high-growth new estate, Brunswick Heads is more likely to see incremental infill and renovation, supported by 33 development applications in 12 months rather than a wholesale reset.
Population trend: Byron council area
Brunswick Heads sits in the Byron council area. These are the council area's residents, not Brunswick Heads's.
Residents 2025
38,784
Growth, 5 yr average
+1.7%/yr
2020 to 2025
Growth, last year
+1.8%
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 Brunswick Heads compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Brunswick Heads a good suburb to live in?
It can suit people seeking a smaller coastal setting, walkable local amenities and a mature resident base. The median age is 47, 26.4% work from home and 9.1% walk or cycle. Trade-offs include 17.4% vacancy, 62.0% car-driver travel and housing stress affecting both renters and mortgage holders.
What is the median house price in Brunswick Heads?
A current median house price should be checked against recent settled sales because the market includes different property types and occupancy patterns. Separate houses make up 60.5% of dwellings and apartments 19.2%, while weekly rent is $440. Compare recent 3-bedroom and 4-plus-bedroom sales separately.
What schools are in Brunswick Heads?
Brunswick Heads Public School is the identified local school and is a government primary school. Families should confirm the enrolment zone for the exact address and investigate secondary options separately, particularly where a child is moving beyond primary years. The local school count is 1.
Is Brunswick Heads safe?
Safety should be assessed at street level rather than assumed from the suburb name. Check lighting, pedestrian routes, flood access and evening activity around the exact property. The suburb covers 14.29 square kilometres, with 62.0% travelling by car and 9.1% walking or cycling, so local conditions can vary.
Is Brunswick Heads good for property investment?
It has a meaningful rental base, with 39.8% renting and weekly rent of $440. However, the 17.4% vacancy rate requires careful testing of letting periods and expenses. Growth is 1.13% annually, migration is Balanced and 33 development applications in 12 months may add future competition.
How is Brunswick Heads's population changing?
The suburb has 1,905 residents today and the wider-area population change is 18.6% over 10 years. The annual growth trend is 1.13%, but the trajectory is Aging: the senior share rose 3.7 percentage points while the young share fell 3.3 points. Migration is classified as Balanced.
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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