Brunswick Heads
At a median house price of $1,500,000, Brunswick Heads ranks among the Northern Rivers' most expensive markets while carrying a 17.4% vacancy rate that is far above the national average. The 1,905 residents skew older, with a median age of 47, which is 7.0 years above the national figure. Despite that premium, household income sits at only the 29.3rd percentile nationally, meaning the affordability gap between what homes cost and what residents earn is substantial. Population grew 18.6% over the decade, driven by both internal migration averaging 37 arrivals a year and overseas migration averaging 76 a year, pushing an active gentrification score of 58.
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
32
Median House
$1.5M
2024-2025 (PSI derived)
The median house price of $1,500,000 is steep relative to local incomes at the 29.3rd percentile nationally, and the mortgage-to-income ratio hits 36.1%, above the 30% stress threshold. Separate houses make up 60.5% of dwellings, a meaningful share, and three-bedroom homes dominate at 34.5% of stock. Apartments account for 19.2%. Monthly mortgage repayments average $2,001. Price movement is modest, with the median rising from $1,500,000 in 2024 to $1,510,000 in 2025, a 0.7% gain, suggesting the market has stabilised after prior growth rather than accelerating. Buyers should weigh the high outright-ownership rate of 40.5%, which points to long-term, debt-free holders reluctant to sell, keeping supply constrained and prices elevated compared to income levels.
For Buyers
The median house price of $1,500,000 is steep relative to local incomes at the 29.3rd percentile nationally, and the mortgage-to-income ratio hits 36.1%, above the 30% stress threshold. Separate houses make up 60.5% of dwellings, a meaningful share, and three-bedroom homes dominate at 34.5% of stock. Apartments account for 19.2%. Monthly mortgage repayments average $2,001. Price movement is modest, with the median rising from $1,500,000 in 2024 to $1,510,000 in 2025, a 0.7% gain, suggesting the market has stabilised after prior growth rather than accelerating. Buyers should weigh the high outright-ownership rate of 40.5%, which points to long-term, debt-free holders reluctant to sell, keeping supply constrained and prices elevated compared to income levels.
For Investors
The renter share of 40.7% is solid, comparable to many urban markets, but weekly rent of $440 against a $1,500,000 median implies a gross yield below 1.6%, among the lowest in regional NSW. The standout risk is the 17.4% vacancy rate, which is significantly higher than the national average and signals seasonal or holiday-driven demand rather than a stable, year-round tenant base. Development activity shows 32 applications in the past 12 months, mostly alterations and new dwellings, indicating incremental rather than large-scale supply. Overseas migration adds 76 residents a year on average, which is the stronger demand driver compared to internal migration of 37. Investors targeting this market are likely banking on capital appreciation rather than yield, given rent growth of 50.9% over the decade.
Development Activity
Total DAs
183
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
-28.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Brunswick Heads iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Brunswick Heads Public School
K-6 · 222 students
Demographics
The median age of 47 is 7.0 years above the national figure, reflecting an established resident base that is aging further, with the senior share rising 3.7 points over the decade. The university-qualified share reaches 34.9%, which is 4.8 points above national, consistent with a professional and semi-retired population. Overseas-born residents account for 18.4%, which is 3.2 points below the national average. Ancestry is predominantly Anglo-Celtic, led by English (838), Irish (341) and Scottish (233). Average household size is 2.2, which is 0.3 below national, consistent with the high proportion of couples without children at 33.0% of families. The volunteering rate of 24.9% is relatively high, pointing to a community-engaged older resident base.
Age Distribution
Bedrooms
Dwelling Structure
60.5%
Houses
6.2%
Townhouse
19.2%
Apartment
Tenure
Tenure data shows 40.5% own outright, 18.8% carry a mortgage and 40.7% rent, an unusually even three-way split. The high outright-ownership share compared to mortgage holders indicates much of the stock is held by established, debt-free owners who have lived here for years. Separate houses at 60.5% dominate, with apartments at 19.2% and semi-detached at 6.2%. Three-bedroom dwellings are most common at 34.5%, followed by two-bedroom at 25.1% and four-plus at 22.3%. The median house price edged from $1,500,000 in 2024 to $1,510,000 in 2025, a 0.7% CAGR, suggesting price stability rather than ongoing rapid growth. Rent stress affects tenants, with rent-to-income at 34.4%, above the 30% threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,001
Rent / wk
$440
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
33.0%
Couples, no children
1,194
Total families
Economy & Employment
Healthcare is the largest employer at 18.0% of the local workforce (107 workers), followed by Hospitality at 12.4% (74) and Education at 10.4% (62), a pattern typical of Northern Rivers coastal towns where tourism and services dominate. Professional/Technical roles account for 9.2% and Retail 8.7%. By occupation, Professionals lead at 199 workers, followed by Managers at 124. The full-time employment rate is 47.1%, below typical urban benchmarks, partly because 420 residents work part-time versus 374 full-time. The unemployment rate of 5.4% is moderate, and participation sits at 50.6%, with 607 residents not in the labour force, reflecting the older demographic. SEIFA scores place the suburb at decile 5 on IRSD and IRSAD, squarely average nationally, despite the premium house prices.
Unemployment
4.0%
Labour Force
4,944
Unemployed
196
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
47.1%
Part-time
47.5%
Participation
50.6%
Employed
794
Occupations
Top Industries
University
34.9%
Postgraduate
7.5%
Born Overseas
18.4%
Dwellings
792
Transport to Work
Walking and cycling account for 12.4% of commute mode, which is high compared to most Australian suburbs where active transport is below 5%, reflecting the compact coastal layout. Car dependence stands at 84.3% for those who do commute, consistent with limited public transport options in a small regional town. No schools are recorded within the suburb boundary, so families rely on nearby Byron Bay and Mullumbimba institutions. The IRSAD decile of 6 places the suburb above the national median in relative advantage, and the IEO decile of 7 indicates above-average education and occupation outcomes. The need-for-assistance rate of 6.2% (109 residents) is consistent with the older demographic. Housing stress affects both renters at 34.4% rent-to-income and mortgage holders at 36.1%.
Drive
84.3%
Public Transport
N/A
Walk / Cycle
12.4%
Work from Home
N/A
Population Forecast
+1.13%/yr
(+110 people/yr)
EstablishedPopulation grew 18.6% over the decade and the annual trend adds approximately 110 residents, a 1.13% growth rate. Medium forecasts project the SA2-level population reaching around 10,335 by 2031, with both overseas migration (76 per year) and internal migration (37 per year) contributing. The gentrification score of 22 signals early signs, with population up 21% since 2011 and a shift from lower to higher professional concentration. The senior share rose 3.7 points while the young-adult share fell 3.3 points, indicating the incoming residents skew middle-aged or older rather than young families. Rent growth of 50.9% over the period outpaced real income growth of 24.8%, compressing affordability, which moved from 70.1% in 2011 to 68.9% in 2021, classified as stable.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+76
Net Internal / yr
+37
Gentrification Signal
Early signs
Population +21% since 2011, Accelerating: 6% → 14%
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?
Brunswick Heads offers a quiet coastal lifestyle with active transport use at 12.4% and an IEO decile of 7, above average nationally for education and occupation outcomes. The median age is 47, reflecting an established community. The main trade-offs are a $1,500,000 median house price against household incomes at only the 29.3rd percentile nationally, and a 17.4% vacancy rate that signals a seasonal rather than year-round population.
What is the median house price in Brunswick Heads?
The median house price is $1,500,000, rising slightly to $1,510,000 in 2025, a 0.7% gain. Weekly rent averages $440 and monthly mortgage repayments run about $2,001. The mortgage-to-income ratio of 36.1% exceeds the 30% stress threshold, highlighting how expensive the market is relative to local incomes at the 29.3rd percentile nationally.
What schools are in Brunswick Heads?
No schools are recorded inside the Brunswick Heads boundary in this dataset. Families typically use schools in nearby Byron Bay or Mullumbimba. The local population is relatively well-educated, with 34.9% holding university qualifications, which is 4.8 points above the national figure.
Is Brunswick Heads safe?
Detailed crime statistics are not available for Brunswick Heads in this dataset. As a proxy indicator, the suburb scores decile 5 on IRSD nationally, which is average for relative disadvantage, and the IRSAD decile of 6 places it slightly above the national midpoint. The 24.9% volunteering rate suggests an engaged and community-oriented resident population of 1,905.
Is Brunswick Heads good for property investment?
The investment case is challenging on yield grounds. Weekly rent of $440 against a $1,500,000 median implies a gross yield below 1.6%, and the 17.4% vacancy rate is well above the national average, pointing to holiday-driven demand. Rent grew 50.9% over the decade, which is a positive signal. Overseas migration averages 76 arrivals a year, providing a thin but steady demand base.
How is Brunswick Heads's population changing?
The population of 1,905 grew 18.6% over the decade, with an annual trend of about 1.13%. Both internal migration (37 per year) and overseas migration (76 per year) contribute. The trajectory is aging, with the senior share up 3.7 points and the young-adult share down 3.3 points, so future growth is expected to come from middle-aged and older arrivals rather than young families.
How much development is happening in Brunswick Heads?
There were 32 development applications lodged in the past 12 months, including new dwellings, alterations and commercial works. Recent applications include a Complying Development Certificate for a dwelling house and a retail food and drink premises. This level of activity reflects incremental growth consistent with a small coastal town of 1,905 residents rather than large-scale residential expansion.
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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