Budgewoi
The standout feature of Budgewoi is its established, detached housing profile: 88.7% of dwellings are separate houses, while the median age is 44, or 4 years above the national figure. The suburb has 3,497 residents across 2.79 square kilometres, with a 12.6% vacancy rate that is high compared with a tightly supplied market. Compared with the broader housing mix around nearby Toukley and Lake Haven, Budgewoi feels more focused on traditional family and downsizer homes. Its slower, settled character reflects an older population, strong local tenure and limited apartment stock.
Population
3,497
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,289/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Budgewoi suits buyers seeking a conventional house rather than an apartment, with 88.7% of dwellings separate houses and only 7.6% apartments. Three-bedroom homes account for 41.5% of stock, compared with 29.0% for four or more bedrooms, giving the market a practical mid-sized family orientation. Weekly rent is $350 and the typical monthly mortgage figure is $1,717, but mortgage costs equal 30.8% of income, a pressure point against household income at the 30th percentile. Compared with higher-income locations, buyers may need to prioritise loan size, commuting costs and property condition because household budgets are more constrained.
For Buyers
Budgewoi suits buyers seeking a conventional house rather than an apartment, with 88.7% of dwellings separate houses and only 7.6% apartments. Three-bedroom homes account for 41.5% of stock, compared with 29.0% for four or more bedrooms, giving the market a practical mid-sized family orientation. Weekly rent is $350 and the typical monthly mortgage figure is $1,717, but mortgage costs equal 30.8% of income, a pressure point against household income at the 30th percentile. Compared with higher-income locations, buyers may need to prioritise loan size, commuting costs and property condition because household budgets are more constrained.
For Investors
Budgewoi presents a mixed rental proposition. Renting accounts for 29.9% of households versus 36.8% owning outright, while weekly rent is $350. The 12.6% vacancy rate is high compared with a tightly supplied market, which can make tenant competition and rent growth less predictable even after rent growth of 50.0% across the measured period. Development activity reached 32 applications in 12 months, including secondary dwellings and new houses, adding potential supply. Forecast growth is 0.54% annually with Balanced migration, so the investment case relies more on affordability and gradual demand than on rapid population expansion.
Development Activity
Total DAs
187
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
-14.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Budgewoi
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Budgewoi has an older profile than Australia overall: the median age is 44, which is 4 years above the national figure. Only 11.5% of residents were born overseas, 10.1 percentage points below national levels, while university attainment is 17.0%, or 13.1 points below national levels. English ancestry is recorded for 1,520 people, followed by Irish at 444 and Scottish at 346. Christianity accounts for 1,719 people compared with 1,388 reporting no religion. Compared with nearby Toukley and Lake Haven, Budgewoi reads as a more settled, locally rooted pocket because mobility is low at 22.0% turnover and the average household has 2.3 people.
Age Distribution
Bedrooms
Dwelling Structure
88.7%
Houses
1.7%
Townhouse
7.6%
Apartment
Tenure
Housing in Budgewoi is strongly detached: separate houses make up 88.7% of dwellings, compared with 7.6% apartments and 1.7% semi-detached homes. Tenure is divided between 36.8% owned outright, 32.4% with a mortgage and 29.9% rented, creating a meaningful mix of long-term owners, borrowers and tenants. Three-bedroom dwellings represent 41.5% of stock versus 29.0% with four or more bedrooms. Compared with more mixed housing pockets around Toukley and Lake Haven, Budgewoi is more conventional and land-based. The 12.6% vacancy rate is high, partly because the suburb has an established housing base and a smaller rental pool.
Mortgage / mo
$1,717
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $350.
$620
Bond data Jun 2026 · houses $630 · units $480
HH Size
2.3
Personal Income / wk
$663
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.6%
Unoccupied
205
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.8% stressed
Community Profile
Ancestry
Household Composition
31.8%
Couples with children
42.0%
Couples, no children
25.4%
Single parent
927
Total families
Economy & Employment
Healthcare is Budgewoi's largest industry at 22.7%, followed by construction at 13.8%, education at 12.2%, retail at 8.3% and public administration at 6.3%. The occupation mix is led by professionals with 249 workers, closely followed by trades at 237, then community and personal services at 203. Labour-force participation is 50.8%, unemployment is 6.7% and 1,486 people are in the labour force. Household income is $1,289 weekly and sits at the 30th percentile. Socioeconomic results are below national midpoint levels, with IEO decile 2, IRSAD decile 2, IRSD decile 3 and IER decile 4. The higher IER result compared with IEO reflects economic resources that are stronger than education and occupation measures alone would suggest.
Unemployment
6.7%
Labour Force
1,486
Unemployed
100
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
50.0%
Part-time
35.0%
Participation
50.8%
Employed
1,386
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
17.0%
Postgraduate
3.5%
Born Overseas
11.5%
Dwellings
1,414
Transport to Work
Daily travel in Budgewoi is car dependent: 69.9% of residents drive to work compared with 0.4% using public transport, while only 1.5% walk or cycle. Working from home is relatively common at 24.6%, which partly reduces commuting pressure. Local schooling includes Budgewoi Public School, a government primary option; families should check enrolment zones against the exact address and plan secondary access separately. The IRSAD decile is 2, below the national midpoint, so household affordability and access to services are important practical considerations. Compared with better-connected urban areas, Budgewoi relies more on private vehicles because public transport use is very low. Check current police incident trends by street before making a safety decision.
Drive
69.9%
Public Transport
0.4%
Walk / Cycle
1.5%
Work from Home
24.6%
Population Forecast
+0.54%/yr
(+54 people/yr)
EstablishedBudgewoi's growth outlook is steady rather than rapid, with forecast annual growth of 0.54% and Balanced migration as the primary driver. The wider area's population change is forecast at 8.5% over 10 years, while the shift trajectory is labelled Mixed. Affordability is classified as Stable, moving from 58.1 in 2011 to 56.3 in 2021, and real income growth reached 25.8%. Gentrification signals are also mixed: the shift profile records a score of 46 and an Active stage, while the current gentrification measure is 0 and labelled Not gentrifying. Compared with a high-growth corridor, this points to incremental change because established housing and balanced migration limit sharp transformation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+30
Net Internal / yr
+12
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Budgewoi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Budgewoi a good suburb to live in?
Budgewoi can suit households wanting detached homes, a quieter established setting and lower-density living. Separate houses account for 88.7% of dwellings, the median age is 44 and 24.6% work from home. Car dependence is substantial, with 69.9% driving, so daily convenience depends on access to a vehicle.
What is the median house price in Budgewoi?
A current median house price is not stated for Budgewoi, so buyers should compare recent settled sales by dwelling type and date. Useful local benchmarks include $350 weekly rent, a $1,717 monthly mortgage figure and an 88.7% separate-house share. Those measures help frame affordability while a current sales search is completed.
What schools are in Budgewoi?
Budgewoi Public School is the identified local school and provides a government primary option. Families should confirm the enrolment zone for the exact address and check secondary-school travel arrangements before buying. The suburb has 3,497 residents, so school access and transport should be assessed at street level rather than assumed across the whole area.
Is Budgewoi safe?
Safety should be checked using the latest NSW Police incident information and the exact street, because conditions can vary within a 2.79 square kilometre suburb. Budgewoi has 3,497 residents and a relatively established housing pattern. Visit at different times, review lighting and traffic, and compare recent local incidents before making a decision.
Is Budgewoi good for property investment?
The investment case is mixed rather than a clear high-growth play. Weekly rent is $350, renting accounts for 29.9% of households and vacancy is 12.6%, which is high compared with a tightly supplied market. Development activity reached 32 applications in 12 months, while forecast annual growth is 0.54% and migration is Balanced.
How is Budgewoi's population changing?
Budgewoi has 3,497 residents today and the wider area's forecast population change is 8.5% over 10 years. Forecast annual growth is 0.54%, migration is labelled Balanced and the trajectory is Mixed. The median age is 44, or 4 years above national levels, so change is likely to be gradual and shaped by established households.
What development is happening in Budgewoi?
Development activity reached 32 applications over 12 months, including secondary dwellings and new dwelling houses. This level is meaningful for a small suburb because additions can affect rental supply and streetscape character. With 88.7% separate houses and forecast growth of 0.54% annually, activity is more likely to add incremental housing than transform the suburb quickly.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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