Budgewoi
A 12.6% vacancy rate stands out sharply in Budgewoi, pointing to a suburb shaped by holiday ownership and seasonal demand rather than a permanent residential base. The median house price sits at $750,000 against a household income in the 30th percentile nationally, a combination that places mortgage costs at 30.8% of income, above the stress threshold. Separate houses account for 88.7% of dwellings in a 2.79 km2 footprint, with population at 3,497 and a median age of 44 that runs 4 years above the national figure.
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
Median House
$750K
2024-2025 (PSI derived)
The median house price is $750,000, rising from $725,000 in 2024 to $775,000 in 2025, a 6.9% gain. Separate houses dominate at 88.7% of stock, with apartments at just 7.6%, so buyers face a market that is heavily weighted toward detached dwellings. Three-bedroom homes make up 41.5% of stock and 4-plus bedroom homes 29.0%, making Budgewoi better suited to families or those wanting space than investors chasing unit yields. Monthly mortgage repayments average $1,717, but with household income in the 30th percentile nationally, the mortgage-to-income ratio reaches 30.8%, above the standard stress threshold of 30%. Outright owners at 37.2% outnumber both mortgage holders (32.7%) and renters (30.2%), reflecting an established owner base with lower debt exposure than newer growth suburbs.
For Buyers
The median house price is $750,000, rising from $725,000 in 2024 to $775,000 in 2025, a 6.9% gain. Separate houses dominate at 88.7% of stock, with apartments at just 7.6%, so buyers face a market that is heavily weighted toward detached dwellings. Three-bedroom homes make up 41.5% of stock and 4-plus bedroom homes 29.0%, making Budgewoi better suited to families or those wanting space than investors chasing unit yields. Monthly mortgage repayments average $1,717, but with household income in the 30th percentile nationally, the mortgage-to-income ratio reaches 30.8%, above the standard stress threshold of 30%. Outright owners at 37.2% outnumber both mortgage holders (32.7%) and renters (30.2%), reflecting an established owner base with lower debt exposure than newer growth suburbs.
For Investors
Renters make up 30.2% of households at $350 weekly rent, producing a gross yield near 2.4% against the $750,000 median, below what most investors target. The 12.6% vacancy rate signals surplus supply relative to permanent tenant demand, a direct consequence of the holiday-home market that inflates the dwelling count beyond residential need. Development activity is moderate with 26 applications in 12 months, including secondary dwelling applications indicating some granny flat interest. Net migration adds roughly 42 residents annually (12 internal, 30 overseas), supporting a 0.54% annual population growth rate that is modest but positive. Rent grew 50% over the census period, significantly above national levels, providing some support for future rental return. Investors should weigh the high vacancy and low yield against the capital growth of 6.9% recorded in the 2024-to-2025 period.
Development Activity
Total DAs
181
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
-25.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Budgewoi iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Budgewoi Public School
K-6 · 555 students
Demographics
The median age of 44 is 4 years above the national figure, and the demographic shift over the decade shows the senior share rising 1.1 points and the working-age share rising 1.2 points, a mixed trajectory without a clean aging signal. Overseas-born residents sit at 11.5%, which is 10.1 percentage points below the national average, reflecting an Anglo-dominant community. English ancestry leads at 1,520 residents, followed by Irish (444) and Scottish (346). University qualifications reach 17.0%, compared to the national rate of approximately 30.1%, a gap of 13.1 points that aligns with the lower occupational profile of the suburb. Average household size is 2.3, slightly below the national figure of 2.5. Couples with children (798) and couples without children (785) are nearly equal in number, with 31.1% of all families being couples with no dependent children.
Age Distribution
Bedrooms
Dwelling Structure
88.7%
Houses
1.7%
Townhouse
7.6%
Apartment
Tenure
Tenure is spread across three roughly equal groups: 37.2% own outright, 32.7% hold a mortgage and 30.2% rent. The high outright ownership share suggests many long-term residents have paid off their homes, which is consistent with the older median age of 44. Separate houses account for 88.7% of the stock, well above the national average, while apartments represent 7.6% and semi-detached 1.7%. Three-bedroom dwellings are most common at 41.5%, followed by 4-plus at 29.0% and 2-bedroom at 24.9%. The median house price moved from $725,000 to $775,000 between 2024 and 2025, a 6.9% gain, reaching a current level of $750,000 (PSI derived for 2024-2025). Rent-to-income at 27.2% stays below the 30% stress threshold for renters, while mortgage-to-income at 30.8% crosses above it, so buyers face more pressure than tenants relative to local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,717
Rent / wk
$350
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
31.1%
Couples, no children
2,522
Total families
Economy & Employment
Healthcare is the dominant employer at 22.7% of the local workforce (205 workers), a share that reflects the older demographic and demand for aged care and health services in the area. Construction follows at 13.8% (125 workers) and Education at 12.2% (110 workers), with Retail at 8.3% and Public Administration at 6.3%. By occupation, Professionals lead at 249, followed by Community and Personal Service workers at 203 and Labourers at 155. The unemployment rate is 7.8%, higher than the national rate, and the labour force participation rate of 43.6% is low because 1,207 residents are not in the labour force, consistent with the retiree and semi-retiree population. The IRSD decile of 3 and IRSAD decile of 2 place Budgewoi in the lower disadvantage tiers nationally, meaning most residents face above-average socioeconomic constraints. Household income sits in the 30th percentile nationally.
Unemployment
4.7%
Labour Force
4,641
Unemployed
219
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
33.4%
Participation
43.6%
Employed
1,178
Occupations
Top Industries
University
17.0%
Postgraduate
3.5%
Born Overseas
11.5%
Dwellings
1,414
Transport to Work
Transport in Budgewoi is almost entirely car-dependent: 92.7% of residents drive to work, compared to national averages where car commuting typically runs around 70%. Public transport is used by just 0.5% of commuters, reflecting limited bus and no rail service to the suburb. Walking and cycling accounts for 2.0% of trips. Crime data is not available for this suburb in the dataset. As an indirect indicator of disadvantage, the IRSAD decile of 2 places Budgewoi in the lower 20th percentile nationally, meaning residents face above-average barriers to resources and opportunities. No schools are recorded inside the Budgewoi boundary, so families depend on nearby suburbs for education. The volunteering rate of 9.7% indicates moderate community participation. The need-for-assistance rate is 8.1% (260 residents), slightly above what a younger suburb would show, consistent with the older-skewing population.
Drive
92.7%
Public Transport
0.5%
Walk / Cycle
2.0%
Work from Home
N/A
Population Forecast
+0.54%/yr
(+54 people/yr)
EstablishedAnnual population growth is 0.54%, adding roughly 54 residents per year, and the 10-year change of 8.5% shows steady incremental expansion. The broader SA2 population that Budgewoi sits within moved from 9,923 in 2023 to 10,066 in 2025. Medium forecasts project the population reaching approximately 10,361 by 2031. Migration is balanced, with average net overseas arrivals of 30 per year and net internal arrivals of 12, both contributing positively. The gentrification score at the suburb level registers 0 and the stage is not gentrifying, though the shift analysis scores 46 on a broader SA2 basis described as Active. Real income growth over the decade was 25.8% while affordability remained broadly stable (58.1% in 2011 vs 56.3% in 2021), suggesting prices rose broadly in line with income. The development pipeline of 26 applications in 12 months includes new house constructions and secondary dwellings, consistent with low-level organic growth.
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 suits retirees and sea-change buyers more than young families. The median age is 44, which is 4 years above national, outright ownership at 37.2% is high, and 88.7% of dwellings are separate houses. The IRSAD decile of 2 indicates lower socioeconomic advantage nationally, and car dependency is very high at 92.7%. No schools are recorded within the suburb boundary.
What is the median house price in Budgewoi?
The median house price is $750,000 (PSI derived, 2024-2025). Prices rose from $725,000 in 2024 to $775,000 in 2025, a 6.9% gain. Weekly rent averages $350 and monthly mortgage repayments are approximately $1,717, representing 30.8% of household income, above the standard stress threshold.
What schools are in Budgewoi?
No schools are recorded inside the Budgewoi boundary in this dataset. Families rely on schools in nearby suburbs. University qualifications among residents sit at 17.0%, which is 13.1 percentage points below the national figure, reflecting the local workforce and demographic profile.
Is Budgewoi safe?
Crime statistics are not available for Budgewoi in this dataset. As an indirect indicator, the suburb scores decile 3 on IRSD (relative disadvantage) and decile 2 on IRSAD nationally, both in the lower tiers, which typically correlates with higher rates of property crime compared to more advantaged areas. The need-for-assistance rate is 8.1% of residents.
Is Budgewoi good for property investment?
The investment case is mixed. Rent of $350 a week against a $750,000 median implies a gross yield of about 2.4%, below most investor benchmarks. The 12.6% vacancy rate signals oversupply relative to permanent tenants, which is common in holiday-coastal markets. On the upside, prices grew 6.9% from 2024 to 2025 and rent increased 50% over the census period.
How is Budgewoi's population changing?
Budgewoi grows at 0.54% annually, adding about 54 residents per year. The 10-year population change is 8.5%. The broader SA2 population reached 10,066 in 2025 and medium forecasts project around 10,361 by 2031. Net overseas migration of 30 per year and net internal arrivals of 12 per year both contribute positively.
How much development is happening in Budgewoi?
There were 26 development applications lodged in the past 12 months. Recent applications include new house constructions, secondary dwelling approvals and dwelling alterations. This moderate level of activity is consistent with a stable, established suburb adding incremental supply rather than undergoing rapid redevelopment.
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 Budgewoi on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map