Buff Point
A median age of 44 sits 4.0 years above the national figure, making Buff Point one of the older residential communities on the Central Coast. Set across 2.09 square kilometres, the suburb holds 3,559 residents at a density of 1,700 per km2, with 96.1% of dwellings being separate houses, a detached-house share far above the national average. Household income falls in the 33rd percentile nationally, yet the median house price reached $825,000 in 2025, pushing mortgage repayments to a stress level of 30.3% of household income. The suburb carries a SEIFA IRSAD decile of 2, placing it in the bottom quintile for relative advantage nationally.
Population
3,559
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,323/wk
DAs (12 months)iDevelopment Applications lodged in the past year
25
Median House
$825K
2024-2025 (PSI derived)
The median house price in Buff Point was $820,000 in 2025, down from a 2024 peak of $832,250, a 1.5% correction over one year. With monthly mortgage repayments averaging $1,733 and household income in the 33rd percentile nationally, mortgage stress is real at 30.3% of income, above the 30% threshold. Stock is almost entirely detached houses at 96.1%, with apartments just 1.5%, so buyers compete in a narrow, homogeneous market. Three-bedroom homes account for 46.8% of dwellings and 4-plus bedroom homes 34.6%, skewing larger than the national mix. Outright owners make up 40.0% of households, higher than typical mortgage-belt suburbs, suggesting a mature resident base with paid-off debt rather than a churn of recent buyers.
For Buyers
The median house price in Buff Point was $820,000 in 2025, down from a 2024 peak of $832,250, a 1.5% correction over one year. With monthly mortgage repayments averaging $1,733 and household income in the 33rd percentile nationally, mortgage stress is real at 30.3% of income, above the 30% threshold. Stock is almost entirely detached houses at 96.1%, with apartments just 1.5%, so buyers compete in a narrow, homogeneous market. Three-bedroom homes account for 46.8% of dwellings and 4-plus bedroom homes 34.6%, skewing larger than the national mix. Outright owners make up 40.0% of households, higher than typical mortgage-belt suburbs, suggesting a mature resident base with paid-off debt rather than a churn of recent buyers.
For Investors
The renter share is 22.7%, below the national average, and weekly rent sits at $380. Against the $820,000 median that implies a gross yield near 2.4%, modest by regional NSW standards. Vacancy at 6.9% is elevated, meaning prospective landlords face real letting risk in a low-rental-demand catchment. Development activity in the past 12 months reached 20 applications, mostly alterations and additions rather than new dwellings, so supply pressure is limited. Net overseas migration contributes around 30 residents annually and internal migration adds roughly 12, giving a combined driver that is positive but thin. Population grew 8.5% over the prior decade, and the medium forecast adds 54 residents per year through 2031, supporting modest but not strong demand growth.
Development Activity
Total DAs
151
Last 12 Months
25
YoY ChangeiYear-over-year change in DA lodgements
-10.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 44 is 4.0 years above the national figure, and the senior share rose 1.1 points over the decade while the working-age share grew only 1.2 points. Overseas-born residents account for 10.4% of the population, 11.2 percentage points below the national rate, reflecting a locally rooted community. Ancestry is strongly Anglo-Celtic: English (1,617 residents), Irish (390) and Scottish (361) are the top three ancestries. University qualifications reach 15.7%, which is 14.4 points below the national figure, consistent with the SEIFA IEO decile of 2 for educational attainment. Average household size is 2.4, marginally below the national figure by 0.1. Volunteering sits at 10.2% and 7.9% of residents need daily assistance, a rate above the national average that reflects the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
96.1%
Houses
2.4%
Townhouse
1.5%
Apartment
Tenure
Buff Point is almost entirely a detached-house suburb at 96.1% separate houses, compared to the national mix where apartments and semi-detached homes account for a much larger share. Tenure splits to 40.0% outright owners, 37.4% with a mortgage and 22.7% renting. The high outright-ownership share indicates long-established residents rather than recent speculative buyers. Three-bedroom homes are the modal type at 46.8% and 4-plus bedroom homes follow at 34.6%, while 2-bedroom homes are just 17.1%. The median price slipped from $832,250 in 2024 to $820,000 in 2025, a 1.5% fall over one year. Rent-to-income is 28.7%, below the 30% stress threshold, but mortgage-to-income at 30.3% crosses it, so buyers entering at current prices face pressure relative to local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$380
HH Size
2.4
Personal Income / wk
$657
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.9%
Unoccupied
102
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.3% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.5%
Couples, no children
2,825
Total families
Economy & Employment
Healthcare is the dominant industry at 24.3% of workers (230 employed), unusually high relative to most suburbs and reflecting both the older resident profile and the broader Central Coast health-sector base. Construction follows at 15.7% (148 workers) and Education at 10.9% (103 workers). By occupation, Community and Personal Services leads at 228 workers, Professionals at 211 and Clerical/Admin at 200, with Labourers at 180. The unemployment rate is 5.4%, above national levels, and the participation rate is just 47.4% because 1,220 residents are not in the labour force, a direct consequence of the older median age of 44. Real incomes grew 25.8% over the decade, though the SEIFA IRSAD decile of 2 places the suburb near the bottom nationally for combined advantage.
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
56.7%
Part-time
37.9%
Participation
47.4%
Employed
1,298
Occupations
Top Industries
University
15.7%
Postgraduate
2.5%
Born Overseas
10.4%
Dwellings
1,387
Transport to Work
Car dependence is near-total at 92.5% of commuters driving, compared to a national average that includes far more public-transport users. Public transport use is just 1.9% because the suburb sits outside dense rail and bus corridors. The SEIFA IRSAD decile of 2 places Buff Point in the bottom quintile nationally for overall advantage, driven by lower incomes and education levels rather than acute disadvantage. No schools are recorded within the suburb boundary, so families rely on schools in neighbouring 2262-postcode communities. Mortgage stress affects a segment of buyers at 30.3% of household income, while rent stress remains below threshold at 28.7%. The vacancy rate of 6.9% and low overseas-born share of 10.4% suggest limited population diversity by national standards.
Drive
92.5%
Public Transport
1.9%
Walk / Cycle
1.0%
Work from Home
N/A
Population Forecast
+0.54%/yr
(+54 people/yr)
EstablishedPopulation grew 8.5% over the prior decade, reaching 3,559 now, and the medium forecast adds roughly 54 persons per year through 2031. The SA2-level historical series shows the broader catchment rising from 9,923 in 2023 to 10,066 in 2025, confirming steady if unspectacular momentum. Net overseas migration contributes 30 residents annually and internal migration adds 12, together outpacing any natural decline. Rent growth was 50.0% over the measured period, far above income growth of 25.8%, which has compressed affordability. The gentrification score is 46 with a stage of Active at the shift level, but the formal gentrification index reads Not Gentrifying, suggesting organic demographic aging rather than an investor-driven transformation. Affordability drifted slightly from 58.1% in 2011 to 56.3% in 2021, a stable but elevated burden.
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 Buff Point compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Buff Point a good suburb to live in?
Buff Point suits owner-occupier families who prefer low-density detached housing. The suburb is 96.1% separate houses with 40.0% of households owning outright. The SEIFA IRSAD decile of 2 places it in the bottom quintile nationally for advantage, and services are limited, with no schools inside the suburb boundary. Car dependence is near-total at 92.5% of commuters.
What is the median house price in Buff Point?
The median house price was $820,000 in 2025, down 1.5% from the 2024 peak of $832,250. Monthly mortgage repayments average $1,733. Weekly rent averages $380 and mortgage-to-income sits at 30.3%, which is at the stress threshold relative to the 33rd-percentile household income.
What schools are in Buff Point?
No schools are recorded inside the Buff Point suburb boundary in this dataset. Families in the 2262 postcode typically attend schools in neighbouring suburbs. University qualifications locally reach 15.7%, which is 14.4 percentage points below the national figure.
Is Buff Point safe?
Detailed crime statistics are not available for Buff Point in this dataset. The suburb scores SEIFA IRSD decile 3, placing it in the lower third nationally for relative disadvantage. About 7.9% of residents (268 people) need daily assistance, above average nationally, linked to the older median age of 44.
Is Buff Point good for property investment?
Weekly rent of $380 against a $820,000 median implies a gross yield near 2.4%, modest for regional NSW. The vacancy rate is elevated at 6.9%, which creates letting risk. Population growth of 8.5% over the prior decade is positive, and net migration adds roughly 42 residents annually, but the low renter share of 22.7% limits tenant demand.
How is Buff Point's population changing?
The population grew 8.5% over the prior decade to 3,559 residents. The medium forecast adds about 54 persons per year through 2031. Net overseas migration contributes 30 residents annually and internal migration around 12. The profile is aging, with the median age of 44 sitting 4.0 years above the national figure.
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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