Bundanoon
With a median age of 59, Bundanoon sits 19 years above the national figure, making it one of NSW's most distinctly age-skewed communities outside retirement villages. The population of 2,869 spreads across 58.88 square kilometres, giving a density of just 48.7 people per km2, and 60.9% of households own their home outright. Despite that wealth signal, household income falls in the 30th percentile nationally, a pattern consistent with asset-rich, income-constrained retirees. University qualifications reach 36.4%, which is 6.3 points above the national average, and the separate-house share of 96.1% leaves almost no apartment stock.
Population
2,869
Median Age
59.0
Household IncomeiMedian weekly household income (ABS Census)
$1,290/wk
DAs (12 months)iDevelopment Applications lodged in the past year
52
Median House
$1.1M
2024-2025 (PSI derived)
The median house price of $1,073,500 (2024-2025 PSI derived) places Bundanoon well above the national median for detached houses. Prices dipped 4.1% from $1,090,000 in 2024 to $1,045,000 in 2025, suggesting the market cooled modestly after a peak. Monthly mortgage repayments average $1,820, but the mortgage-to-income ratio of 32.6% exceeds the 30% stress threshold given household income in the 30th percentile nationally. The 4-bedroom-plus segment dominates at 44.1% of dwellings, with 3-bedroom homes at 41.5%, reflecting a large-lot character rather than compact living. Only 25.9% of households carry a mortgage, versus 60.9% who own outright, so most buyers are entering a market where long-held, debt-free owners set the price floor.
For Buyers
The median house price of $1,073,500 (2024-2025 PSI derived) places Bundanoon well above the national median for detached houses. Prices dipped 4.1% from $1,090,000 in 2024 to $1,045,000 in 2025, suggesting the market cooled modestly after a peak. Monthly mortgage repayments average $1,820, but the mortgage-to-income ratio of 32.6% exceeds the 30% stress threshold given household income in the 30th percentile nationally. The 4-bedroom-plus segment dominates at 44.1% of dwellings, with 3-bedroom homes at 41.5%, reflecting a large-lot character rather than compact living. Only 25.9% of households carry a mortgage, versus 60.9% who own outright, so most buyers are entering a market where long-held, debt-free owners set the price floor.
For Investors
Rental demand is thin. The renter share sits at 13.2%, well below the national average, and weekly rent averages $400. Against a $1,073,500 median, that translates to a gross yield near 1.9%, low by regional NSW standards. The vacancy rate of 13.4% is high and points to genuine rental oversupply in a small market. Development activity is moderate at 45 applications in the past 12 months, mostly dwelling and subdivision works rather than new rental supply. The turnover rate is 20.5%, meaning one in five households moved in the last five years, which is moderate. The combination of a high vacancy rate, thin renter pool and income in the 30th percentile nationally makes this a capital-hold rather than yield-driven market.
Development Activity
Total DAs
361
Last 12 Months
52
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bundanoon iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bundanoon Public School
K-6 · 125 students
Demographics
The median age of 59 is 19 years above the national figure, the clearest signal in the brief. Overseas-born residents account for 23.2%, which is 1.6 points above national, a modest international mix. Ancestry is heavily Anglo-Celtic: English (1,368), Scottish (470) and Irish (399) lead, with German (138) the main non-British group. University qualifications at 36.4% run 6.3 points above national despite the retirement-skewed profile, suggesting many residents held professional careers before settling here. Average household size is 2.2, which is 0.3 below national, and 48.1% of families are couples with no children, consistent with an empty-nester and retiree base. Volunteering is high at 25.3%, more than double the rate seen in many urban suburbs.
Age Distribution
Bedrooms
Dwelling Structure
96.1%
Houses
1.4%
Townhouse
1.7%
Apartment
Tenure
Bundanoon's housing stock is almost entirely separate houses at 96.1%, with apartments at 1.7% and semi-detached at 1.4%. Four-bedroom-plus homes make up 44.1% and three-bedroom 41.5%, confirming a large-home, large-lot character. Tenure splits starkly: 60.9% own outright, 25.9% carry a mortgage and 13.2% rent, with outright ownership far higher than the state average. The median house price fell from $1,090,000 in 2024 to $1,045,000 in 2025, a 4.1% decline over one year. Rent-to-income at 31.0% and mortgage-to-income at 32.6% both exceed the 30% stress threshold, which matters given household income in the 30th percentile nationally. The 13.4% vacancy rate is elevated and likely reflects holiday-let and seasonal holdings rather than permanent rental stock.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,820
Rent / wk
$400
HH Size
2.2
Personal Income / wk
$664
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.4%
Unoccupied
189
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.0% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.6% stressed
Community Profile
Ancestry
Household Composition
48.1%
Couples, no children
2,158
Total families
Economy & Employment
Healthcare leads local employment at 18.6% (156 workers), followed by Construction at 11.9% (100) and Education at 11.7% (98), with Professional/Tech at 11.6% (97) and Retail at 6.1% (51). By occupation, Professionals (256) and Managers (173) are the top two groups, reflecting the high university attainment of 36.4%. Unemployment is low at 3.0%, but the participation rate of just 42.6% is the key economic signal: 1,241 residents are not in the labour force, consistent with a large retiree population. Full-time employment runs at 53.5% among those who are employed. The household income percentile of 30 nationally indicates that despite professional backgrounds and outright home ownership, current income flows are modest, driven by superannuation and investment returns rather than wages.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.5%
Part-time
43.5%
Participation
42.6%
Employed
1,050
Occupations
Top Industries
University
36.4%
Postgraduate
10.9%
Born Overseas
23.2%
Dwellings
1,225
Transport to Work
Car dependence is near-total at 89.3% of commuters, compared to 1.6% using public transport, a function of the rural setting and 58.88 square kilometre footprint. Walking and cycling account for 3.4%. No schools are recorded within the Bundanoon boundary in this dataset, so families depend on schools in neighbouring Southern Highlands towns such as Moss Vale or Bowral. The need-for-assistance rate of 7.4% (203 residents) is consistent with the aging profile and is higher than most urban suburbs. Volunteering at 25.3% is well above the national average, signalling a strong community participation culture. SEIFA index data is not available for this suburb, so relative disadvantage cannot be ranked against state or national deciles.
Drive
89.3%
Public Transport
1.6%
Walk / Cycle
3.4%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bundanoon compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bundanoon a good suburb to live in?
Bundanoon suits retirees and lifestyle buyers well. The median age of 59 is 19 years above national, 60.9% of households own their homes outright, and the volunteering rate of 25.3% reflects strong community engagement. Car access is essential as public transport covers only 1.6% of commuters. Families should note no schools are recorded within the suburb boundary.
What is the median house price in Bundanoon?
The median house price is $1,073,500 (2024-2025 PSI derived). Prices dipped 4.1% from $1,090,000 in 2024 to $1,045,000 in 2025. Monthly mortgage repayments average $1,820. Weekly rent is $400 for those in the rental market, which makes up just 13.2% of households.
What schools are in Bundanoon?
No schools are recorded inside the Bundanoon boundary in this dataset. Families typically travel to neighbouring Southern Highlands centres such as Moss Vale or Bowral. University qualifications among residents reach 36.4%, which is 6.3 points above the national average, reflecting the professional backgrounds of the retiree population.
Is Bundanoon safe?
Specific crime rate data is not available for Bundanoon in this dataset. As indirect indicators, the suburb has a low unemployment rate of 3.0% and a high proportion of long-term, outright-owning residents at 60.9%, with 79.5% having stayed in the same dwelling over five years, all factors associated with lower crime risk nationally.
Is Bundanoon good for property investment?
Investors face headwinds. The gross rental yield is approximately 1.9% against a $1,073,500 median and $400 weekly rent, which is low compared to regional NSW averages. The vacancy rate of 13.4% signals oversupply in the rental segment. The 4.1% price decline from 2024 to 2025 further reduces near-term capital growth appeal.
How is Bundanoon's population changing?
No formal population forecast is in this dataset, but structural signals point to slow growth. The median age of 59 is 19 years above national, and 79.5% of residents stayed in the same dwelling over five years. Development activity of 45 applications in 12 months suggests modest organic growth driven by new dwelling construction rather than subdivision at scale.
How much development is happening in Bundanoon?
There were 45 development applications lodged in the past 12 months. Recent samples include dwelling house constructions and a subdivision modification, consistent with gradual infill rather than large-scale growth. The 96.1% separate-house share leaves little room for medium-density development compared to state averages.
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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