Byron Bay
Coastal housing pressure sits beside a highly educated, internationally connected population: 29.9% vacancy, 41.1% renting and 33.0% born overseas shape Byron Bay more than its 6330 residents alone suggest. The median age is 39, just 1.0 year below the national figure, while university attainment is 41.6%, 11.5 percentage points above national. Household income sits near the national midpoint at the 49.7th percentile, helping explain why rents of $600 a week can remain burdensome. Compared with nearby Mullumbimby or Bangalow, buyers should treat Byron Bay as a distinct coastal market, checking holiday exposure, tenure and street-level liveability rather than assuming a single Northern Rivers pattern.
Population
6,330
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,561/wk
DAs (12 months)iDevelopment Applications lodged in the past year
211
Homebuyers face a tenure split that makes budgeting more important than lifestyle appeal alone. Renting at 41.1% is higher than outright ownership at 36.0%, while 20.6% carry a mortgage. The stated monthly mortgage figure is $2167 and rent is $600 weekly; mortgage stress reaches 32.1% of income and rent stress 38.4%. Dwelling choice is broader than a detached-house market, with 56.4% separate houses, 25.0% semi-detached homes and 12.8% apartments. Three-bedroom homes lead at 39.0%, followed by four-plus bedrooms at 25.1%. Compared with a conventional family market, the 15.1% share of zero or one-bedroom dwellings and 20.7% two-bedroom share create a larger small-home segment. Check insurance, strata, planning controls and exact address conditions before committing.
For Buyers
Homebuyers face a tenure split that makes budgeting more important than lifestyle appeal alone. Renting at 41.1% is higher than outright ownership at 36.0%, while 20.6% carry a mortgage. The stated monthly mortgage figure is $2167 and rent is $600 weekly; mortgage stress reaches 32.1% of income and rent stress 38.4%. Dwelling choice is broader than a detached-house market, with 56.4% separate houses, 25.0% semi-detached homes and 12.8% apartments. Three-bedroom homes lead at 39.0%, followed by four-plus bedrooms at 25.1%. Compared with a conventional family market, the 15.1% share of zero or one-bedroom dwellings and 20.7% two-bedroom share create a larger small-home segment. Check insurance, strata, planning controls and exact address conditions before committing.
For Investors
Byron Bay's rental case is supported by 41.1% renting and a $600 weekly rent, but a 29.9% vacancy rate makes headline yield and occupancy harder to interpret than in a simple shortage market. Vacancy should be read alongside tenure because empty dwellings do not necessarily equal long-term rental supply. Development activity reached 201 records in 12 months, with retail premises and indoor recreation among the visible examples, which may strengthen amenity but does not automatically add dwellings. Growth runs at 1.1% annually and overseas migration is the primary driver, supporting demand, while an aging trajectory and a 4.5-point senior-share increase point to changing tenant preferences. Compared with an investment thesis based only on capital growth, Byron Bay needs careful checks on short-stay exposure, management costs, insurance and the dwelling's lawful use.
Development Activity
Total DAs
1,078
Last 12 Months
211
YoY ChangeiYear-over-year change in DA lodgements
+11.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Byron Bay
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Byron Bay combines an older-leaning trajectory with education and overseas-born shares above national benchmarks. At 39, median age is 1.0 year below national, yet the trajectory is aging: senior share has risen 4.5 points while young share fell 1.0 point. University attainment is 41.6%, 11.5 points above national, and 33.0% of residents were born overseas, 11.4 points above national. English ancestry counts 2432, Irish 921 and Scottish 696; no religion is recorded for 3645 people, compared with 1573 identifying with Christianity. Average household size is 2.3, 0.2 below national, and 66.1% stayed at the same address while 33.9% turned over. Compared with nearby Mullumbimby and Bangalow, buyers should test whether their preferred pocket suits a smaller-household, older-leaning profile.
Age Distribution
Bedrooms
Dwelling Structure
56.4%
Houses
25.0%
Townhouse
12.8%
Apartment
Tenure
Byron Bay's housing stock is mixed, but its tenure pattern shows clear rental pressure. Outright ownership is 36.0%, mortgage ownership 20.6% and renting 41.1%, which is higher than outright ownership. The 29.9% vacancy rate adds complexity because vacant properties may not be part of the long-term rental pool. Separate houses account for 56.4%, followed by semi-detached homes at 25.0% and apartments at 12.8%. Three-bedroom dwellings are the largest bedroom group at 39.0%, while four-plus bedrooms represent 25.1%, two bedrooms 20.7% and zero or one bedroom 15.1%. With rent at $600 weekly, mortgage payments at $2167 monthly and rent-to-income pressure at 38.4%, affordability requires close scrutiny. Compared with nearby Mullumbimby or Bangalow, do not compare properties only by sale price; tenure, dwelling type, insurance and permitted use can materially change the outcome.
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $600.
$1,000
Bond data Jun 2026 · houses $1,300 · units $750
HH Size
2.3
Personal Income / wk
$805
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
29.9%
Unoccupied
1,006
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
38.4% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.5%
Couples with children
51.7%
Couples, no children
15.5%
Single parent
1,284
Total families
Economy & Employment
Hospitality is Byron Bay's largest employing industry at 23.2% and 514 workers, followed by healthcare at 14.8% and 328, professional and technology services at 11.4% and 254, education at 8.1% and 180, and construction at 7.9% and 176. The workforce is more part-time than full-time, with 1677 part-time workers versus 1190 full-time, while unemployment is 5.6% and participation is 59.6%. Socio-economic results are uneven: the IEO sits in decile 8, higher than the IER decile 5, while IRSAD is decile 7 and IRSD decile 6. This suggests education and occupational advantage is stronger than income and economic-resource advantage, consistent with professional and managerial work alongside lower-paid hospitality and part-time roles. Household income at the 49.7th percentile reinforces that contrast.
Unemployment
5.6%
Labour Force
3,354
Unemployed
187
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
37.6%
Part-time
53.0%
Participation
59.6%
Employed
3,167
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
41.6%
Postgraduate
8.8%
Born Overseas
33.0%
Dwellings
2,333
Transport to Work
Everyday mobility is more car-based than public-transport based: 50.0% drive to work compared with only 0.2% using public transport, while 15.6% walk or cycle and 31.2% work from home. That pattern supports local convenience and active travel for some residents, but makes car access more important for many households. Byron Bay has 2 government schools covering primary and secondary years, giving families local access while still requiring an enrolment-zone check against the exact address. Community participation is notable at 19.6% volunteering, and 4.5% of residents need assistance. IRSAD is in decile 7 and IEO in decile 8, both above the suburb's IRSD decile 6, indicating stronger advantage in education and occupation than in disadvantage measures. Car use is far higher than public transport use, so transport preferences should be tested street by street. A current crime rate is not available, so check NSW Police information for the exact location.
Drive
50.0%
Public Transport
0.2%
Walk / Cycle
15.6%
Work from Home
31.2%
Population Forecast
+1.1%/yr
(+126 people/yr)
EstablishedByron Bay has an established growth profile, with an annual trend of 1.1% driven primarily by overseas migration. Population change across the wider area runs at 26.1% over 10 years, compared with the current annual trend of 1.1%, indicating sustained expansion rather than a single short burst. The shift trajectory is Aging: senior share is up 4.5 points and young share is down 1.0 point, which may lift demand for accessible housing, healthcare and lower-maintenance homes. Gentrification signals are mixed, with a score of 18 and a Not gentrifying stage, while broader shift indicators mark gentrification as Active at 55. This points to population growth without a simple upgrading story, because overseas migration and ageing are changing demand at the same time.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+211
Net Internal / yr
-98
Gentrification Signal
Not gentrifying
Population +24% since 2011, Strong overseas inflow +211/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Byron Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Byron Bay a good suburb to live in?
Byron Bay suits people who value coastal access, walkability and a strong work-from-home base, with 31.2% working from home and 15.6% walking or cycling. Housing costs require care: rent is $600 weekly and 41.1% of residents rent, so lifestyle benefits should be weighed against affordability.
What is the median house price in Byron Bay?
A current median house price is not stated. For budgeting, weekly rent is $600 and the stated monthly mortgage figure is $2167. Compare recent sales for the exact dwelling type, because 56.4% of homes are separate houses, 25.0% are semi-detached and 12.8% are apartments.
What schools are in Byron Bay?
Byron Bay has 2 government schools: Byron Bay Public School for primary years and Byron Bay High School for secondary years. Families should check the enrolment zone for the exact address, as boundaries can affect access even when a school is nearby.
Is Byron Bay safe?
A reliable suburb-wide crime rate is not available for Byron Bay, so a broad safety label should not replace an address-level check. The suburb has 6330 residents and 33.9% resident turnover; review current NSW Police incidents, lighting and evening activity around the exact street.
Is Byron Bay good for property investment?
It can suit investors who understand a complex rental market. Renting is 41.1%, weekly rent is $600 and development activity reached 201 records in 12 months, but vacancy is also 29.9%. Check lawful use, short-stay exposure, insurance, management costs and long-term occupancy before relying on gross yield.
How is Byron Bay's population changing?
Growth is established at 1.1% annually and overseas migration is the primary driver. Across the wider area, population change is 26.1% over 10 years, while the trajectory is aging: the senior share rose 4.5 points and the young share fell 1.0 point.
What languages are spoken in Byron Bay?
English remains the dominant background, while 33.0% of residents were born overseas, 11.4 points above national. Recorded language groups include Portuguese with 48 people, French 44, Italian 44, German 38 and Japanese 24.
Is Byron Bay seeing much development?
Yes. Development activity reached 201 records over 12 months, with examples including indoor recreation and retail premises. The visible activity may change amenity and commercial choice, but it does not by itself confirm new housing, so check individual approvals for dwelling numbers and timing.
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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