Culburra Beach
A median age of 54 separates Culburra Beach from most coastal NSW suburbs, sitting 14 years above the national figure. With 2,946 residents spread across 13.37 km2 and a 40.8% housing vacancy rate, this is a destination where many dwellings sit empty most of the year because owners are elsewhere. Household income lands in the 27.6th percentile nationally, yet the median house price reached $970,000 in 2025. That tension between modest local incomes and high property values shapes nearly every aspect of the suburb's character, from who can afford to buy to why 48.5% of homes are owned outright with no mortgage.
Population
2,946
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$1,247/wk
DAs (12 months)iDevelopment Applications lodged in the past year
60
Median House
$950K
2024-2025 (PSI derived)
The median house price reached $970,000 in 2025, up 7.5% from $902,500 in 2024. Separate houses dominate at 88.4% of dwellings, giving buyers plenty of detached stock, with three-bedroom homes accounting for 44.1% and four-plus bedrooms a further 30.6%. The mortgage-to-income ratio sits at 32.7%, above the 30% stress threshold, because household incomes are well below the national median at the 27.6th percentile. Monthly mortgage repayments average $1,768, which is more manageable than many coastal markets, but the income base means affordability is stretched. With 48.5% of homes owned outright, Culburra Beach skews toward established owners and retirees rather than first-home buyers carrying debt.
For Buyers
The median house price reached $970,000 in 2025, up 7.5% from $902,500 in 2024. Separate houses dominate at 88.4% of dwellings, giving buyers plenty of detached stock, with three-bedroom homes accounting for 44.1% and four-plus bedrooms a further 30.6%. The mortgage-to-income ratio sits at 32.7%, above the 30% stress threshold, because household incomes are well below the national median at the 27.6th percentile. Monthly mortgage repayments average $1,768, which is more manageable than many coastal markets, but the income base means affordability is stretched. With 48.5% of homes owned outright, Culburra Beach skews toward established owners and retirees rather than first-home buyers carrying debt.
For Investors
A 40.8% vacancy rate is the defining investor metric here, far higher than typical residential markets, indicating this is substantially a holiday and second-home suburb rather than a primary rental market. Of the 24.4% of dwellings that are rented, weekly rent averages $350. Development activity remains active with 58 applications lodged in the past 12 months, including subdivision and dual occupancy work. Net overseas migration averages positive 20 people per year while internal migration runs at negative 18, a near-balanced position. The rent-to-income ratio is 28.1%, below the 30% stress threshold for current tenants, but thin demand against high vacancy limits yield potential compared to suburban rental markets.
Development Activity
Total DAs
417
Last 12 Months
60
YoY ChangeiYear-over-year change in DA lodgements
-4.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Culburra Beach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Culburra Public School
K-6 · 219 students
Demographics
The median age of 54 is 14 years above the national average and rising, with the senior share up 4.4 percentage points over the decade while the working-age share fell 2.2 points. Only 12.3% of residents were born overseas, which is 9.3 points below the national figure, and ancestry is strongly Anglo-Celtic: English (1,348 residents), Irish (393) and Scottish (300) lead the count. University qualifications reach 24.3%, which is 5.8 points below the national rate, consistent with a population that includes many retirees who completed education in earlier decades when university participation was lower. Average household size of 2.2 is slightly below the national figure, reflecting the couples-without-children majority where 42.8% of families fall into that category.
Age Distribution
Bedrooms
Dwelling Structure
88.4%
Houses
9.0%
Townhouse
1.4%
Apartment
Tenure
The ownership structure reflects the retirement and holiday-home character: 48.5% of homes are owned outright, 27.1% carry a mortgage and 24.4% are rented. A 40.8% vacancy rate means many dwellings are neither owner-occupied nor rented as permanent residences. Stock is overwhelmingly detached houses at 88.4%, with semi-detached dwellings at 9.0% and apartments at just 1.4%. The price rose from $902,500 in 2024 to $970,000 in 2025, a 7.5% one-year gain. Three-bedroom homes account for 44.1% and four-plus bedrooms 30.6%, a larger-than-average four-plus bedroom share compared to many NSW suburbs, consistent with family beach house demand. Mortgage-to-income at 32.7% triggers the stress threshold despite prices being lower than many Sydney-adjacent coastal markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,768
Rent / wk
$350
HH Size
2.2
Personal Income / wk
$633
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
40.8%
Unoccupied
880
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.7% stressed
Community Profile
Ancestry
Household Composition
42.8%
Couples, no children
2,183
Total families
Economy & Employment
Healthcare leads employment at 19.1% of local workers (157 people), followed by Education at 14.0% (115) and Construction at 13.9% (114). Public Administration accounts for 10.8% and Professional/Technical services 6.8%. By occupation, Professionals top the count at 246, then Community and Personal service workers at 196 and Managers at 130. The labour force participation rate is just 43.5%, well below national norms, because 1,251 residents are not in the labour force. This reflects the aging profile where many residents are retired. The unemployment rate among the active workforce is 5.7% with 64 people looking for work. SEIFA tells a mixed story: IRSD decile 4 and IRSAD decile 3 indicate below-average advantage nationally, while IER decile 5 sits near the median.
Unemployment
3.0%
Labour Force
2,097
Unemployed
63
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.3%
Part-time
35.0%
Participation
43.5%
Employed
1,053
Occupations
Top Industries
University
24.3%
Postgraduate
6.4%
Born Overseas
12.3%
Dwellings
1,280
Transport to Work
Car dependency is high at 89.9% of residents driving to work, compared to lower rates in urban centres, and 5.0% walk or cycle. Public transport data is not available for this area. The volunteering rate of 17.3% is a positive community signal, and 10.0% of residents (284 people) need daily assistance, consistent with the elevated median age of 54. Rent-to-income at 28.1% is below the 30% stress threshold, keeping renting accessible for those who do rent. No schools are recorded within the Culburra Beach boundary in this dataset. SEIFA places the suburb in IRSAD decile 3 nationally, indicating below-average socioeconomic advantage overall, though the IER score at decile 5 reflects moderate economic resources relative to the population size.
Drive
89.9%
Public Transport
N/A
Walk / Cycle
5.0%
Work from Home
N/A
Population Forecast
-0.12%/yr
(-6 people/yr)
EstablishedPopulation growth has been slow: the 10-year change was 6.6% to reach 2,946 residents, and the current annual trend is effectively flat at negative 0.12% per year (roughly 6 fewer people annually). Medium forecasts project the SA2-level population declining gradually from around 5,039 to 4,993 by 2031. Net internal migration is negative 18 per year on average, offset by overseas arrivals of positive 20, producing a balanced but fragile position. The suburb carries an aging trajectory signal: with the senior share rising 4.4 points since 2011 and the young adult share shrinking, natural population replacement is slow. Rent growth of 50.5% over the decade outpaced real income growth of 25.0%, compressing affordability for renters relative to a decade ago.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+20
Net Internal / yr
-18
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Culburra Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Culburra Beach a good suburb to live in?
Culburra Beach suits retirees and those seeking a coastal lifestyle well, with 48.5% of homes owned outright and a quiet, low-density setting of 220 people per km2. The trade-off is limited local employment (participation rate just 43.5%), a median age of 54 that reflects the dominant demographic, and IRSAD decile 3 nationally for overall advantage.
What is the median house price in Culburra Beach?
The median house price is $970,000 as of 2025, up 7.5% from $902,500 in 2024. Weekly rent averages $350 and monthly mortgage repayments run about $1,768. The mortgage-to-income ratio is 32.7%, above the 30% stress threshold given household incomes sit in the 27.6th percentile nationally.
What schools are in Culburra Beach?
No schools are recorded inside the Culburra Beach suburb boundary in this dataset. Families typically access schools in nearby Nowra and other Shoalhaven area centres. University qualifications among residents reach 24.3%, which is 5.8 points below the national average.
Is Culburra Beach safe?
Detailed suburb-level crime data is not available for Culburra Beach in this dataset. As an indirect indicator, the IRSD decile score of 4 nationally places the suburb in the lower half for relative disadvantage. The volunteering rate of 17.3% and low population density of 220 people per km2 suggest a quiet, low-activity community.
Is Culburra Beach good for property investment?
The high vacancy rate of 40.8% is the key caution for investors, signalling that a large share of dwellings are holiday or second homes rather than permanent rental stock. Weekly rent of $350 against a $970,000 median implies a gross yield below 2%, and population growth is essentially flat at negative 0.12% annually. The 7.5% one-year price gain from 2024 to 2025 shows capital growth potential, but it depends on holiday-home demand.
How is Culburra Beach's population changing?
The resident population of 2,946 grew 6.6% over the past decade but is now essentially flat, declining by about 6 people per year. Medium forecasts project gradual shrinkage toward 4,993 at the SA2 level by 2031. The population is aging: the senior share rose 4.4 points since 2011, and net internal migration averages negative 18 per year.
How much development is happening in Culburra Beach?
There were 58 development applications lodged in the past 12 months, including subdivision work, dwelling alterations and a dual occupancy application for 2 dwellings. Activity is moderate for a suburb of 2,946 residents, indicating ongoing reinvestment in the existing housing stock and some incremental densification.
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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