Diamond Beach
A 21.0% vacancy rate is the defining number in Diamond Beach, far higher than the national norm and a direct result of holiday and seasonal ownership patterns in this small coastal community of 1,012 residents. The median age of 50 runs 10 years above the national figure, which explains why 48.4% of dwellings are owned outright with no mortgage, one of the highest outright-ownership shares you will find in NSW. Household income sits at the 33.4th percentile nationally, low for the asset values, because many residents are retirees on fixed incomes rather than active earners. Nearly 87% of housing is separate houses across a 10.4 square kilometre footprint at 97 people per km2.
Population
1,012
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,331/wk
DAs (12 months)iDevelopment Applications lodged in the past year
53
Median House
$725K
2024-2025 (PSI derived)
The median house price reached $750,000 in 2025, up from $640,000 in 2024, a 17.2% one-year gain that outpaces most coastal NSW benchmarks. Monthly mortgage repayments average $1,658 and the mortgage-to-income ratio sits at 28.8%, below the 30% stress threshold, which reflects affordable repayments relative to local incomes. Separate houses dominate at 87.4% of stock, with apartments at just 0.8%, so buyers face an almost exclusively house-and-land market. Large homes are common: 47.5% have four or more bedrooms and 39.9% have three, meaning the average purchase is a roomy family-sized dwelling. Outright ownership at 48.4% is well above the national average, signalling a settled, low-churn ownership base.
For Buyers
The median house price reached $750,000 in 2025, up from $640,000 in 2024, a 17.2% one-year gain that outpaces most coastal NSW benchmarks. Monthly mortgage repayments average $1,658 and the mortgage-to-income ratio sits at 28.8%, below the 30% stress threshold, which reflects affordable repayments relative to local incomes. Separate houses dominate at 87.4% of stock, with apartments at just 0.8%, so buyers face an almost exclusively house-and-land market. Large homes are common: 47.5% have four or more bedrooms and 39.9% have three, meaning the average purchase is a roomy family-sized dwelling. Outright ownership at 48.4% is well above the national average, signalling a settled, low-churn ownership base.
For Investors
A 21.0% vacancy rate is the central challenge for investors, more than triple the typical threshold for healthy demand. Weekly rent averages $400, and against the $750,000 median that implies a gross yield near 2.8%, modest for a regional coastal market. Renting households account for 22.9% of the suburb, a shallow pool compared to high-turnover urban markets. Development activity of 51 applications in the past 12 months shows ongoing construction interest, including tourist accommodation and dual-occupancy CDC approvals, suggesting the area attracts short-stay and holiday letting rather than long-term tenancies. Investors best positioned here are those targeting short-term rental to capture the seasonal demand that drives the high vacancy in the off-season.
Development Activity
Total DAs
285
Last 12 Months
53
YoY ChangeiYear-over-year change in DA lodgements
+20.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Diamond Beach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Hallidays Point Public School
K-6 · 302 students
Demographics
The median age of 50 is 10 years above the national average, placing Diamond Beach firmly in the aging-resident category. Overseas-born residents make up just 11.5% of the population, which is 10.1 percentage points below the national figure, and ancestry is strongly Anglo-Celtic: English (415), Irish (142) and Scottish (110) lead the count. The 74.4% of residents who stayed in the same address over the reference period reflects a stable, settled community rather than a transient one. University qualifications reach 27.6% of residents, 2.5 points below the national rate. Couples without children account for 40.2% of families, consistent with the older profile, while participation in volunteer work at 20.6% is notably active for a suburb this size.
Age Distribution
Bedrooms
Dwelling Structure
87.4%
Houses
9.7%
Townhouse
0.8%
Apartment
Tenure
The $750,000 median in 2025 represents a 17.2% increase from $640,000 in 2024, a strong one-year movement. Outright ownership at 48.4% outnumbers mortgage holders (28.7%) by a wide margin, typical of a retirement and lifestyle destination where long-held properties carry no debt. Renters at 22.9% are a minority, and rent-to-income at 30.1% is at the stress threshold, meaning renters feel the cost more acutely than mortgage holders. The stock is overwhelmingly separate houses (87.4%), with semi-detached at 9.7% and apartments at just 0.8%. Four-plus bedroom homes make up 47.5% of dwellings, pointing to generous suburban lots rather than compact coastal units. The 21.0% vacancy rate reflects the seasonal holiday nature of the suburb.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,658
Rent / wk
$400
HH Size
2.4
Personal Income / wk
$700
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
21.0%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.1% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.8%
Community Profile
Ancestry
Household Composition
40.2%
Couples, no children
761
Total families
Economy & Employment
Healthcare is the dominant employer at 24.7% of the workforce (74 workers), followed by Construction at 14.7% (44) and Education at 13.0% (39). Hospitality at 10.0% and Professional/Tech at 9.7% round out the top five, a mix that fits a service-oriented coastal community. The participation rate of 49.3% is notably below average, because 334 residents are not in the labour force, consistent with the high retirement-age share. Unemployment runs at 5.9%, above the national trend, while full-time employment among those who do work reaches 53.8%. Household income sits at the 33.4th percentile nationally, below average because retirees and part-time workers make up a large share of the 1,012-person population.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.8%
Part-time
40.3%
Participation
49.3%
Employed
385
Occupations
Top Industries
University
27.6%
Postgraduate
5.7%
Born Overseas
11.5%
Dwellings
381
Transport to Work
Car dependency is very high at 87.1% driving to work, while public transport use is just 1.0%, typical of a low-density coastal suburb without rail or frequent bus services. Walking and cycling account for 7.1% of commutes, above what car dependency alone would suggest, reflecting short local trips. No schools are recorded inside the suburb boundary, so families rely on nearby towns for schooling, an important practical consideration for households with children. Volunteering participation at 20.6% is a positive signal of community engagement for a suburb of only 1,012 people. The need-assistance rate is 4.4% (42 residents), and rent-to-income at 30.1% sits at the threshold nationally, making affordability a concern for the 22.9% who rent.
Drive
87.1%
Public Transport
1.0%
Walk / Cycle
7.1%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Diamond Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Diamond Beach a good suburb to live in?
Diamond Beach suits retirees and lifestyle seekers well: 48.4% of homes are owned outright, the median age is 50 (10 years above national), and 20.6% of residents volunteer actively. Trade-offs include a 1.0% public transport share, no schools inside the suburb, and household income sitting at the 33.4th percentile nationally.
What is the median house price in Diamond Beach?
The median house price reached $750,000 in 2025, up from $640,000 in 2024, a 17.2% one-year gain. Monthly mortgage repayments average $1,658, and the mortgage-to-income ratio of 28.8% is below the 30% stress threshold. Weekly rent averages $400.
What schools are in Diamond Beach?
No schools are recorded inside the Diamond Beach suburb boundary in this dataset. Families rely on schools in nearby towns. The local area has a university qualification rate of 27.6%, which is 2.5 points below the national figure, and the older median age of 50 means fewer school-age children than average.
Is Diamond Beach safe?
Detailed crime statistics for Diamond Beach are not available in this dataset. As indirect indicators, 74.4% of residents stayed at the same address over the reference period, suggesting a stable and settled community, and only 4.4% of the 1,012 residents require daily assistance.
Is Diamond Beach good for property investment?
The 21.0% vacancy rate is the main investor risk, more than triple a healthy market threshold, reflecting seasonal holiday patterns rather than structural demand. Against the $750,000 median, the $400 weekly rent implies a gross yield near 2.8%. Investors targeting short-term holiday rental may perform better than those seeking long-term tenants, given 51 development applications in 12 months including tourist accommodation.
How is Diamond Beach's population changing?
Diamond Beach has a population of 1,012, and 74.4% of residents remained at the same address over the reference period, suggesting low turnover. The median age of 50 is 10 years above the national average, pointing to an aging trajectory. With strong retiree appeal and a 17.2% house price gain in one year, the suburb is attracting sea-change buyers rather than rapid population growth.
How much development is happening in Diamond Beach?
There were 51 development applications lodged in the past 12 months, including tourist and visitor accommodation, dual-occupancy CDCs and residential alterations. This is active for a suburb of 1,012 people and reflects investor and lifestyle-buyer interest, even while the 21.0% vacancy rate indicates seasonal rather than year-round demand.
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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