Diamond Beach
An unusually high 21.0% vacancy rate sets Diamond Beach apart from many tightly occupied coastal settlements, while 48.4% of homes are owned outright. The suburb has 1,012 residents across 10.43 sq km, giving it a low density of 97.1 people per sq km and an older profile: the median age of 50 is 10 years above the national comparison. Housing is strongly detached, with 87.4% separate houses, and 54 recent development applications point to ongoing change. Compared with nearby Hallidays Point, Diamond Beach reads as smaller and more lightly settled, with a quieter, ownership-led market.
Local council: Mid-Coast
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
54
For buyers, Diamond Beach suits households seeking a detached coastal home rather than apartment stock: 87.4% of dwellings are separate houses, 47.5% have four or more bedrooms and only 0.8% are apartments. The monthly mortgage figure is $1,658, while mortgage costs equal 28.8% of household income, lower than the 30.1% rent-to-income pressure affecting renters. Almost half of homes, 48.4%, are owned outright, which points to a mature owner base and can make turnover less frequent. Compared with smaller-unit markets elsewhere, the trade-off is space and privacy versus limited apartment choice and a 21.0% vacancy rate that may reflect holiday or part-time occupancy.
For Buyers
For buyers, Diamond Beach suits households seeking a detached coastal home rather than apartment stock: 87.4% of dwellings are separate houses, 47.5% have four or more bedrooms and only 0.8% are apartments. The monthly mortgage figure is $1,658, while mortgage costs equal 28.8% of household income, lower than the 30.1% rent-to-income pressure affecting renters. Almost half of homes, 48.4%, are owned outright, which points to a mature owner base and can make turnover less frequent. Compared with smaller-unit markets elsewhere, the trade-off is space and privacy versus limited apartment choice and a 21.0% vacancy rate that may reflect holiday or part-time occupancy.
For Investors
Investors face a mixed coastal profile. Rents sit at $400 a week, and 22.9% of households rent, but the 21.0% vacancy rate is high compared with a tightly occupied market, so income may be less consistent than the headline rent suggests. The 54 development applications lodged over 12 months indicate active construction and subdivision, which could expand supply and compete with existing rentals. Detached houses dominate at 87.4%, making the strategy more dependent on family or lifestyle demand than apartment demand. With only 0.9% using public transport and 73.4% driving to work, car access matters more than in denser investment locations. Investors should stress-test vacancy, insurance and maintenance rather than assume the $400 weekly rent alone defines returns.
Development Activity
Total DAs
297
Last 12 Months
54
YoY ChangeiYear-over-year change in DA lodgements
+28.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Diamond Beach
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Diamond Beach has an older, smaller-household profile: the median age is 50, 10 years above the national comparison, and average household size is 2.4, or 0.1 below the national figure. Couples without children account for 53.7% of families, compared with 29.8% for couples with children, while one-parent families represent 16.1%. The ancestry mix leans English, Irish and Scottish, recorded at 415, 142 and 110 people respectively; Christianity and no religion are also close at 458 and 452. Only 11.5% were born overseas, 10.1 percentage points below the national comparison, and university attainment is 27.6%, 2.5 points lower. Compared with Hallidays Point, the profile suggests a settled, Anglo-leaning coastal population rather than a high-migration urban mix.
Age Distribution
Bedrooms
Dwelling Structure
87.4%
Houses
9.7%
Townhouse
0.8%
Apartment
Tenure
Diamond Beach is dominated by larger detached homes, with 87.4% separate houses, 39.9% three-bedroom dwellings and 47.5% with four or more bedrooms. Ownership is a defining feature: 48.4% own outright, 28.7% hold a mortgage and 22.9% rent. The monthly mortgage figure is $1,658, equal to 28.8% of household income, below the 30.1% rent-to-income ratio. A 21.0% vacancy rate is high compared with a conventional year-round suburb and may indicate holiday homes, second residences or seasonal use. Only 0.8% of dwellings are apartments, versus 9.7% semi-detached, so the stock is less adaptable than a more unit-heavy neighbour such as Hallidays Point.
Mortgage / mo
$1,658
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $400.
$520
Bond data Jun 2026 · houses $585 · units $418
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
29.8%
Couples with children
53.7%
Couples, no children
16.1%
Single parent
285
Total families
Economy & Employment
Healthcare is Diamond Beach's largest recorded industry at 24.7%, followed by construction at 14.7%, education at 13.0%, hospitality at 10.0% and professional or technical work at 9.7%. That mix supports essential services and local trades, while also reflecting a coastal economy with some visitor exposure. Employment is relatively part-time: 207 people work full time and 178 part time, with unemployment at 5.4% and participation at 53.6%. Professionals lead occupations at 94 people, ahead of trades at 79 and managers at 55. Household income is $1,331 a week, at the 33.4th percentile nationally, which is below the broader Australian midpoint and helps explain why price and rent sensitivity matter. Compared with larger regional centres, the industry base is narrower.
Unemployment
5.4%
Labour Force
444
Unemployed
24
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.3%
Part-time
42.4%
Participation
53.6%
Employed
420
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
27.6%
Postgraduate
5.7%
Born Overseas
11.5%
Dwellings
381
Transport to Work
Diamond Beach is best suited to households comfortable with driving. Public transport accounts for 0.9% of travel, while 73.4% drive and 15.7% work from home, so daily access is less convenient than in a denser, transit-oriented suburb. One nearby government primary school, Hallidays Point Public School, provides local primary access; check enrolment zones and secondary options against the exact address. The area covers 10.43 sq km at 97.1 people per sq km, a thinner settlement pattern than many town centres. Volunteering is 20.6%, higher than the 15.7% work-from-home rate. A local crime rate and SEIFA decile are not stated, so use current NSW Police and council information for safety decisions.
Drive
73.4%
Public Transport
0.9%
Walk / Cycle
6.0%
Work from Home
15.7%
Growth Outlook
Diamond Beach's growth story is more about a small base and physical change than rapid urban expansion. The suburb has 1,012 residents, 54 development applications in the latest 12-month window, and a 25.6% turnover rate, while 74.4% stayed at the same address. That combination suggests a settled resident base alongside a meaningful pipeline of dwelling houses, dual occupancy and subdivision work. Compared with a larger regional centre, each new project can have a more visible effect on the local housing mix. The high 21.0% vacancy rate means added stock may not translate directly into permanent population growth, particularly where homes serve seasonal demand. Buyers should track approvals, completions and occupancy rather than assume every application becomes a full-time household.
Population trend: Mid-Coast council area
Diamond Beach sits in the Mid-Coast council area. These are the council area's residents, not Diamond Beach's.
Residents 2025
99,448
Growth, 5 yr average
+0.8%/yr
2020 to 2025
Growth, last year
+0.7%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 residents who value detached homes, coastal space and a quieter setting. It has 1,012 residents, 87.4% separate houses and a median age of 50, which is 10 years above the national comparison. Car dependence is substantial, with 73.4% driving, so it is less convenient than a transit-oriented suburb.
What is the median house price in Diamond Beach?
A current median house price is not stated for Diamond Beach. Buyers should compare recent sales by street and dwelling size because 47.5% of homes have four or more bedrooms, 39.9% have three bedrooms and 87.4% are separate houses. The $400 weekly rent provides a useful comparison point for assessing holding costs and rental demand.
What schools are in Diamond Beach?
Hallidays Point Public School is the nearby government primary option listed for Diamond Beach. Families should confirm the exact enrolment zone and compare secondary choices before buying, since school access can vary by address. The suburb has 1,012 residents and a low density of 97.1 people per sq km, so practical access may differ from a denser town centre.
Is Diamond Beach safe?
A suburb-level crime rate is not stated, so safety should be checked using current NSW Police and council information rather than assumed from the area's density. Diamond Beach has 1,012 residents and 97.1 people per sq km, but low density is not a substitute for a crime comparison. Inspect the exact street, lighting, access and nearby services before deciding.
Is Diamond Beach good for property investment?
Diamond Beach has some investor appeal through $400 weekly rents, 22.9% renting households and 54 development applications over 12 months. However, the 21.0% vacancy rate is high compared with a tightly occupied market, so returns may be less consistent. Detached houses make up 87.4% of dwellings, favouring lifestyle and family demand over apartment-based investment.
How is Diamond Beach's population changing?
Diamond Beach currently has 1,012 residents. Recent mobility is relatively settled, with 74.4% staying at the same address and 25.6% turning over, while 54 development applications indicate potential physical change. Compared with a fast-growing urban suburb, this points to gradual, project-led change rather than a confirmed population surge.
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).
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