Eleebana
Eleebana’s most striking marker is its household income position: the 84.4th percentile nationally, alongside a median age of 45, five years above the national figure. Its 6,460 residents live mainly in detached homes, with 89.5% of dwellings being separate houses and 56.9% containing four or more bedrooms. Compared with the busier commercial focus of nearby Warners Bay, Eleebana presents as a quieter, established Lake Macquarie suburb with larger family housing and a strong owner base. The profile is affluent but not fast-changing: 47.7% own outright, 38.0% hold a mortgage, and 10-year population change is 5.0%.
Population
6,460
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,227/wk
DAs (12 months)iDevelopment Applications lodged in the past year
67
Homebuyers are paying for space and stability rather than apartment variety. Separate houses make up 89.5% of dwellings, while 56.9% have four or more bedrooms and 30.1% have three bedrooms, making the suburb suited to families, downsizers wanting land, or buyers needing a study. Household income is at the 84.4th percentile, and the mortgage-to-income measure is 22.5%, with a monthly mortgage figure of $2,167. Compared with a smaller-home search in nearby centres, the likely trade-off is a higher entry cost for more floor area. The 4.0% vacancy rate and 9.5% renting share also point to a predominantly owner-occupied market.
For Buyers
Homebuyers are paying for space and stability rather than apartment variety. Separate houses make up 89.5% of dwellings, while 56.9% have four or more bedrooms and 30.1% have three bedrooms, making the suburb suited to families, downsizers wanting land, or buyers needing a study. Household income is at the 84.4th percentile, and the mortgage-to-income measure is 22.5%, with a monthly mortgage figure of $2,167. Compared with a smaller-home search in nearby centres, the likely trade-off is a higher entry cost for more floor area. The 4.0% vacancy rate and 9.5% renting share also point to a predominantly owner-occupied market.
For Investors
Eleebana looks more like a defensive, established holding than a high-growth play. Weekly rent is $495, the renting share is 9.5%, and vacancy is 4.0%, so the rental market is relatively small and should be assessed property by property. Rents have grown 36.1% across the shift period, but the annual growth trend is 0.0%, making the income story stronger than the capital-growth story. Overseas migration is the stated primary driver, while 70 development applications in 12 months signal active household renewal. Compared with faster-expanding suburbs, investors should focus on tenant fit, maintenance and resale demand rather than assume rapid uplift.
Development Activity
Total DAs
400
Last 12 Months
67
YoY ChangeiYear-over-year change in DA lodgements
+4.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eleebana
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Eleebana has an older and more settled profile than Australia overall. The median age is 45, which is 5.0 years above the national comparison, while university attainment is 39.5%, or 9.4 percentage points higher. Only 13.9% of residents were born overseas, 7.7 points below the national figure, and English, Scottish and Irish ancestry counts are 2,908, 891 and 745. Household size averages 2.7 people, 0.2 above the national comparison, while 82.8% stayed at the same address and turnover was 17.2%. These patterns fit an established suburb with long-term households, couples and families rather than a highly transient population.
Age Distribution
Bedrooms
Dwelling Structure
89.5%
Houses
9.0%
Townhouse
1.5%
Apartment
Tenure
Housing is firmly detached and owner-oriented. Separate houses account for 89.5% of dwellings, compared with 1.5% apartments and 9.0% semi-detached homes. The bedroom mix is weighted to larger properties: 56.9% have four or more bedrooms, 30.1% have three, and 12.6% have two. Tenure is led by outright ownership at 47.7%, followed by mortgages at 38.0%, while renting is 9.5%. Weekly rent is $495 and rent-to-income is 22.2%, below the mortgage-to-income figure of 22.5%. Compared with a more compact housing market, Eleebana’s appeal comes from space and established ownership, though the 4.0% vacancy rate suggests limited rental choice.
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $495.
$725
Bond data Jun 2026 · houses $725
HH Size
2.7
Personal Income / wk
$900
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.0%
Unoccupied
95
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
47.8%
Couples with children
42.9%
Couples, no children
8.7%
Single parent
1,890
Total families
Economy & Employment
Eleebana’s economy is anchored by essential and knowledge-based work. Healthcare is the largest industry at 22.9% and 510 workers, followed by Education at 15.2% and 337, Professional/Tech at 9.6% and 213, Construction at 9.5% and 212, and Public Administration at 7.5% and 166. Professionals number 948, managers 458 and clerical/admin workers 423, giving the suburb a strong white-collar base alongside 405 trades workers. Unemployment is 3.1%, participation is 61.2%, and household income ranks at the 84.4th percentile. SEIFA supports that position: IEO is decile 7, while IER and IRSD are decile 9 and IRSAD is decile 8. The lower education decile than income and resources suggests prosperity is broader than university credentials alone.
Unemployment
3.1%
Labour Force
3,210
Unemployed
101
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.2%
Part-time
38.2%
Participation
61.2%
Employed
3,109
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
39.5%
Postgraduate
9.5%
Born Overseas
13.9%
Dwellings
2,285
Transport to Work
Daily life is car-led: 62.4% travel as a car driver, compared with 0.2% using public transport and 1.3% walking or cycling, while 32.6% work from home. That pattern suits established residential streets but makes route planning important for households without a vehicle. Eleebana Public School provides one local government primary option; families should check enrolment zones and secondary access against the exact address. Social conditions are favourable, with IRSAD in decile 8 and IRSD in decile 9, although 4.9% of residents need assistance. For a current safety view, check NSW Police incident information and inspect the area at different times. Compared with a transit-oriented suburb, Eleebana trades convenience for space and a quieter residential setting.
Drive
62.4%
Public Transport
0.2%
Walk / Cycle
1.3%
Work from Home
32.6%
Population Forecast
0.0%/yr
EstablishedEleebana’s growth outlook is steady rather than expansive. The annual trend is 0.0%, while overseas migration is listed as the primary driver. Across the wider area, population change over 10 years is 5.0%, and the shift trajectory is Aging, with the senior share up 6.6% and the working share down 6.0%. Rent growth of 36.1% has outpaced the stable affordability measure, which moved only from 54.4 in 2011 to 54.8 in 2021. Gentrification signals are mixed: the shift score is 31 and labelled Early signs, while the current gentrification score is 0 and labelled Not gentrifying. Compared with a rapid-growth suburb, this points to gradual renewal shaped by older households and selective redevelopment.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+54
Net Internal / yr
-23
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Eleebana compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eleebana a good suburb to live in?
Eleebana suits households seeking larger homes and an established setting. Median age is 45, 89.5% of dwellings are separate houses and 32.6% of residents work from home. Compared with a transit-oriented centre, daily life is more car dependent, with 62.4% driving and only 0.2% using public transport.
What is the median house price in Eleebana?
A current median house price should be verified against recent settled sales by bedroom and street. Eleebana is dominated by 89.5% separate houses, with 56.9% containing four or more bedrooms, so compare like-for-like properties rather than mixing large family homes with 2-bedroom stock at 12.6%.
What schools are in Eleebana?
Eleebana Public School is a government primary school in the suburb. Families seeking secondary or non-government options should check enrolment zones and nearby suburbs, because school access can change by exact address. With 6,460 residents, confirming current places directly with schools is sensible.
Is Eleebana safe?
For a current safety view, check NSW Police incident information and inspect streets at different times, including school and commuting routes. Eleebana has a relatively settled base, with 82.8% staying at the same address, while 4.9% of residents need assistance. These figures add context but are not a substitute for a local safety check.
Is Eleebana good for property investment?
Eleebana may suit a long-term investor who values established housing over rapid growth. Weekly rent is $495, vacancy is 4.0% and renting is 9.5%, while the annual growth trend is 0.0%. Rents rose 36.1% across the shift period, and 70 development applications in 12 months point to ongoing renewal.
How is Eleebana's population changing?
Eleebana is changing slowly and ageing. The wider-area 10-year population change is 5.0%, the annual trend is 0.0% and the trajectory is labelled Aging. The senior share rose 6.6% while the working share fell 6.0%, and 82.8% of residents stayed at the same address. Overseas migration is the primary driver.
What development is happening in Eleebana?
Development activity includes 70 applications over 12 months. Recent examples include a dwelling house, alterations and additions, and balcony, deck or patio work. This points more to household renewal than a large apartment pipeline, consistent with 89.5% separate houses and a 0.0% annual growth trend. Check council approvals for timing and final scope.
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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