Emerald Beach
With 93.9% of dwellings being separate houses and a median age of 41, exactly 1 year above the national figure, Emerald Beach reads as a classic coastal tree-change destination on the NSW Mid North Coast. Population grew 33.4% over the past decade, well above the national average, yet density stays low at 178 residents per square kilometre across 15 square kilometres. Household income sits in the 65th percentile nationally, and 51.5% of homes have 4 or more bedrooms, far higher than most suburban areas. The suburb sits at SEIFA IRSD decile 8 and IRSAD decile 7, indicating relative advantage compared to state and national medians.
Population
2,677
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,813/wk
DAs (12 months)iDevelopment Applications lodged in the past year
43
Median House
$955K
2024-2025 (PSI derived)
The median house price reached $955,000 in 2024-2025, up 6.4% from $949,500 in 2024 to $1,010,000 in 2025. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 24.8%, below the 30% stress threshold. Stock is almost entirely separate houses at 93.9%, with just 1.5% apartments and 3.9% semi-detached, so buyers face limited product diversity. The dominant dwelling size is 4-plus bedrooms at 51.5%, followed by 3 bedrooms at 37.7%, well above national norms. Outright owners at 37.5% nearly match mortgage holders at 40.9%, suggesting a mix of established owner-occupiers and buyers who entered the market when prices were lower. Rent-to-income runs at 25.5%, inside the affordability band.
For Buyers
The median house price reached $955,000 in 2024-2025, up 6.4% from $949,500 in 2024 to $1,010,000 in 2025. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 24.8%, below the 30% stress threshold. Stock is almost entirely separate houses at 93.9%, with just 1.5% apartments and 3.9% semi-detached, so buyers face limited product diversity. The dominant dwelling size is 4-plus bedrooms at 51.5%, followed by 3 bedrooms at 37.7%, well above national norms. Outright owners at 37.5% nearly match mortgage holders at 40.9%, suggesting a mix of established owner-occupiers and buyers who entered the market when prices were lower. Rent-to-income runs at 25.5%, inside the affordability band.
For Investors
Renters make up only 21.6% of occupiers, below average for NSW coastal suburbs, which narrows the tenant pool. Weekly rent averages $463 against the $955,000 median house price, implying a gross yield around 2.5%. The vacancy rate is elevated at 7.7%, suggesting seasonal or holiday-let pressure on the rental market rather than structural undersupply. Development activity reached 40 applications in the past 12 months, covering alterations, additions and residential work, showing owner-occupier reinvestment rather than new supply. Internal migration averaged a net 63 persons a year and overseas migration contributed 80 persons annually, supporting steady underlying demand. Rent grew 38.8% over the decade, compared to real income growth of 23.1%, a spread that points to tightening rental economics over the medium term.
Development Activity
Total DAs
221
Last 12 Months
43
YoY ChangeiYear-over-year change in DA lodgements
+34.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 41 is 1 year above the national figure, and the aging trajectory is strengthening: the senior share rose 6.3 points over the decade while the working-age share fell 3.4 points, well above the national aging trend. University qualifications reach 34.1%, which is 4.0 percentage points above national. Overseas-born residents at 14.7% sit 6.9 points below the national average, reflecting the suburb's predominantly Anglo-Celtic character. Ancestry is led by English (1,227 residents), Scottish (364) and Irish (354). Average household size is 2.7, which is 0.2 above the national figure, consistent with the family-oriented, large-dwelling profile. The volunteering rate of 16.7% indicates active community participation relative to national levels.
Age Distribution
Bedrooms
Dwelling Structure
93.9%
Houses
3.9%
Townhouse
1.5%
Apartment
Tenure
Tenure splits across outright owners (37.5%), mortgage holders (40.9%) and renters (21.6%), with the low renter share reflecting the owner-occupier character typical of coastal lifestyle suburbs. The market is overwhelmingly separate houses at 93.9%, higher than the state average, leaving almost no apartment or terrace product. Four-plus bedroom homes account for 51.5% of stock, compared to a national figure well below that, which makes the suburb unusual for its size. Prices moved from $949,500 in 2024 to $1,010,000 in 2025, a 6.4% one-year gain. The CAGR over the tracked period is 6.4%, with the peak price recorded in 2025. Mortgage stress is absent at a 24.8% mortgage-to-income ratio, and rent stress is similarly low at 25.5%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$463
HH Size
2.7
Personal Income / wk
$811
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
78
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Ancestry
Household Composition
29.5%
Couples, no children
2,240
Total families
Economy & Employment
Healthcare dominates employment at 23.6% of the local workforce (222 workers), well above its share in most regional areas. Education follows at 13.7% (129 workers) and Construction at 11.1% (105 workers), with Public Admin at 9.8% (92) and Retail at 6.7% (63). By occupation, Professionals lead at 329 workers, ahead of Community and Personal Service workers at 193. The unemployment rate is 4.5% and the participation rate is 60.1%, below national norms because 651 residents are not in the labour force, consistent with the aging profile and above-average retiree share. Weekly personal income averages $811 and household income averages $1,813, placing the suburb in the 65.5th percentile nationally. SEIFA IRSD decile 8 confirms above-median advantage relative to the national population.
Unemployment
1.8%
Labour Force
5,415
Unemployed
99
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.9%
Part-time
38.6%
Participation
60.1%
Employed
1,197
Occupations
Top Industries
University
34.1%
Postgraduate
6.8%
Born Overseas
14.7%
Dwellings
931
Transport to Work
Car dependence is very high, with 91.1% of residents driving to work and only 0.4% using public transport, below even regional NSW averages. Walking or cycling accounts for 3.9% of commutes, driven by the low-density, low-density coastal layout across 15 square kilometres. No schools are recorded within the suburb boundary in this dataset, so families depend on facilities in adjacent areas. Safety data is not available at suburb level, but the IRSD decile 8 ranking, indicating well above-average advantage nationally, serves as a structural indicator of low deprivation. The need-for-assistance rate is 4.4% (114 residents), modest for a suburb with an aging trajectory. The 75.8% of residents who stayed in the same address over five years signals strong residential attachment and low turnover relative to the population.
Drive
91.1%
Public Transport
0.4%
Walk / Cycle
3.9%
Work from Home
N/A
Population Forecast
+1.82%/yr
(+200 people/yr)
EstablishedPopulation grew 33.4% over the past decade, one of the stronger growth rates recorded for established NSW coastal suburbs. Annual growth now runs at 1.82%, adding around 200 persons per year, and medium-scenario forecasts project the broader SA2 population rising from 11,008 in 2025 to approximately 12,210 by 2031. Balanced migration drives the growth: internal migration contributes a net 63 persons annually and overseas migration adds 80, giving diversified demand support rather than reliance on a single channel. The gentrification score of 35 places the suburb in the early signs stage, with signals including the 37% population increase since 2011 and accelerating professional-share growth from 12% to 22%. Affordability improved from 58.9% in 2011 to 54.0% in 2021, a trend that makes the suburb more accessible relative to its own history.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+80
Net Internal / yr
+63
Gentrification Signal
Early signs
Population +37% since 2011, Net internal migration +63/yr, Accelerating: 12% → 22%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Emerald Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Emerald Beach a good suburb to live in?
Emerald Beach ranks at SEIFA IRSD decile 8 and IRSAD decile 7, indicating above-average advantage nationally. Mortgage-to-income sits at 24.8% and rent-to-income at 25.5%, both below stress thresholds. The suburb has a high owner-occupier rate of 78.4% combined (outright plus mortgage), and 75.8% of residents stayed at the same address over five years, reflecting strong residential satisfaction.
What is the median house price in Emerald Beach?
The median house price is $955,000 based on 2024-2025 data, with prices rising from $949,500 in 2024 to $1,010,000 in 2025, a 6.4% annual gain. Monthly mortgage repayments average $1,950 and weekly rent is $463. The mortgage-to-income ratio of 24.8% is below the 30% stress threshold.
What schools are in Emerald Beach?
No schools are recorded within the Emerald Beach suburb boundary in this dataset. With a population of 2,677 across 15 square kilometres, families typically access schools in neighbouring Coffs Harbour area suburbs. The suburb has a university qualification rate of 34.1%, which is 4.0 percentage points above the national average.
Is Emerald Beach safe?
Specific crime rate data is not available for Emerald Beach at suburb level. As a structural indicator, the suburb scores SEIFA IRSD decile 8 nationally, meaning it ranks in the top 30% for relative advantage and low deprivation. Only 4.4% of residents (114 people) require daily assistance, consistent with a stable, low-disadvantage community.
Is Emerald Beach good for property investment?
Weekly rent of $463 against a $955,000 median gives a gross yield around 2.5%, below many regional averages. The vacancy rate of 7.7% is elevated, pointing to holiday-let competition in the rental pool. However, prices rose 6.4% in one year and rent grew 38.8% over the decade. Net migration of 143 persons a year (63 internal plus 80 overseas) supports steady demand.
How is Emerald Beach's population changing?
Population grew 33.4% over the past decade, well above the national average for established suburbs. Annual growth now runs at 1.82%, adding around 200 persons per year. Medium-scenario forecasts project the broader SA2 continuing to grow to approximately 12,210 by 2031. The profile is aging, with the senior share up 6.3 points over the decade.
How much development is happening in Emerald Beach?
There were 40 development applications lodged in the past 12 months, primarily for alterations, additions and residential accommodation on existing dwellings. This level reflects steady owner-occupier reinvestment rather than significant new supply. With 93.9% of dwellings as separate houses and 51.5% having 4 or more bedrooms, the suburb has limited scope for 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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