Malua Bay
With 38.7% of dwellings vacant, Malua Bay's most surprising feature is its part-time or seasonal housing exposure, which can make street activity and rental availability less consistent across the year. The suburb has 2,071 residents and a median age of 52, around 12.0 years above the national comparator, pointing to an older resident base. Separate houses account for 96.8% of homes, while 48.5% contain 4 or more bedrooms. Compared with nearby Batemans Bay, Malua Bay is better suited to buyers seeking a lower-density coastal setting and less suited to households prioritising frequent public transport, used by only 1.4%.
Local council: Eurobodalla
Population
2,071
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,423/wk
DAs (12 months)iDevelopment Applications lodged in the past year
61
Homebuyers are entering a strongly detached market: 96.8% of dwellings are separate houses, versus 1.4% apartments and 1.4% semi-detached homes. The stock is spacious, with 48.5% of homes containing 4 or more bedrooms and 40.5% containing 3, so buyers wanting land and room have more choice than apartment seekers. The reported mortgage payment is $1,733 per month, and mortgage costs equal 28.1% of household income with no mortgage-stress flag. Outright ownership at 52.3% is higher than mortgaged ownership at 28.0%, because many households have already built equity. Compared with apartment-oriented coastal markets, resale choice is concentrated in houses.
For Buyers
Homebuyers are entering a strongly detached market: 96.8% of dwellings are separate houses, versus 1.4% apartments and 1.4% semi-detached homes. The stock is spacious, with 48.5% of homes containing 4 or more bedrooms and 40.5% containing 3, so buyers wanting land and room have more choice than apartment seekers. The reported mortgage payment is $1,733 per month, and mortgage costs equal 28.1% of household income with no mortgage-stress flag. Outright ownership at 52.3% is higher than mortgaged ownership at 28.0%, because many households have already built equity. Compared with apartment-oriented coastal markets, resale choice is concentrated in houses.
For Investors
Malua Bay's investment case depends on careful occupancy testing. Weekly rent is $418 and 18.1% of households rent, but the 38.7% vacancy rate is higher than the renter share. These measures differ, yet together they warn that leasing conditions may vary between permanent and part-time stock. Sixty-one development applications in 12 months, including new dwelling houses and alterations, could add competition or improve existing homes because activity is occurring across the local market. The 23.5% turnover rate is lower than the 76.5% who stayed at the same address, supporting a longer-hold approach more than a rapid-trade strategy. Compare achieved rents and insurance costs with Batemans Bay before relying on headline yields.
Development Activity
Total DAs
415
Last 12 Months
61
YoY ChangeiYear-over-year change in DA lodgements
+5.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Malua Bay has an older age profile: the median age is 52, or 12.0 years above the national comparator. That helps explain why couples without children make up 56.8% of families, compared with 28.7% couples with children, and why average household size is 2.3 people, 0.2 below the national figure. Ancestry responses are led by English at 921 people, Irish at 289 and Scottish at 268. Overseas-born residents account for 16.1%, 5.5 percentage points below national, while the university-educated share is 25.9%, 4.2 points below national. The 76.5% stayed rate reinforces a settled profile.
Age Distribution
Bedrooms
Dwelling Structure
96.8%
Houses
1.4%
Townhouse
1.4%
Apartment
Tenure
Malua Bay's housing is strongly detached: separate houses make up 96.8% of dwellings, while apartments and semi-detached homes each account for 1.4%. Tenure is also owner-weighted, with 52.3% owned outright, 28.0% mortgaged and 18.1% rented. This structure supports stability because outright owners form the largest tenure group. Large homes dominate: 48.5% have 4 or more bedrooms, compared with 40.5% with 3 and 9.5% with 2. The 38.7% vacancy rate is higher than the renting share, a sign that advertised availability may not equal permanent resident demand. Compared with nearby Batemans Bay, buyers should expect narrower apartment choice and a stronger detached-house focus.
Mortgage / mo
$1,733
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $418.
$550
Bond data Jun 2026 · houses $600 · units $450
HH Size
2.3
Personal Income / wk
$716
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
38.7%
Unoccupied
523
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.7%
Couples with children
56.8%
Couples, no children
14.1%
Single parent
630
Total families
Economy & Employment
Healthcare is Malua Bay's largest listed industry at 18.9% and 108 workers, followed by construction at 16.0% and 91, education at 12.8% and 73, public administration at 11.2% and 64, and retail at 7.5% and 43. This mix supports demand for care, building and everyday services because the resident base is older and housing is heavily detached. Occupations are led by professionals at 163, trades at 131 and community or personal service workers at 115, followed by clerical and administrative workers at 103 and managers at 96. Unemployment is 4.1%, while participation is 47.9% and 795 people are not in the labour force, consistent with an older population. Household income of $1,423 weekly sits below the midpoint at the 41.9th percentile.
Unemployment
4.1%
Labour Force
839
Unemployed
34
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.4%
Part-time
39.3%
Participation
47.9%
Employed
805
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
25.9%
Postgraduate
6.0%
Born Overseas
16.1%
Dwellings
832
Transport to Work
Malua Bay is car-dependent: 77.4% travel as car drivers, compared with 1.4% using public transport and 1.0% walking or cycling. That pattern is understandable because the suburb covers 12.38 square kilometres at a density of 167.2 people per square kilometre, making daily trips more dispersed than in a compact centre. Working from home accounts for 14.8%, which gives some households flexibility, while 18.7% volunteering points to community participation. Access to shops, health services and recreation should be checked from the exact address, especially for the 5.7% needing assistance. Compared with public transport, the car share is substantially higher, so households without a vehicle may need more planning around errands.
Drive
77.4%
Public Transport
1.4%
Walk / Cycle
1.0%
Work from Home
14.8%
Growth Outlook
Current growth signals point to ongoing renewal rather than a clear population surge. There were 61 development applications in 12 months, including new dwelling houses and alterations, which can refresh the housing stock because activity spans both new construction and existing properties. Resident stability is high: 76.5% stayed at the same address, compared with 23.5% turnover. With 2,071 residents today and a 38.7% vacancy rate, the practical effect of new work will depend on completions and year-round occupation. Compared with a high-churn suburb, Malua Bay's change is more likely to be gradual and construction-led than driven solely by resident turnover.
Population trend: Eurobodalla council area
Malua Bay sits in the Eurobodalla council area. These are the council area's residents, not Malua Bay's.
Residents 2025
41,309
Growth, 5 yr average
+0.7%/yr
2020 to 2025
Growth, last year
+0.5%
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 Malua Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Malua Bay a good suburb to live in?
Malua Bay can suit buyers seeking a quieter, detached coastal setting, particularly if they value larger homes and established ownership. The median age is 52, 96.8% of dwellings are separate houses, and 77.4% travel by car, so it is less suited to households that need frequent public transport or a dense apartment market.
What is the median house price in Malua Bay?
Use recent settled sales to establish the current median house price, then compare it with the $418 weekly rent and $1,733 monthly mortgage payment. Because 96.8% of dwellings are separate houses, comparisons should focus on similar detached homes, land size, condition and bedroom count rather than mixing apartments with houses.
What schools are in Malua Bay?
Confirm the nearest primary and secondary options, travel times and enrolment zones with the relevant NSW education authority. Malua Bay has 2,071 residents and only 1.4% use public transport, so school access is best assessed from the exact address rather than assumed from the suburb label.
Is Malua Bay safe?
Use current NSW Police information, council updates and an in-person visit at different times when assessing safety. Malua Bay has 2,071 residents and a 38.7% vacancy rate, so street activity may vary between occupied and part-time homes. Check lighting, traffic, emergency access and the immediate street before signing a lease or contract.
Is Malua Bay good for property investment?
Malua Bay may suit a cautious long-term investor, but the 38.7% vacancy rate requires careful occupancy testing. Weekly rent is $418, while 61 development applications over 12 months may renew or add supply. Compare achieved rents, insurance and maintenance costs with nearby Batemans Bay, and do not rely on a short peak-season letting period.
How is Malua Bay's population changing?
Change appears relatively settled rather than highly mobile: 76.5% stayed at the same address and turnover was 23.5%. At the same time, 61 development applications over 12 months indicate ongoing building activity. The current population is 2,071, so actual completions and occupancy will matter more than approvals alone when judging future change.
What development is happening in Malua Bay?
Residential work is active, with 61 applications across 12 months. Examples include new dwelling houses and alterations or additions, which may improve existing stock while also increasing future supply. The application count is higher than a no-activity market, but it does not equal 61 completed homes, so buyers should check approval status, construction timing and local impacts.
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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