Pambula
An unusually high 13.1% vacancy rate sits alongside 50.4% outright ownership, giving Pambula a less typical housing profile for a small coastal suburb. Its 1,002 residents have a median age of 54, which is 14.0 years above the national comparison, while household income sits at the 18.2 percentile. Housing is mainly separate houses at 72.8%, and 38.3% of homes have 3 bedrooms. For people comparing Pambula with nearby Merimbula or Bega, the appeal is a quieter, older, low-density setting, but the trade-off is a smaller employment and service base. A 22.0% renting share, 2.5% unemployment rate and 19.7% volunteering rate point to a settled community with some local participation.
Local council: Bega Valley
Population
1,002
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$1,117/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Homebuyers can expect a predominantly detached setting: 72.8% of dwellings are separate houses, compared with 22.2% semi-detached homes and 2.9% apartments. The most common formats are 3-bedroom homes at 38.3% and 2-bedroom homes at 35.6%, so the market is not limited to large family properties. Typical rent is $313 a week, while the reported mortgage cost is $1,300 a month; buyers should test repayments against household income of $1,117 a week because borrowing capacity is sensitive to rate changes. Outright ownership is high at 50.4%, which can reduce turnover and limit choice. Compared with nearby Merimbula, inspect each listing for land, condition, insurance and access issues rather than assuming coastal proximity delivers the same value.
For Buyers
Homebuyers can expect a predominantly detached setting: 72.8% of dwellings are separate houses, compared with 22.2% semi-detached homes and 2.9% apartments. The most common formats are 3-bedroom homes at 38.3% and 2-bedroom homes at 35.6%, so the market is not limited to large family properties. Typical rent is $313 a week, while the reported mortgage cost is $1,300 a month; buyers should test repayments against household income of $1,117 a week because borrowing capacity is sensitive to rate changes. Outright ownership is high at 50.4%, which can reduce turnover and limit choice. Compared with nearby Merimbula, inspect each listing for land, condition, insurance and access issues rather than assuming coastal proximity delivers the same value.
For Investors
Investors face a mixed income and liquidity profile. Weekly rent is $313, the vacancy rate is 13.1%, and the renting share is 22.0%, so advertised demand may be less consistent than in tighter rental markets. The 50.4% outright ownership share suggests many homes are held by established owners, while only 26.0% carry a mortgage. Development activity reached 12 applications in 12 months, including 1 new dwelling, a shed and a food-and-drink premise, which points to small-scale change rather than a large apartment pipeline. Local employment is anchored by healthcare at 17.8% and construction at 16.9%, with education at 13.1%. Compared with a lower-vacancy market, investors should stress-test longer vacancy periods, repairs and insurance before relying on headline yield.
Development Activity
Total DAs
74
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
+20.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Pambula
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Pambula has an older resident profile: the median age is 54, 14.0 years above the national comparison. University attainment is 19.6%, or 10.5 percentage points below the national figure, and 12.5% of residents were born overseas, 9.1 points below national. English, Irish and Scottish ancestry counts are 439, 123 and 117 respectively, while no religion and Christianity account for 474 and 443 responses. Average household size is 2.2 people, 0.3 below the national comparison, consistent with 49.8% of families being couples without children. For households weighing Pambula against Merimbula or Bega, this points to a quieter, older social mix rather than a strongly migrant-led or university-oriented one. A 76.9% stay rate also indicates substantial residential continuity.
Age Distribution
Bedrooms
Dwelling Structure
72.8%
Houses
22.2%
Townhouse
2.9%
Apartment
Tenure
Housing in Pambula is predominantly low-rise and owner-held. Separate houses make up 72.8% of dwellings, semi-detached homes 22.2% and apartments 2.9%. Ownership outright is 50.4%, compared with 26.0% under mortgage and 22.0% renting, a structure that can reduce forced selling but also limit rental choice. The bedroom mix is practical: 38.3% have 3 bedrooms, 35.6% have 2, and 21.6% have 4 or more. Rent is $313 a week and mortgage cost is $1,300 a month, while mortgage payments equal 26.9% of household income and rent equals 28.0%. Compared with Merimbula, buyers should compare tenure, dwelling condition and ongoing costs as carefully as advertised location.
Mortgage / mo
$1,300
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $313.
$580
Bond data Jun 2026 · houses $675
HH Size
2.2
Personal Income / wk
$507
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.1%
Unoccupied
58
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.9%
Community Profile
Ancestry
Household Composition
33.7%
Couples with children
49.8%
Couples, no children
18.9%
Single parent
243
Total families
Economy & Employment
Pambula's economy is led by healthcare, construction and education, which account for 17.8%, 16.9% and 13.1% of local industry employment; hospitality contributes 10.2% and public administration 6.8%. Occupations are similarly practical, led by 70 labourers and 69 trades workers, followed by 53 community and personal service workers, 51 professionals and 49 managers. Unemployment is low at 2.5%, but participation is only 47.5%, with 400 people outside the labour force and a median age of 54. That combination suggests low joblessness partly because a substantial older population is not seeking work. Household income is $1,117 a week, at the 18.2 percentile, below a broad national comparison. For workers comparing Pambula with Bega, commute and specialised role availability deserve careful attention.
Unemployment
2.5%
Labour Force
405
Unemployed
10
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.6%
Part-time
43.8%
Participation
47.5%
Employed
395
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.6%
Postgraduate
2.3%
Born Overseas
12.5%
Dwellings
379
Transport to Work
Daily life is car-oriented: 67.3% travel as car drivers, compared with 0.9% using public transport, while 13.8% walk or cycle and 12.6% work from home. That makes access to a vehicle important for shopping, appointments and work, although active travel and remote work are meaningful secondary patterns. Pambula Public School is a government primary school in the suburb; families should confirm the enrolment zone for the exact address because school boundaries can cut across suburb lines. The 19.7% volunteering rate supports local participation, and 50.4% outright ownership can add residential stability. No crime rate should be assumed from housing or age alone, so compare recent incidents, lighting, traffic and street activity before choosing an address. Compared with a busier centre such as Merimbula, Pambula may suit residents prioritising lower-density routines over frequent public transport.
Drive
67.3%
Public Transport
0.9%
Walk / Cycle
13.8%
Work from Home
12.6%
Growth Outlook
Pambula's visible growth pipeline is modest. Twelve development applications were lodged across 12 months, with examples including 1 new dwelling, a shed and a food-and-drink premise. That mix suggests incremental additions to established housing and services rather than a large release of new homes. The suburb has 1,002 residents, and the 23.1% turnover rate means some households change while 76.9% remain in place. The older median age of 54 may temper demand for rapid family-led expansion, while healthcare, education and hospitality provide reasons for gradual local demand. Compared with faster-growing coastal markets, Pambula is better approached as a small established centre where project quality and infrastructure matter more than scale. Population change should be tracked alongside vacancy, new dwelling approvals and local employment.
Population trend: Bega Valley council area
Pambula sits in the Bega Valley council area. These are the council area's residents, not Pambula's.
Residents 2025
36,921
Growth, 5 yr average
+0.8%/yr
2020 to 2025
Growth, last year
+0.6%
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 Pambula compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Pambula a good suburb to live in?
Pambula can suit buyers seeking a quieter, older coastal setting. It has 1,002 residents, a median age of 54 and 67.3% car-driver travel, so access to a vehicle matters. Housing is mainly separate houses at 72.8%, while public transport use is 0.9%.
What is the median house price in Pambula?
Confirm Pambula's median house price using recent settled sales, since the benchmark can shift with land size and condition. Current housing context includes $313 weekly rent, $1,300 monthly mortgage cost and 72.8% separate houses. Buyers should compare several recent sales before setting a budget.
What schools are in Pambula?
Pambula Public School is a government primary school in the suburb. Families should confirm the enrolment zone for the exact address and check whether secondary schooling requires travel. The local profile has 1 named school, and 67.3% of workers drive, so transport planning can matter for older students and activities.
Is Pambula safe?
Pambula has 1,002 residents and a median age of 54, but those measures do not determine incident risk. Make a practical safety assessment by reviewing recent police information, speaking with neighbours and inspecting lighting, traffic and street activity around a property at different times of day.
Is Pambula good for property investment?
Investment returns need a vacancy buffer. Pambula's weekly rent is $313 and vacancy rate is 13.1%, while 22.0% of dwellings are rented. Twelve development applications in 12 months included 1 new dwelling, so investors should test longer leasing periods, maintenance and insurance rather than relying on rent alone.
How is Pambula's population changing?
Pambula has 1,002 residents today. Change appears gradual: 12 development applications were lodged in 12 months, including 1 new dwelling, while 76.9% of residents stayed at the same address and turnover was 23.1%. That suggests an established community with some movement, not a clear sign of rapid expansion.
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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