Raymond Terrace
Detached housing and a very local-born profile define Raymond Terrace more than coastal Port Stephens branding. The suburb records 13,453 residents, 83.2% separate houses and only 8.2% overseas-born, which is 13.4 percentage points below the national share. At a $640,000 median house price, it sits as a lower-cost inland option compared with Medowie and Nelson Bay, but household income is only at the 30.8 percentile, so affordability is supported by lower prices as well as constrained local incomes.
Population
13,453
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,297/wk
DAs (12 months)iDevelopment Applications lodged in the past year
72
Median House
$640K
2024-2025 (PSI derived)
Homebuyers are buying space first: 83.2% of dwellings are separate houses, far higher than apartments at 0.9%, and 35.1% have 4 or more bedrooms. The $640,000 median house price is paired with a $1,517 monthly mortgage, while mortgage-to-income is 27.0% compared with rent-to-income at 25.1%. Prices rose from $620,000 in 2024 to $675,000 in 2025, so the main trade-off is a higher entry point because family-sized stock dominates.
For Buyers
Homebuyers are buying space first: 83.2% of dwellings are separate houses, far higher than apartments at 0.9%, and 35.1% have 4 or more bedrooms. The $640,000 median house price is paired with a $1,517 monthly mortgage, while mortgage-to-income is 27.0% compared with rent-to-income at 25.1%. Prices rose from $620,000 in 2024 to $675,000 in 2025, so the main trade-off is a higher entry point because family-sized stock dominates.
For Investors
Investors get a large tenant pool but not a tight vacancy story. Renting covers 40.5% of households, higher than outright ownership at 26.7%, and weekly rent is $325. Vacancy sits at 5.5%, so leasing risk is more visible than in capacity-constrained markets, even with 66 development applications over 12 months. The attraction is affordability and renter depth; the caution is that new secondary dwellings and additions may compete for tenants.
Development Activity
Total DAs
627
Last 12 Months
72
YoY ChangeiYear-over-year change in DA lodgements
-24.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Raymond Terrace iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Brigid's Primary School
K-6 · 377 students
Irrawang High School
7-12 · 810 students
Grahamstown Public School
K-6 · 253 students
Raymond Terrace Public School
K-6 · 322 students
Irrawang Public School
P-6 · 304 students
Demographics
Raymond Terrace skews local-born and trade-service oriented rather than globally mobile. Median age is 37, which is 3.0 years below the national benchmark, but the forecast trajectory is aging. Overseas-born residents are 8.2%, 13.4 points below national, and university attainment is 13.5%, 16.6 points lower than national. English ancestry is the largest count at 5,731, followed by Irish at 1,369, while Christianity records 6,646 people. This matters because lower university attainment aligns with the local occupation mix.
Age Distribution
Bedrooms
Dwelling Structure
83.2%
Houses
15.7%
Townhouse
0.9%
Apartment
Tenure
The housing market is heavily detached and ownership is split. Separate houses make up 83.2% of dwellings, much higher than semi-detached at 15.7% and apartments at 0.9%, because the 40.5 sq km footprint allows lower-density estates. Tenure is mixed: 32.7% are mortgaged, 26.7% owned outright and 40.5% renting. The price series moved from $620,000 in 2024 to a $675,000 2025 peak, an 8.9% rise, with 0.0% drop from peak to latest.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$325
HH Size
2.5
Personal Income / wk
$655
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.5%
Unoccupied
293
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.8%
Couples, no children
10,424
Total families
Economy & Employment
Healthcare is the anchor employer at 20.6% of jobs, higher than construction at 10.7%, education at 9.3%, public admin at 8.6% and retail at 7.9%. Occupations lean practical, with 818 community and personal workers and 772 labourers, which fits the lower university share. Labour conditions are softer than average-style suburbs: unemployment is 7.9% and participation is 51.1%. SEIFA is consistently low, with IEO decile 1, IER decile 2, IRSD decile 1 and IRSAD decile 1.
Unemployment
9.1%
Labour Force
6,957
Unemployed
634
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.0%
Part-time
29.1%
Participation
51.1%
Employed
5,028
Occupations
Top Industries
University
13.5%
Postgraduate
2.5%
Born Overseas
8.2%
Dwellings
5,067
Transport to Work
Daily life is car-led. 90.9% of commuters drive, far higher than public transport at 0.7% and walking or cycling at 2.1%, so regular car access matters. Schooling is practical rather than selective: 5 local schools span ICSEA 863 to 1012, led by Catholic St Brigid's Primary at 1012, Government Irrawang High at 916 with 810 enrolments and Grahamstown Public at 912. IRSAD decile 1 points to lower area advantage, which can shape services and funding needs.
Drive
90.9%
Public Transport
0.7%
Walk / Cycle
2.1%
Work from Home
N/A
Population Forecast
+0.58%/yr
(+89 people/yr)
EstablishedGrowth is steady rather than explosive. The trend path adds 0.58% a year, or about 89 people, with the medium scenario reaching 15,737 residents by 2031. Migration is balanced: average net internal gain is 50 a year and net overseas gain is 42, so growth is not reliant on a single pipeline. The shift profile is aging, with seniors up 3.9 points and younger residents down 1.9 points. Gentrification is scored 0 and labelled Not gentrifying, below the 43 Early signs score in the longer shift signal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+42
Net Internal / yr
+50
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Raymond Terrace compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Raymond Terrace a good suburb to live in?
It suits households wanting a lower-density town setting: 83.2% separate houses, 5 schools and a 37 median age. The trade-off is car reliance, with 90.9% driving to work and only 0.7% using public transport, so it is better for drivers than transit users.
What is the median house price in Raymond Terrace?
The median house price is $640,000. The separate price series shows a latest 2025 figure of $675,000, up 8.9% from $620,000 in 2024, so buyers are paying above the previous year's level rather than below peak.
What schools are in Raymond Terrace?
There are 5 local schools. St Brigid's Primary is Catholic with ICSEA 1012 and 377 enrolments, while Irrawang High is Government with ICSEA 916 and 810 enrolments. Government primary options include Grahamstown Public, Raymond Terrace Public and Irrawang Public.
Is Raymond Terrace safe?
No suburb-wide crime rate per 1,000 is recorded for Raymond Terrace, so safety should be checked by street and time of day. Compare locations near the 5 schools, shopping areas and main roads, because conditions can vary within a 40.5 sq km suburb.
Is Raymond Terrace good for property investment?
It can work for investors seeking renter depth: 40.5% of households rent, higher than 26.7% owned outright, and median rent is $325 a week. The caution is 5.5% vacancy and 66 development applications in 12 months, which may add tenant competition.
How is Raymond Terrace's population changing?
Population growth is modest. The trend adds 0.58% or 89 people a year, with the medium path reaching 15,737 by 2031. Migration is balanced, with 50 net internal and 42 net overseas residents annually, while the shift is aging.
Is there much development in Raymond Terrace?
Yes. There were 66 development applications in 12 months, including a 2026 secondary dwelling application with 1 dwelling and other works such as demolition and swimming pool projects. That level of activity means buyers should check nearby approvals before committing.
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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