Sawtell
A coastal suburb of 3,788 residents with a median house price of $1,045,000, Sawtell sits at a notable crossroads: household income places it in the 40th percentile nationally, yet prices have continued rising, suggesting lifestyle demand is outpacing local earning capacity. The median age of 47 is 7 years above the national figure, reflecting a well-established resident base with 43.2% owning their home outright. Vacancy stands at 13.9%, higher than typical for a low-density suburb where 68.5% of dwellings are separate houses, pointing to a secondary holiday or investment market beneath the permanent population.
Population
3,788
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,405/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$1.0M
2024-2025 (PSI derived)
The median house price reached $1,045,000 in 2024-2025, up 3.4% from $1,030,000 in 2024, with the latest reading at $1,065,000 in 2025. Monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 28.5%, below the conventional 30% stress threshold, though household income ranks only in the 40th percentile nationally. Separate houses make up 68.5% of the stock, with apartments at 16.6% and semi-detached at 12.4%. Three-bedroom homes account for 39.9% of dwellings and 4-plus bedroom homes for 30.1%, so the stock skews toward families and downsizers rather than smaller households. Outright owners at 43.2% outnumber mortgage holders at 23.6%, indicating long-held, low-debt ownership is the norm.
For Buyers
The median house price reached $1,045,000 in 2024-2025, up 3.4% from $1,030,000 in 2024, with the latest reading at $1,065,000 in 2025. Monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 28.5%, below the conventional 30% stress threshold, though household income ranks only in the 40th percentile nationally. Separate houses make up 68.5% of the stock, with apartments at 16.6% and semi-detached at 12.4%. Three-bedroom homes account for 39.9% of dwellings and 4-plus bedroom homes for 30.1%, so the stock skews toward families and downsizers rather than smaller households. Outright owners at 43.2% outnumber mortgage holders at 23.6%, indicating long-held, low-debt ownership is the norm.
For Investors
With 33.3% of residents renting and weekly rent at $380, landlords have a solid tenant base, though gross yield at that rent against a $1,045,000 median sits around 1.9%, modest for a regional coastal market. The 13.9% vacancy rate is the key risk signal, higher than most established suburbs, suggesting the rental pool includes a material holiday-let component that can weigh on stable occupancy. Overseas migration adds an average of 84 residents a year while internal migration removes 6, giving a small net positive. Development activity shows 38 applications in the past 12 months, including secondary dwellings and subdivisions, consistent with an established suburb still attracting modest incremental supply.
Development Activity
Total DAs
285
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Sawtell iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Sawtell Public School
K-6 · 293 students
William Bayldon Public School
K-6 · 159 students
Demographics
The median age of 47 sits 7 years above the national figure, and the trend is aging: the senior share rose 6.0 points and the working-age share fell 2.2 points over the decade. Only 11.8% of residents were born overseas, which is 9.8 percentage points below the national average, making Sawtell one of the more Anglo-Australian suburbs in the region. English ancestry dominates at 1,798 residents, followed by Irish at 575 and Scottish at 492. University qualifications reach 34.4%, which is 4.3 points above the national figure, a slight professional lean despite the 40th-percentile income ranking. Average household size is 2.3, marginally below national, and couples without children represent 33.8% of families.
Age Distribution
Bedrooms
Dwelling Structure
68.5%
Houses
12.4%
Townhouse
16.6%
Apartment
Tenure
Tenure is notably skewed toward outright ownership: 43.2% own without a mortgage, compared to just 23.6% with a mortgage and 33.3% renting. This high outright-ownership share reflects the older median age of 47, where residents have had decades to pay down debt. Prices moved from $1,030,000 in 2024 to $1,065,000 in 2025, a 3.4% gain over one year. The stock is predominantly separate houses at 68.5%, with apartments at 16.6% and semi-detached at 12.4%. Four-plus bedroom homes at 30.1% and three-bedroom at 39.9% together account for 70% of dwellings, meaning the supply is almost entirely family-sized. The rent-to-income ratio of 27.0% stays below stress levels, but rising prices against 40th-percentile household incomes create a widening affordability gap for new entrants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$380
HH Size
2.3
Personal Income / wk
$750
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.9%
Unoccupied
252
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.5%
Community Profile
Ancestry
Household Composition
33.8%
Couples, no children
2,817
Total families
Economy & Employment
Healthcare is the dominant employer at 27.1% of workers (332 people), nearly double the second-largest sector, Education at 14.9% (183). Construction follows at 8.5% (104 workers), with Professional/Tech and Public Admin both at 8.2% (100 workers each). By occupation, Professionals lead at 495 workers, ahead of Community/Personal Service at 234 and Managers at 214. The unemployment rate is 4.9% against a participation rate of 52.5%, the latter low because 1,215 residents are not in the labour force, consistent with the older age profile. Full-time employment runs at 54.9%. SEIFA scores show IRSAD decile 3 and IRSD decile 4, placing Sawtell in the lower-middle advantage range nationally, below the state average.
Unemployment
3.3%
Labour Force
9,409
Unemployed
306
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.9%
Part-time
40.2%
Participation
52.5%
Employed
1,579
Occupations
Top Industries
University
34.4%
Postgraduate
8.6%
Born Overseas
11.8%
Dwellings
1,562
Transport to Work
Sawtell is almost entirely car-dependent: 87.8% of residents commute by car, compared to just 0.3% using public transport, which is well below state and national averages. Active transport at 5.7% is above average for a regional suburb, consistent with a compact walkable town centre and coastal paths. No schools are recorded inside the suburb boundary in this dataset, so families draw on schools in adjacent areas such as Toormina and Boambee East. The IRSAD decile of 3 places Sawtell in the lower advantage tier nationally, meaning higher shares of lower-income households than most comparable coastal towns. The volunteering rate of 21.7% is strong, and rent-to-income at 27.0% keeps the rental cost burden below the 30% stress threshold.
Drive
87.8%
Public Transport
0.3%
Walk / Cycle
5.7%
Work from Home
N/A
Population Forecast
+0.37%/yr
(+77 people/yr)
EstablishedAnnual population growth sits at 0.37%, adding roughly 14 people a year to the current 3,788, below the national rate. The 10-year population change was 5.9%, modest for a coastal suburb. Medium forecasts show the broader SA2 population reaching approximately 21,005 by 2031, continuing a steady but slow upward path. Overseas migration is the primary driver at 84 net arrivals per year, while internal migration is nearly flat at minus 6, suggesting the suburb attracts international residents but does not draw large numbers of interstate movers. The gentrification score of 45 at the Active stage reflects ongoing upgrade activity, even as rent growth of 48.0% over the decade and real income growth of 18.9% signal that property values have outrun wage gains by a wide margin.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+84
Net Internal / yr
-6
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Sawtell compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Sawtell a good suburb to live in?
Sawtell suits residents who prioritise a coastal lifestyle over urban services. The median age of 47 is 7 years above the national figure and 43.2% own their home outright, indicating an established, settled community. The main limitations are high car dependence at 87.8% using private vehicles, no public transport to speak of at 0.3%, and an IRSAD decile of 3, placing it in the lower advantage tier nationally.
What is the median house price in Sawtell?
The median house price is $1,045,000 for 2024-2025, rising to $1,065,000 in 2025 from $1,030,000 in 2024, a 3.4% gain. Monthly mortgage repayments average $1,733, giving a mortgage-to-income ratio of 28.5%. Weekly rent averages $380, implying a gross yield of approximately 1.9% at the median price.
What schools are in Sawtell?
No schools are recorded inside the Sawtell suburb boundary in this dataset. Families typically access schools in neighbouring suburbs such as Toormina and Boambee East. Despite the absence of local schools, university qualifications among residents reach 34.4%, which is 4.3 percentage points above the national figure.
Is Sawtell safe?
Crime statistics are not available for Sawtell in this dataset. As context, the suburb scores IRSD decile 4, placing it in the lower-middle tier for relative disadvantage nationally. The volunteering rate of 21.7% and the long-established resident base (77.3% stayed put over the measured period) are indirect signals of a stable community environment.
Is Sawtell good for property investment?
The investment case is mixed. Weekly rent of $380 against a $1,045,000 median implies a gross yield near 1.9%, below most investor benchmarks. A 13.9% vacancy rate is above average and signals a material holiday-let component. On the upside, house prices rose 3.4% in one year, overseas migration adds 84 residents annually, and 38 development applications in 12 months show active market interest.
How is Sawtell's population changing?
Sawtell is growing slowly at 0.37% per year, adding roughly 14 people annually to the current 3,788. Over 10 years the population grew 5.9%. Overseas migration is the primary driver at 84 net arrivals per year. The profile is aging, with the senior share rising 6.0 points and the working-age share falling 2.2 points over the decade.
How much development is happening in Sawtell?
There were 38 development applications lodged in the past 12 months. Recent samples include secondary dwellings, subdivisions, residential alterations and swimming pools, indicating a mix of infill and lifestyle upgrades rather than large-scale new supply. This level of activity is moderate for a suburb of 3,788 residents covering 3.71 square kilometres.
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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