Shoalhaven Heads
Shoalhaven Heads carries a median house price of $960,000 alongside one of the most pronounced retiree profiles in coastal NSW, with a median age of 56 compared to the national figure of 40, a gap of 16 years. More than half of dwellings (56.6%) are owned outright with no mortgage, and 44.6% of families are couples without children, signalling an established owner-occupier base rather than a transient market. The vacancy rate of 15.6% is notably high, reflecting a significant holiday and investment stock in a small suburb of just 3,248 residents across 3.93 square kilometres.
Population
3,248
Median Age
56.0
Household IncomeiMedian weekly household income (ABS Census)
$1,066/wk
DAs (12 months)iDevelopment Applications lodged in the past year
49
Median House
$960K
2024-2025 (PSI derived)
The current median house price of $960,000 follows a sharp 16.6% rise from $920,000 in 2024 to $1,072,500 in 2025. Separate houses dominate at 69.6% of dwellings, with semi-detached homes at 14.6% and apartments at only 1.1%, so buyers face a relatively concentrated detached-house market. Three-bedroom dwellings are the most common at 39.7% of stock, followed by four-plus bedrooms at 23.8%. Monthly mortgage repayments average $1,950 against a household income at the 16.1st percentile nationally, producing a mortgage-to-income ratio of 42.2%, well above the 30% stress threshold. This affordability gap is consistent with buyers relocating from higher-income markets or funding purchases through equity rather than current wages.
For Buyers
The current median house price of $960,000 follows a sharp 16.6% rise from $920,000 in 2024 to $1,072,500 in 2025. Separate houses dominate at 69.6% of dwellings, with semi-detached homes at 14.6% and apartments at only 1.1%, so buyers face a relatively concentrated detached-house market. Three-bedroom dwellings are the most common at 39.7% of stock, followed by four-plus bedrooms at 23.8%. Monthly mortgage repayments average $1,950 against a household income at the 16.1st percentile nationally, producing a mortgage-to-income ratio of 42.2%, well above the 30% stress threshold. This affordability gap is consistent with buyers relocating from higher-income markets or funding purchases through equity rather than current wages.
For Investors
The renter share of 18.9% is lower than state average, limiting the tenant pool, and the vacancy rate of 15.6% signals genuine competition among available rentals. Weekly rent averages $365, which against a $960,000 median implies a gross yield near 1.97%, modest for a coastal market. That said, 47 development applications were lodged in the past 12 months, including subdivision and new dwelling works, pointing to continued landowner confidence. The low renter share and high outright-ownership rate (56.6%) suggest the suburb is skewed toward owner-occupiers and holiday property holders rather than a liquid investment market, so buyers should weight capital growth over yield when assessing the investment case.
Development Activity
Total DAs
261
Last 12 Months
49
YoY ChangeiYear-over-year change in DA lodgements
+63.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Shoalhaven Heads iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Shoalhaven Heads Public School
K-6 · 180 students
Demographics
The median age of 56 sits 16.0 years above the national figure, a significant gap driven by retirees and semi-retirees choosing coastal living. The 14.3% overseas-born share is 7.3 percentage points below national, reflecting the Anglo-leaning profile confirmed by ancestry data: English heritage (1,527 residents) leads, followed by Irish (428) and Scottish (380). University qualifications reach 23.7%, which is 6.4 points below national, consistent with a trades and services-oriented workforce. Average household size of 2.1 is 0.4 below national, and 44.6% of families are couples without children, a proportion above the national norm. The volunteering rate of 19.2% is comparatively high, pointing to strong community engagement among the older resident base.
Age Distribution
Bedrooms
Dwelling Structure
69.6%
Houses
14.6%
Townhouse
1.1%
Apartment
Tenure
Tenure is weighted heavily toward outright ownership: 56.6% own without a mortgage, 24.5% carry a mortgage and 18.9% rent. This is unusual nationally and reflects the suburb's retiree base who have paid off properties over decades. The stock is predominantly separate houses (69.6%) with minimal apartments (1.1%). The price trajectory shows the median moved from $920,000 in 2024 to $1,072,500 in 2025, a 16.6% one-year gain. The mortgage-to-income ratio of 42.2% and rent-to-income of 34.2% both sit above stress thresholds, but local incomes (household weekly of $1,066 at the 16.1st percentile) understate purchasing power because many residents fund purchases from retirement savings or asset sales rather than wages.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$365
HH Size
2.1
Personal Income / wk
$612
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.6%
Unoccupied
269
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
34.2% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
42.2% stressed
Community Profile
Ancestry
Household Composition
44.6%
Couples, no children
2,349
Total families
Economy & Employment
Healthcare is the leading industry at 19.9% of the local workforce (171 workers), followed by Construction at 16.7% (143) and Education at 12.2% (105). Public Administration contributes 10.0% and Hospitality 8.0%, with the latter reflecting tourism and seasonal dining activity. By occupation, Professionals lead at 259 workers, then Community and Personal Services at 154 and Managers at 139. The unemployment rate of 4.0% is low, though the labour force participation rate of 40.4% is below the national average because 1,395 residents are not in the labour force, consistent with the large retired population. The household income at the 16.1st percentile nationally is lower than most Sydney suburbs but functions differently in a community where outright asset ownership is the norm.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.6%
Part-time
38.4%
Participation
40.4%
Employed
1,078
Occupations
Top Industries
University
23.7%
Postgraduate
4.8%
Born Overseas
14.3%
Dwellings
1,404
Transport to Work
Car dependency is high at 90.9% of commuters driving, with 5.0% walking or cycling and public transport not recorded, typical for a coastal suburb outside major transit corridors. The vacancy rate of 15.6% suggests easy access to rental accommodation, though at $365 weekly rent the suburb is more affordable than Sydney coastal equivalents. No schools are recorded inside the suburb boundary, so families with school-age children rely on nearby centres. The need-for-assistance rate of 7.2% (220 residents) is elevated compared to national figures, consistent with the older median age of 56. The high outright-ownership rate and low mortgage stress among established residents contribute to residential stability, though income sits at only the 16.1st percentile nationally.
Drive
90.9%
Public Transport
N/A
Walk / Cycle
5.0%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Shoalhaven Heads compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Shoalhaven Heads a good suburb to live in?
Shoalhaven Heads suits established owner-occupiers and retirees more than young families. A median age of 56 sits 16 years above the national figure, 56.6% of residents own their home outright, and the volunteering rate of 19.2% points to an active local community. The main trade-offs are limited public transport and no schools recorded inside the suburb, with household income at only the 16.1st percentile nationally.
What is the median house price in Shoalhaven Heads?
The median house price is $960,000 based on 2024-2025 PSI-derived data. Prices rose sharply from $920,000 in 2024 to $1,072,500 in 2025, a 16.6% gain. Weekly rent averages $365 and monthly mortgage repayments run about $1,950, though the mortgage-to-income ratio of 42.2% is above the standard stress threshold.
What schools are in Shoalhaven Heads?
No schools are recorded inside the Shoalhaven Heads suburb boundary in this dataset. Families typically access schools in neighbouring areas. The local university qualification rate of 23.7% is 6.4 percentage points below national, reflecting the suburb's older demographics rather than educational disadvantage.
Is Shoalhaven Heads safe?
Detailed crime statistics are not available for Shoalhaven Heads in this dataset. As an indirect indicator, 81.1% of residents have not moved address in the past year, a high residential stability rate. The suburb's aging profile and high outright-ownership rate of 56.6% are generally associated with settled, low-transience communities.
Is Shoalhaven Heads good for property investment?
The 18.9% renter share is below state average, limiting tenant demand, and the 15.6% vacancy rate signals competition among rental properties. Weekly rent of $365 against a $960,000 median implies a gross yield near 1.97%. The 16.6% price gain from 2024 to 2025 and 47 development applications in 12 months suggest capital growth potential, but investors should plan for yield below typical investor benchmarks.
How is Shoalhaven Heads's population changing?
Shoalhaven Heads has a population of 3,248 across 3.93 square kilometres. The suburb shows an aging trajectory: median age of 56 is 16 years above national and the proportion of residents not in the labour force stands at 1,395 people. Residential turnover of 18.9% is moderate, with 81.1% having stayed at their current address.
How much development is happening in Shoalhaven Heads?
There were 47 development applications lodged in the past 12 months, including subdivision modifications and new dwelling house applications. This activity is notable for a suburb of only 3,248 residents and 3.93 square kilometres, suggesting landowners are actively progressing projects in response to the 16.6% price gain recorded from 2024 to 2025.
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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