Smiths Lake
A 35.8% vacancy rate is the standout feature of Smiths Lake, alongside a median age of 49, which is 9 years above the national comparison. The suburb has 1,332 residents across 15.46 sq km, giving it a low density of 86.2 people per sq km. Housing is overwhelmingly detached at 98.8%, while 46.4% of homes are owned outright. Household income is $1,210 a week, at the 25.9th percentile, so the market can appeal to buyers seeking space but may remain price-sensitive. Compared with larger Forster, Smiths Lake has a quieter, more settled profile; nearby Blueys Beach provides a useful lifestyle-market comparison when weighing access, vacancy and resale depth.
Local council: Mid-Coast
Population
1,332
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,210/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Smiths Lake suits buyers prioritising detached space over apartment choice: 98.8% of dwellings are separate houses, with 50.1% containing 3 bedrooms and 36.0% containing 4 or more. The typical mortgage repayment is $1,473 a month, equal to 28.1% of household income, below the 31.4% rent-to-income ratio, although household income of $1,210 weekly sits at the 25.9th percentile. A high 35.8% vacancy rate can create negotiation opportunities, but it also signals a non-permanent occupancy component that buyers should investigate. Compared with denser coastal centres, the trade-off is more land and privacy but fewer compact housing options and potentially thinner resale demand. Check insurance, access and property-specific hazards before buying.
For Buyers
Smiths Lake suits buyers prioritising detached space over apartment choice: 98.8% of dwellings are separate houses, with 50.1% containing 3 bedrooms and 36.0% containing 4 or more. The typical mortgage repayment is $1,473 a month, equal to 28.1% of household income, below the 31.4% rent-to-income ratio, although household income of $1,210 weekly sits at the 25.9th percentile. A high 35.8% vacancy rate can create negotiation opportunities, but it also signals a non-permanent occupancy component that buyers should investigate. Compared with denser coastal centres, the trade-off is more land and privacy but fewer compact housing options and potentially thinner resale demand. Check insurance, access and property-specific hazards before buying.
For Investors
Investment conditions are mixed. Weekly rent is $380 and only 16.6% of households rent, while vacancy is 35.8%, so leasing demand may be less dependable than the gross rent alone suggests. Rent stress is flagged at 31.4% of income, which can constrain further rent increases. There were 29 development applications in 12 months, including dwelling houses and alterations, indicating ongoing small-scale building activity rather than a clear large-project pipeline. Compared with tightly held rental markets, the vacancy level is a major risk, while the 98.8% detached-house share may support family and downsizer demand. Investors should test actual letting periods, insurance and maintenance costs before relying on a standardised yield assumption.
Development Activity
Total DAs
189
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
+3.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Smiths Lake has an older resident base: median age 49, or 9 years above the national comparison, and average household size is 2.3, which is 0.2 below national. Couples without children account for 52.0% of couples, compared with 30.0% for couples with children, while 80.7% of residents stayed at the same address and turnover was 19.3%. English ancestry is recorded for 609 people, followed by Irish at 184 and Scottish at 131. No religion is the largest reported affiliation at 670, ahead of Christianity at 504. Overseas-born residents make up 13.6%, 8.0 percentage points below national, and university participation is 23.0%, 7.1 points below national. Compared with younger growth corridors, this points to a more settled, older and Anglo-leaning population.
Age Distribution
Bedrooms
Dwelling Structure
98.8%
Houses
1.2%
Townhouse
0.0%
Apartment
Tenure
Housing is dominated by detached, family-sized stock. Separate houses account for 98.8% of dwellings, while 50.1% have 3 bedrooms and 36.0% have 4 or more; semi-detached homes make up 1.2%. Tenure is comparatively secure, with 46.4% owned outright and 35.1% mortgaged, versus 16.6% rented. Mortgage costs average $1,473 per month and absorb 28.1% of household income, below rent stress at 31.4%. The 35.8% vacancy rate is unusually important because it can weaken the link between housing stock and permanent local demand. Compared with larger Forster, Smiths Lake provides a more consistent house-and-yard format, but buyers should allow for lower-density services and more variable occupancy.
Mortgage / mo
$1,473
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $380.
$550
Bond data Jun 2026 · houses $650 · units $450
HH Size
2.3
Personal Income / wk
$615
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
35.8%
Unoccupied
289
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.4% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.1%
Community Profile
Ancestry
Household Composition
30.0%
Couples with children
52.0%
Couples, no children
18.0%
Single parent
377
Total families
Economy & Employment
Smiths Lake's employment base is led by healthcare at 18.9% or 68 workers, construction at 17.5% or 63, and education at 14.5% or 52; professional and technical work contributes 8.1% or 29, and hospitality 7.5% or 27. The occupation mix is evenly split at the top between professionals and trades, with 102 people each, followed by community and personal services at 72, labourers at 71 and managers at 64. Unemployment is 5.3%, while participation is 50.3% and 456 people are outside the labour force, a pattern consistent with a median age of 49. Household income of $1,210 weekly sits at the 25.9th percentile, below stronger-income regional centres. Compared with larger employment hubs, the local economy is more exposed to care, building, education and service work, making remote work relevant: 20.6% work from home.
Unemployment
5.3%
Labour Force
550
Unemployed
29
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
44.7%
Part-time
45.5%
Participation
50.3%
Employed
521
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.0%
Postgraduate
5.5%
Born Overseas
13.6%
Dwellings
520
Transport to Work
Livability is strongest for residents comfortable with a low-density, car-oriented routine. Smiths Lake covers 15.46 sq km at 86.2 people per sq km; 70.9% of residents drive to work, compared with only 3.1% who walk or cycle, while 20.6% work from home. That pattern reflects dispersed housing and limited daily access to central services, making vehicle ownership and trip planning important. Volunteering is 15.9%, and 4.3% of residents, or 52 people, need assistance. Families should confirm enrolment zones and transport to nearby campuses before choosing an address. Compared with denser centres such as Forster, the setting is quieter and less walkable. Street-level safety checks and visits at different times are sensible across a 15.46 sq km low-density area.
Drive
70.9%
Public Transport
N/A
Walk / Cycle
3.1%
Work from Home
20.6%
Growth Outlook
Recent growth signals point to gradual change rather than a rapid turnover cycle. Smiths Lake has 1,332 residents, 80.7% of whom stayed at the same address, while the turnover rate is 19.3%. A total of 29 development applications over 12 months, including new dwelling houses, alterations and swimming pools, indicates steady property investment and incremental infill. Compared with a high-churn coastal market, the high staying rate suggests that renovation, downsizing and selective new building may matter more than wholesale population replacement. The 35.8% vacancy rate complicates the picture because some housing capacity may not translate into permanent occupancy. Growth should therefore be judged through completed projects, local services and year-round demand, not application volume alone.
Population trend: Mid-Coast council area
Smiths Lake sits in the Mid-Coast council area. These are the council area's residents, not Smiths Lake's.
Residents 2025
99,448
Growth, 5 yr average
+0.8%/yr
2020 to 2025
Growth, last year
+0.7%
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 Smiths Lake compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Smiths Lake a good suburb to live in?
Smiths Lake can suit buyers seeking a detached, lower-density setting, with 98.8% separate houses and a median age of 49. The trade-off is car dependence, with 70.9% driving to work, plus a 35.8% vacancy rate that can make the local feel vary by season.
What is the median house price in Smiths Lake?
A current median house price should be checked against recent comparable sales and the exact street. The local stock is 98.8% separate houses, with 50.1% three-bedroom and 36.0% four-bedroom-plus dwellings, so a single headline figure may hide differences in land, condition and outlook.
What schools are in Smiths Lake?
School planning should start with the exact address, enrolment zone and transport route to nearby campuses. Smiths Lake is low density at 86.2 people per sq km, and 70.9% of residents drive to work, so daily school travel may be more car-dependent than in a compact town centre.
Is Smiths Lake safe?
Safety should be assessed through recent local incident information and an in-person visit at different times. Smiths Lake has 1,332 residents across 15.46 sq km, a low-density pattern that can feel different from a busier centre, but density alone cannot establish a safety rating.
Is Smiths Lake good for property investment?
It may suit a selective, long-term strategy rather than a yield-first purchase. Weekly rent is $380, but vacancy is 35.8% and only 16.6% of households rent. The 29 development applications in 12 months show activity, yet investors should verify year-round letting demand, insurance and maintenance costs.
How is Smiths Lake's population changing?
Smiths Lake's population is 1,332, with an older and relatively settled profile: median age is 49, or 9 years above the national comparison. Address stability is high, with 80.7% staying at the same address and turnover of 19.3%. The 29 development applications in 12 months point to incremental change rather than clear evidence of rapid population churn.
What development is occurring in Smiths Lake?
Recent activity is concentrated in small-scale works. There were 29 development applications in 12 months, including dwelling houses, alterations or additions and swimming pools; 1 recorded application involved 1 dwelling. Check approvals, servicing and construction timing before treating applications as completed housing supply.
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).
Explore Smiths Lake on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map