South Murwillumbah
With a median age of 48, South Murwillumbah sits 8 years above the national figure, making it one of the more senior-skewed communities in northern NSW. The suburb has a strong owner-occupier base: 40.2% own outright and 90.5% of dwellings are separate houses, unusually high even by regional standards. Yet SEIFA tells a more complex story. The IRSAD decile of 2 places the area in the bottom fifth of advantage nationally, driven by a household income at the 30.2nd percentile. Population grew 15.3% over the decade, which is steady rather than dramatic, and rent climbed 40% over the same period, outpacing income growth of 17%.
Population
1,064
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,292/wk
DAs (12 months)iDevelopment Applications lodged in the past year
34
Median House
$715K
2024-2025 (PSI derived)
The median house price reached $715,000 in the 2024-2025 period, up from $680,000 in 2024 to $737,500 in 2025, an 8.5% move in a single year. At the current median, the monthly mortgage repayment runs about $1,687, and mortgage-to-income sits at 30.2%, right at the stress threshold relative to local household incomes. The stock is overwhelmingly separate houses at 90.5%, with apartments at just 4.9%, so buyers are competing for detached dwellings. Three-bedroom homes are the largest share at 48.9%, followed by four-plus at 22.7%. For buyers seeking a lower entry point than coastal Murwillumbah proper, the fundamentals are reasonable though income support is below the state average.
For Buyers
The median house price reached $715,000 in the 2024-2025 period, up from $680,000 in 2024 to $737,500 in 2025, an 8.5% move in a single year. At the current median, the monthly mortgage repayment runs about $1,687, and mortgage-to-income sits at 30.2%, right at the stress threshold relative to local household incomes. The stock is overwhelmingly separate houses at 90.5%, with apartments at just 4.9%, so buyers are competing for detached dwellings. Three-bedroom homes are the largest share at 48.9%, followed by four-plus at 22.7%. For buyers seeking a lower entry point than coastal Murwillumbah proper, the fundamentals are reasonable though income support is below the state average.
For Investors
Renters make up 26.2% of households, with weekly rent at $390, giving a gross yield roughly around 2.8% against the $715,000 median. That yield is below the national average for regional NSW. The vacancy rate of 8.9% is elevated and signals softer rental demand, so prospective investors should model vacancy carefully. Development activity is solid at 32 applications in the past 12 months, including industrial and artisan food use changes, suggesting some commercial evolution. Net overseas migration of 37 per year and internal migration of 14 support modest demand. Rent growth of 40% over the decade is a positive signal, but a vacancy rate higher than most comparable regional markets warrants caution.
Development Activity
Total DAs
179
Last 12 Months
34
YoY ChangeiYear-over-year change in DA lodgements
-30.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in South Murwillumbah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 161 students
Demographics
The median age of 48 is 8 years above the national figure, reflecting an aging trajectory where the senior share rose 3.6 percentage points and the young adult share fell 2.6 points over the decade. Overseas-born residents account for 11.1%, which is 10.5 points below the national average, consistent with a predominantly locally-born, Anglo-Celtic community. Ancestry is led by English (488), Irish (171) and Scottish (126) residents. University qualifications reach 19.2%, some 10.9 points below the national rate, and the average household size of 2.4 is marginally below national. Couples with children (253) outnumber couples without children (178), despite the older median age.
Age Distribution
Bedrooms
Dwelling Structure
90.5%
Houses
N/A
Townhouse
4.9%
Apartment
Tenure
Owner-occupiers dominate: 40.2% own outright and 33.6% hold a mortgage, leaving 26.2% renting. The outright-ownership rate of 40.2% is well above what you see in most higher-income suburbs, reflecting long-term residents who paid down debt rather than active churn. Separate houses account for 90.5% of the stock, among the highest shares in regional NSW, and apartments are just 4.9%. The three-bedroom configuration is the most common at 48.9%, with four-plus at 22.7%. Prices moved from $680,000 in 2024 to $737,500 in 2025, an 8.5% annual gain. The vacancy rate of 8.9% is elevated compared to a typical regional average, suggesting some slack in the rental market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,687
Rent / wk
$390
HH Size
2.4
Personal Income / wk
$589
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.9%
Unoccupied
39
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.2% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.2% stressed
Community Profile
Ancestry
Household Composition
24.3%
Couples, no children
733
Total families
Economy & Employment
Healthcare is the dominant employer at 19.5% of the local workforce, followed by Construction at 14.0% and Retail at 10.3%. Hospitality accounts for 8.1% and Public Admin for 7.4%, rounding out a service-led local economy. By occupation, labourers are the single largest group at 76 workers, above professionals at 49, which is consistent with the IRSAD decile 2 positioning. The unemployment rate of 7.9% is elevated relative to national levels and the participation rate of 49% is low, with 352 residents not in the labour force. Real income growth of 17% over the decade is positive but failed to keep pace with the 40% rent increase. Household income at the 30.2nd percentile nationally reflects these structural constraints.
Unemployment
4.2%
Labour Force
4,285
Unemployed
182
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.2%
Part-time
38.9%
Participation
49.0%
Employed
410
Occupations
Top Industries
University
19.2%
Postgraduate
4.4%
Born Overseas
11.1%
Dwellings
391
Transport to Work
Car dependence is high: 86.4% of residents commute by car, above the national average, and 7.9% walk or cycle. Public transport data is not available for this area. No schools are recorded within the suburb boundary, so families rely on institutions in nearby Murwillumbah. The IRSAD decile of 2 puts South Murwillumbah in the bottom fifth of advantage nationally, and 11.6% of residents (115 people) need daily assistance, above the typical rate for communities of this size. Rent stress is a live concern, with rent-to-income at 30.2% flagging affordability pressure for the 26.2% of households who rent. The volunteering rate of 12.9% reflects moderate community engagement relative to comparable regional suburbs.
Drive
86.4%
Public Transport
N/A
Walk / Cycle
7.9%
Work from Home
N/A
Population Forecast
+0.75%/yr
(+71 people/yr)
EstablishedAnnual population growth runs at approximately 0.75%, adding around 71 residents per year to a base of 1,064. Over 10 years the population rose 15.3%, which is meaningful for a small suburb. Medium forecasts for the broader area project the surrounding region reaching around 10,106 by 2031. The demographic trajectory is aging, with the senior share up 3.6 points and working-age share down 0.4 points since 2011. Gentrification scores low at 4 out of 100, classified as not gentrifying, because income and education levels remain below national averages despite the price increase. Net overseas migration of 37 per year exceeds internal migration of 14, so modest international arrivals are the primary growth driver.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+37
Net Internal / yr
+14
Gentrification Signal
Not gentrifying
Population +11% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How South Murwillumbah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is South Murwillumbah a good suburb to live in?
South Murwillumbah offers a quiet, owner-occupier community with 40.2% of residents owning outright and 90.5% of homes being separate houses. The trade-offs are a SEIFA IRSAD decile of 2, placing it in the bottom fifth of advantage nationally, a 7.9% unemployment rate, and no recorded schools within the suburb boundary.
What is the median house price in South Murwillumbah?
The median house price is $715,000 for 2024-2025. Prices rose from $680,000 in 2024 to $737,500 in 2025, an 8.5% annual gain. Monthly mortgage repayments average $1,687, and the mortgage-to-income ratio sits at 30.2%, right at the standard stress threshold.
What schools are in South Murwillumbah?
No schools are recorded within the South Murwillumbah suburb boundary in this dataset. Families rely on schools in neighbouring Murwillumbah and surrounding areas. University qualifications among residents reach 19.2%, which is 10.9 points below the national average.
Is South Murwillumbah safe?
Crime statistics are not available for South Murwillumbah in this dataset. As a contextual indicator, the IRSAD decile of 2 places the suburb in the bottom fifth of advantage nationally, and 11.6% of its 1,064 residents need daily assistance. The 7.9% unemployment rate is above national norms, which can correlate with higher crime in comparable areas.
Is South Murwillumbah good for property investment?
Weekly rent of $390 against a $715,000 median implies a gross yield near 2.8%, below what most investors target in regional NSW. The 8.9% vacancy rate is elevated compared to state averages, signalling softer rental demand. Rent grew 40% over the past decade, which is encouraging, but investors should model the high vacancy carefully before committing.
How is South Murwillumbah's population changing?
The population grew 15.3% over 10 years and is expanding at roughly 0.75% per year, adding about 71 residents annually. The suburb is aging, with the senior share rising 3.6 percentage points since 2011. Net overseas migration of 37 per year is the primary growth driver, supplemented by internal migration of 14 per year.
How much development is happening in South Murwillumbah?
There were 32 development applications lodged in the past 12 months, including a change-of-use to artisan food production, a light industry CDC, and warehouse modifications. This level of activity, above 20 applications, points to ongoing industrial and mixed-use evolution in the suburb beyond purely residential growth.
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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