Sunshine Bay
At 1,439 residents, Sunshine Bay has a median age of 56, which is 16 years above the national figure. Its housing is strongly detached, with 78.8% separate houses and only 3.9% apartments, while 16.9% of dwellings are vacant. Compared with the busier service centre of Batemans Bay, the suburb suits buyers seeking a quieter, established coastal setting, although car dependence is high at 79.9%. The resident base is also relatively settled, with 77.6% staying at the same address, supporting a low-turnover community profile.
Local council: Eurobodalla
Population
1,439
Median Age
56.0
Household IncomeiMedian weekly household income (ABS Census)
$1,138/wk
DAs (12 months)iDevelopment Applications lodged in the past year
25
Sunshine Bay is most suitable for buyers who prefer established detached housing, larger floor plans and a settled coastal environment. Houses with 4 or more bedrooms account for 42.7% of stock, while 3-bedroom homes represent 40.4%, so the market is more family-house oriented than apartment-led precincts. The 78.8% separate-house share is substantially higher than the 3.9% apartment share. Ownership is also mature, with 51.3% owning outright, but mortgage stress reaches 33.5% of household income, meaning borrowing capacity needs careful testing. Compared with renting at $370 per week, a mortgage commitment of $1,650 per month may still require a strong deposit and disciplined budget.
For Buyers
Sunshine Bay is most suitable for buyers who prefer established detached housing, larger floor plans and a settled coastal environment. Houses with 4 or more bedrooms account for 42.7% of stock, while 3-bedroom homes represent 40.4%, so the market is more family-house oriented than apartment-led precincts. The 78.8% separate-house share is substantially higher than the 3.9% apartment share. Ownership is also mature, with 51.3% owning outright, but mortgage stress reaches 33.5% of household income, meaning borrowing capacity needs careful testing. Compared with renting at $370 per week, a mortgage commitment of $1,650 per month may still require a strong deposit and disciplined budget.
For Investors
Sunshine Bay has a mixed investment case because tenant demand exists alongside unusually high vacancy. Renting accounts for 24.8% of occupied dwellings and the weekly rent is $370, but the vacancy rate is 16.9%, which is higher than a tightly supplied rental market and can weaken income consistency. Development activity also recorded 25 applications across 12 months, including subdivision and new dwelling proposals, creating a potential supply consideration. Compared with low-vacancy coastal markets, investors should allow for longer letting periods and avoid assuming automatic rent growth. Overseas migration is the primary growth driver, while the established profile and 56 median age may support demand for practical, low-maintenance homes.
Development Activity
Total DAs
156
Last 12 Months
25
YoY ChangeiYear-over-year change in DA lodgements
+31.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Sunshine Bay has an older resident base, with a median age of 56, or 16 years above the national figure. Its 2.1-person average household is 0.4 below the national average, reflecting a high share of couples without children at 57.4% and a smaller 23.7% share of couples with children. University attainment is 19.2%, which is 10.9 percentage points below the national level, while 18.6% of residents were born overseas, 3 percentage points below the national figure. English ancestry is the largest recorded group at 628 people, followed by Irish at 191 and Scottish at 141. Compared with younger coastal growth areas, this profile points to downsizers, established couples and older households as important local segments.
Age Distribution
Bedrooms
Dwelling Structure
78.8%
Houses
13.2%
Townhouse
3.9%
Apartment
Tenure
Sunshine Bay is dominated by established detached housing, with 78.8% of dwellings classified as separate houses, 13.2% semi-detached and 3.9% apartments. The bedroom profile is spacious, with 42.7% containing 4 or more bedrooms and 40.4% containing 3 bedrooms. Outright ownership is high at 51.3%, compared with 22.4% paying a mortgage and 24.8% renting, indicating a substantial established-owner base. Housing costs remain material for active borrowers and renters, with mortgage costs at $1,650 per month, mortgage stress at 33.5% of income and rent stress at 32.5%. Compared with apartment-oriented areas, Sunshine Bay provides more land and larger homes, but the 16.9% vacancy rate may limit pricing pressure.
Mortgage / mo
$1,650
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $370.
$550
Bond data Jun 2026 · houses $600 · units $450
HH Size
2.1
Personal Income / wk
$605
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.9%
Unoccupied
131
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.5% stressed
Community Profile
Ancestry
Household Composition
23.7%
Couples with children
57.4%
Couples, no children
15.9%
Single parent
434
Total families
Economy & Employment
Healthcare is Sunshine Bay's largest industry, employing 81 people and representing 26.2% of local employment, followed by Construction at 42 people, Public Administration at 37, Retail at 25 and Hospitality at 25. This healthcare concentration is consistent with a median age of 56 and helps explain demand for community and personal services. The labour force includes 544 people, with an unemployment rate of 5.1% and participation rate of 43.8%; 634 people are outside the labour force. Trades lead occupations at 88 people, followed by Community/Personal at 81 and Clerical/Admin at 75. Household income sits at the 21.2 percentile nationally, while the IER is in decile 2 and IRSD in decile 2, below the IEO decile 5 and IRSAD decile 4. The contrast indicates moderate education and access conditions alongside weaker economic resources.
Unemployment
5.1%
Labour Force
544
Unemployed
28
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.0%
Part-time
42.4%
Participation
43.8%
Employed
516
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.2%
Postgraduate
4.3%
Born Overseas
18.6%
Dwellings
645
Transport to Work
Daily life in Sunshine Bay is strongly car oriented: 79.9% of residents drive to work, compared with 1.1% using public transport and 0.9% walking or cycling. That pattern makes private vehicle access more important than in better-served urban areas, while 9.5% work from home. The suburb has 1,439 residents, an average household size of 2.1 and a volunteering rate of 16.3%, supporting a settled community feel. Families should check school enrolment zones and nearby options against the exact address, since access is not determined by the suburb name alone. Socioeconomic conditions are mixed, with IRSAD in decile 4 and IRSD in decile 2, both below stronger-resourced locations. A need for assistance is reported by 8.0%, or 110 people, so proximity to health and support services is worth considering. Use current NSW Police mapping for a street-level safety check because no crime rate is available here.
Drive
79.9%
Public Transport
1.1%
Walk / Cycle
0.9%
Work from Home
9.5%
Growth Outlook
Sunshine Bay has an established growth profile, with annual growth forecast at 0.56% and a Stable trajectory. Across the wider area, population change runs at 6.9% over 10 years, with overseas migration identified as the primary driver. This is a slower pace than rapid-growth corridors, which fits the suburb's older resident base and high 77.6% address-stability rate. Rental growth has reached 30.8%, while affordability improved from 63.3 in 2011 to 48.2 in 2021. The signals are mixed on neighbourhood change: one shift measure records a gentrification score of 45 and Active stage, while the headline gentrification measure gives a score of 10 and Not gentrifying status. Overall, growth appears gradual rather than transformational, with 25 development applications adding some local activity.
Population trend: Eurobodalla council area
Sunshine Bay sits in the Eurobodalla council area. These are the council area's residents, not Sunshine Bay's.
Residents 2025
41,309
Growth, 5 yr average
+0.7%/yr
2020 to 2025
Growth, last year
+0.5%
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 Sunshine Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Sunshine Bay a good suburb to live in?
Sunshine Bay suits residents seeking established detached housing, quieter coastal surroundings and a settled community. The median age is 56, 16 years above national levels, and 78.8% of homes are separate houses, a much higher share than the 3.9% apartment rate. Car access matters because 79.9% drive to work.
What is the median house price in Sunshine Bay?
Check a current property sales index for the median house price, because market values change faster than demographic measures. Sunshine Bay has a 78.8% separate-house share, higher than its 3.9% apartment share, while the 16.9% vacancy rate may reduce short-term price pressure compared with tighter markets.
What schools are in Sunshine Bay?
Check school enrolment zones and nearby options using the exact property address. Sunshine Bay is highly car dependent, with 79.9% driving to work versus 1.1% using public transport, so school travel may require a vehicle and catchments should be confirmed before buying or renting.
Is Sunshine Bay safe?
Use current NSW Police crime mapping and inspect the immediate street before deciding, as a suburb-wide label cannot replace local checking. Sunshine Bay has 1,439 residents and a 16.9% vacancy rate, so conditions may vary more than a single suburb description suggests. Compare recent incidents by category and location.
Is Sunshine Bay good for property investment?
It can suit an investor seeking established houses, but the 16.9% vacancy rate is higher than in a tightly supplied rental market. Rent is $370 per week and 24.8% of households rent, while 25 development applications in 12 months could add supply. Conservative vacancy and maintenance assumptions are important.
How is Sunshine Bay's population changing?
Growth is gradual rather than rapid, with an annual forecast of 0.56% and a Stable trajectory. Population change across the wider area is 6.9% over 10 years, driven primarily by overseas migration. Compared with high-growth corridors, Sunshine Bay's older 56 median age and 77.6% address-stability rate point to measured change.
What development is occurring in Sunshine Bay?
There were 25 development applications over 12 months, including subdivision and dwelling-house proposals. One sampled application included 1 dwelling, but the wider pipeline does not establish a final dwelling total. Compared with an unchanged established suburb, this indicates active planning interest, although approvals and construction timing should be checked.
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).
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