Surf Beach
A 31.0% vacancy rate at a median house price of $700,000 tells a distinctive story about Surf Beach: this is a coastal lifestyle suburb where a significant share of dwellings sit empty outside peak periods. With a median age of 53, Surf Beach residents are 13 years older than the national average, pointing to a retiree and sea-change demographic. Household income sits in the 17.5th percentile nationally, well below average, yet 48.7% of residents own their home outright, without a mortgage. That combination of low income but high outright ownership is typical of established older communities who purchased decades ago, rather than high-earning newcomers.
Population
1,934
Median Age
53.0
Household IncomeiMedian weekly household income (ABS Census)
$1,099/wk
DAs (12 months)iDevelopment Applications lodged in the past year
19
Median House
$700K
2024-2025 (PSI derived)
The median house price is $700,000 in Surf Beach, and the data shows prices eased from $717,500 in 2024 to $667,500 in 2025, a 7.0% decline over one year. Buyers who move quickly could be acquiring below recent peak. The stock is 71.4% separate houses, with semi-detached dwellings at 18.6% and apartments at 10.0%, so detached-house buyers have reasonable supply to choose from. Three-bedroom homes dominate at 46.1%, and 4-plus bedroom properties account for 32.2%. Monthly mortgage repayments average $1,517, producing a mortgage-to-income ratio of 31.9%, above the 30% stress threshold. That stress flag is a caution for buyers relying on dual incomes, given household income sits lower than state averages.
For Buyers
The median house price is $700,000 in Surf Beach, and the data shows prices eased from $717,500 in 2024 to $667,500 in 2025, a 7.0% decline over one year. Buyers who move quickly could be acquiring below recent peak. The stock is 71.4% separate houses, with semi-detached dwellings at 18.6% and apartments at 10.0%, so detached-house buyers have reasonable supply to choose from. Three-bedroom homes dominate at 46.1%, and 4-plus bedroom properties account for 32.2%. Monthly mortgage repayments average $1,517, producing a mortgage-to-income ratio of 31.9%, above the 30% stress threshold. That stress flag is a caution for buyers relying on dual incomes, given household income sits lower than state averages.
For Investors
Surf Beach presents a complicated picture for investors. The 29.5% renter share provides a tenant pool, and weekly rent of $330 gives a gross yield near 2.4% on the $700,000 median. However, the 31.0% vacancy rate is notably high, suggesting much of the dwelling stock is holiday or seasonal use. That vacancy level is far above typical residential markets nationally and signals income continuity risk for landlords targeting year-round tenants. Development activity recorded 18 applications in the past 12 months, modest for a suburb of 1,934 residents. Price movement was negative at minus 7.0% over the year to 2025, compared with gains recorded in many NSW coastal markets over the same period.
Development Activity
Total DAs
110
Last 12 Months
19
YoY ChangeiYear-over-year change in DA lodgements
+11.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 53 is 13 years above the national average, and the household composition confirms this aging profile: 41.9% of families are couples with no children at home, and the average household size of 2.1 is 0.4 below national. Overseas-born residents make up 17.7% of the population, which is 3.9 percentage points below the national figure. Ancestry is strongly Anglo-Celtic, with English (787 residents), Scottish (215) and Irish (194) the top three ancestries. University qualifications reach 22.7%, which is 7.4 percentage points below the national rate, in line with the blue-collar and retiree character of the suburb. Volunteerism is relatively strong at 17.2%, consistent with the retired demographic having time to contribute to community activities.
Age Distribution
Bedrooms
Dwelling Structure
71.4%
Houses
18.6%
Townhouse
10.0%
Apartment
Tenure
Tenure data reveals a suburb where outright ownership dominates: 48.7% of residents own their home without a mortgage, far above the national average, while only 21.8% are still paying off a mortgage and 29.5% rent. This concentration of debt-free owners reflects the aging community who purchased before coastal prices ran up. Separate houses represent 71.4% of the stock and 3-bedroom homes are the most common type at 46.1%, followed by 4-plus bedroom at 32.2% and 2-bedroom at 21.6%. The median house price of $700,000 declined from a peak of $717,500 in 2024 to $667,500 in 2025. A mortgage-to-income ratio of 31.9% exceeds the 30% stress level, while the rent-to-income ratio sits at 30.0%, placing renters at the boundary of affordability stress.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$330
HH Size
2.1
Personal Income / wk
$612
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
31.0%
Unoccupied
371
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.9% stressed
Community Profile
Ancestry
Household Composition
41.9%
Couples, no children
1,385
Total families
Economy & Employment
Healthcare is the dominant industry at 22.6% of employed residents (108 workers), roughly double the representation of the next-largest sector, Education at 11.3%. Public Administration at 10.9%, Construction at 10.5% and Retail at 8.8% round out the top five. By occupation, Professionals (133) lead, followed closely by Community and Personal Service workers (114) and Clerical and Admin roles (91). The overall labour market participation rate is 40.8%, well below state averages, because 766 residents are not in the labour force, consistent with a suburb where retirees and semi-retirees make up a large share. Unemployment stands at 5.2% on 35 jobseekers, and the full-time employment rate among workers is 54.9%.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.9%
Part-time
39.9%
Participation
40.8%
Employed
638
Occupations
Top Industries
University
22.7%
Postgraduate
6.9%
Born Overseas
17.7%
Dwellings
821
Transport to Work
Car dependence is extreme in Surf Beach: 92.5% of employed residents drive to work, compared with national averages well below 80%, and public transport use is just 1.0%. Walking and cycling account for 1.5%. This reflects the suburban coastal geography and limited public transit infrastructure typical of NSW South Coast towns. Crime statistics are not available for Surf Beach at this level of detail. The need-for-assistance rate is 7.1%, covering 125 residents, above what you would see in a younger suburb, consistent with the median age of 53. There are no schools recorded inside the suburb boundary, so families depend on education facilities in neighbouring areas such as Batemans Bay.
Drive
92.5%
Public Transport
1.0%
Walk / Cycle
1.5%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Surf Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Surf Beach a good suburb to live in?
Surf Beach suits retirees and lifestyle seekers, with 48.7% of residents owning their home outright, well above national averages. The median age of 53 is 13 years above national, and 41.9% of families are couples without children. The main trade-offs are high car dependence at 92.5%, no schools inside the suburb boundary, and income in the 17.5th percentile nationally.
What is the median house price in Surf Beach?
The median house price is $700,000. Prices declined 7.0% from $717,500 in 2024 to $667,500 in 2025. Weekly rent averages $330 and monthly mortgage repayments run approximately $1,517, producing a mortgage-to-income ratio of 31.9%, above the standard 30% stress benchmark.
What schools are in Surf Beach?
No schools are recorded inside the Surf Beach suburb boundary in this dataset, so families rely on schools in nearby areas such as Batemans Bay. The suburb's population skews older, with a median age of 53 and 41.9% of families being couples without children, reducing local demand for school infrastructure.
Is Surf Beach safe?
Detailed crime statistics are not available for Surf Beach at this level. As a proxy indicator, the suburb has a median age of 53, stable long-term residents (80.0% stayed in place), and a volunteering rate of 17.2%, all consistent with a settled, low-transient community rather than a high-crime area.
Is Surf Beach good for property investment?
The 31.0% vacancy rate is the key risk factor, indicating much of the stock is seasonal or holiday-use rather than permanent residential. Weekly rent of $330 against a $700,000 median implies a gross yield near 2.4%, below typical residential benchmarks. Prices fell 7.0% over the year to 2025, compared with gains in many NSW coastal markets, making timing important.
How is Surf Beach's population changing?
Surf Beach has a population of 1,934 across 4.36 square kilometres. The suburb shows a high residential stability rate, with 80.0% of permanent residents staying in place. The aging profile, median age of 53 being 13 years above national, and the high proportion of outright owners suggest slow organic growth rather than rapid in-migration.
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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