Tuross Head
With a median age of 62, Tuross Head sits 22 years above the national figure, making it one of coastal NSW's most heavily retired communities. The 35.2% vacancy rate signals that a large share of the 2,353-person population holds holiday or investment properties used only part of the year, which directly explains why household income sits in just the 14.8th percentile nationally despite a $769,000 median house price. Separate houses account for 95.8% of stock and 61.7% of residents own their home outright, pointing to long-established owner-occupiers who paid off mortgages decades ago.
Population
2,353
Median Age
62.0
Household IncomeiMedian weekly household income (ABS Census)
$1,043/wk
DAs (12 months)iDevelopment Applications lodged in the past year
41
Median House
$769K
2024-2025 (PSI derived)
The median house price reached $769,000 in the 2024-2025 period, rising from $755,000 in 2024 to $774,000 in 2025, a 2.5% gain over the year. Separate houses dominate at 95.8%, so buyers are choosing almost entirely from detached dwellings rather than competing across dwelling types. Three-bedroom homes are the most common at 48.8%, with 4-plus bedroom properties making up 30.5%. Monthly mortgage repayments average $1,430, and the mortgage-to-income ratio sits at 31.7%, above the conventional 30% stress threshold. For comparison, 61.7% of residents own outright with no mortgage at all, higher than most coastal NSW markets, which reflects the older buyer base rather than easy affordability for new entrants.
For Buyers
The median house price reached $769,000 in the 2024-2025 period, rising from $755,000 in 2024 to $774,000 in 2025, a 2.5% gain over the year. Separate houses dominate at 95.8%, so buyers are choosing almost entirely from detached dwellings rather than competing across dwelling types. Three-bedroom homes are the most common at 48.8%, with 4-plus bedroom properties making up 30.5%. Monthly mortgage repayments average $1,430, and the mortgage-to-income ratio sits at 31.7%, above the conventional 30% stress threshold. For comparison, 61.7% of residents own outright with no mortgage at all, higher than most coastal NSW markets, which reflects the older buyer base rather than easy affordability for new entrants.
For Investors
Rental demand in Tuross Head is structurally thin. Only 16.2% of households rent and the 35.2% vacancy rate is extremely high compared to coastal NSW averages, reflecting the large holiday-home component of the stock. Weekly rent averages $330, which against a $769,000 median implies a gross yield around 2.2%, well below a typical investment target. Rent grew 83.0% over the measured period, outpacing income growth of 6.9%, which has pushed the rent-to-income ratio to 31.6%, above the stress threshold for the renters who do stay. Net internal migration averages 44 residents per year and overseas migration adds 15, giving a stable demand floor, but with 37 development applications lodged in the past 12 months, incremental supply continues to enter a market with limited rental absorption.
Development Activity
Total DAs
268
Last 12 Months
41
YoY ChangeiYear-over-year change in DA lodgements
+10.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 62 is 22.0 years above the national figure, placing Tuross Head firmly in the top tier of Australia's oldest suburbs. Couples with no children make up 61.0% of families, consistent with a post-child-rearing and retirement profile. Overseas-born residents reach 16.1%, which is 5.5 percentage points below the national average, and university qualifications are held by 24.9% of residents, 5.2 points below national. Ancestry is predominantly Anglo-Celtic: English (1,099 residents) leads, followed by Irish (321) and Scottish (278). Average household size of 1.9 is 0.6 below national, reflecting the prevalence of couple-only households. Volunteering is notable at 19.9% of residents, which is high relative to national rates and consistent with a community of active retirees with time to contribute.
Age Distribution
Bedrooms
Dwelling Structure
95.8%
Houses
3.4%
Townhouse
0.5%
Apartment
Tenure
Ownership concentration is the defining feature of Tuross Head's housing market. At 61.7% outright ownership, significantly above the national average, most properties are held by debt-free residents who have lived there for years, the mobility rate confirms this with only 16.7% of residents moving in the prior five years. The 95.8% separate-house rate leaves almost no apartment stock, and the 35.2% vacancy rate points to a large proportion of holiday and part-time residences. Price history shows $755,000 in 2024 moving to $774,000 in 2025, with a compound annual growth rate of 2.5%. Three-bedroom homes account for 48.8% of dwellings and 4-plus bedroom homes 30.5%, so the market is dominated by family-sized stock even though most households are couples without children.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,430
Rent / wk
$330
HH Size
1.9
Personal Income / wk
$586
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
35.2%
Unoccupied
602
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.6% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.7% stressed
Community Profile
Ancestry
Household Composition
61.0%
Couples, no children
1,679
Total families
Economy & Employment
Healthcare is the largest employer at 19.9% of local workers (108 people), a figure consistent with the suburb's aging population generating direct demand for medical and aged-care services. Construction follows at 12.7% (69 workers), reflecting ongoing renovation and development activity in the area. Public Administration accounts for 11.3% (61 workers) and Education 9.4% (51 workers), with Hospitality rounding out the top five at 8.9% (48 workers). The participation rate is just 35.6%, well below the national average, because the retirement-age population means 1,201 residents are not in the labour force. Unemployment among those who do participate sits at 3.9%. SEIFA scores place the suburb at IRSAD decile 3 and IEO decile 4, below the national median, which reflects low working-age incomes rather than disadvantage among the asset-rich retiree majority.
Unemployment
3.8%
Labour Force
3,693
Unemployed
141
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.6%
Part-time
44.5%
Participation
35.6%
Employed
737
Occupations
Top Industries
University
24.9%
Postgraduate
6.0%
Born Overseas
16.1%
Dwellings
1,106
Transport to Work
Car dependency is near-total: 92.9% of residents drive to work, and active transport (walking or cycling) accounts for just 2.3%, compared to higher rates in urban centres. No schools are recorded inside Tuross Head, so families with children rely on schools in neighbouring towns, a practical constraint given the 92.9% car-commute rate. The suburb scores IRSAD decile 3, below the national median, and IRSD decile 5, near the middle nationally. The need-for-assistance rate is 7.4% (163 residents), higher than typical younger suburbs and consistent with a large cohort of residents aged 62 and over. Volunteering at 19.9% is a positive indicator for community cohesion. The low turnover rate of 16.7% suggests residents who arrive tend to stay, which contributes to the stable, established character of the local community.
Drive
92.9%
Public Transport
N/A
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+1.37%/yr
(+43 people/yr)
EstablishedTuross Head is growing steadily at 1.37% per year, adding approximately 43 residents annually. The population rose from 3,088 in 2023 to 3,147 in 2025 and is forecast under a medium scenario to reach 3,385 by 2031. The migration mix is balanced: net internal migration averages 44 people per year and overseas migration adds 15. The trajectory is aging, with the senior share rising 5.4 points over the decade and the young-adult share falling 3.9 points. The gentrification score is 22, categorised as early signs, with population up 22% since 2011 and accelerating. Affordability worsened from 21.2% of income in 2011 to 29.5% in 2021, which alongside 83.0% rent growth over the period shows that property costs have risen faster than local incomes, compressing entry-level access.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+15
Net Internal / yr
+44
Gentrification Signal
Early signs
Population +22% since 2011, Accelerating: -0% → 22%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tuross Head compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tuross Head a good suburb to live in?
Tuross Head suits retirees and sea-change buyers well. The median age is 62, which is 22 years above national, and 61.7% of residents own their home outright. Separate houses make up 95.8% of stock. The trade-offs are near-total car dependency at 92.9%, no local schools recorded, and IRSAD ranking at decile 3, below the national median.
What is the median house price in Tuross Head?
The median house price is $769,000 for the 2024-2025 period, up from $755,000 in 2024 to $774,000 in 2025, a 2.5% annual gain. Monthly mortgage repayments average $1,430 and weekly rent averages $330.
What schools are in Tuross Head?
No schools are recorded inside the Tuross Head boundary in this dataset. With 92.9% of residents driving to work and neighbouring towns accessible by car, families typically rely on schools in nearby Moruya or Batemans Bay. The suburb's population skews heavily toward retirees, so school-age children are a relatively small share of the 2,353 residents.
Is Tuross Head safe?
Detailed crime statistics are not available for Tuross Head in this dataset. As indirect indicators, the suburb has a very low residential turnover rate of 16.7%, with 83.3% of residents staying in the same dwelling for five or more years. The 7.4% need-for-assistance rate (163 residents) reflects the older age profile rather than disadvantage-linked risk.
Is Tuross Head good for property investment?
The investment case is mixed. Weekly rent of $330 against a $769,000 median implies a gross yield of around 2.2%, below typical targets, and the 35.2% vacancy rate reflects a large holiday-home component that reduces reliable rental income. Rent grew 83.0% over the measured period, and population is forecast to reach 3,385 by 2031, which provides a long-run demand floor.
How is Tuross Head's population changing?
Population is growing at 1.37% annually, adding about 43 residents per year. The 2025 estimate is 3,147, up from 3,088 in 2023, with a medium forecast of 3,385 by 2031. Growth is balanced between internal migration (44 per year net) and overseas migration (15 per year), but the trajectory is aging: the senior share rose 5.4 points over the decade.
How much development is happening in Tuross Head?
There were 37 development applications lodged in the past 12 months. Recent applications include dwelling alterations and additions, a new carport structure, and a new dwelling house. This level of activity is moderate relative to the suburb's 2,353-person population and reflects ongoing renovation and incremental new construction rather than large-scale development.
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.
Explore Tuross Head on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map