Ulladulla
Household income at the 12.9th percentile nationally, combined with an $844,000 median house price, creates the most severe affordability mismatch in this batch: mortgage stress at 36.2% and rent stress at 33.8%, both above the 30% threshold simultaneously. Ulladulla's median age of 51, eleven years above national, and 49.8% outright ownership explain why the suburb functions: long-term owners purchased decades ago and live on accumulated equity, not current income. With a 13% vacancy rate, likely driven by holiday homes, and 41.8% labour force participation, this is a retirement and tourism economy operating under different rules.
Population
7,262
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,007/wk
DAs (12 months)iDevelopment Applications lodged in the past year
81
Median House
$892K
12m to Jun 2026 (PSI)
At $844,000, Ulladulla houses cost significantly more than local incomes can service. Prices rose 4.2% from $825,000 in 2024 to $860,000 in 2025, but mortgage stress at 36.2% of household income is the highest in this batch. The 49.8% outright ownership rate, also the highest profiled, reveals that most residents avoided this stress by purchasing long ago. The stock is 80.9% detached houses, with 44.7% three-bedroom and 35% four-plus. Buyers entering now face a structural mismatch between local wages ($564/week personal income, the lowest profiled) and property values inflated by tree-change demand and holiday-home investment.
For Buyers
At $844,000, Ulladulla houses cost significantly more than local incomes can service. Prices rose 4.2% from $825,000 in 2024 to $860,000 in 2025, but mortgage stress at 36.2% of household income is the highest in this batch. The 49.8% outright ownership rate, also the highest profiled, reveals that most residents avoided this stress by purchasing long ago. The stock is 80.9% detached houses, with 44.7% three-bedroom and 35% four-plus. Buyers entering now face a structural mismatch between local wages ($564/week personal income, the lowest profiled) and property values inflated by tree-change demand and holiday-home investment.
For Investors
The 13% vacancy rate, the highest in this batch, is likely distorted by holiday homes rather than true rental oversupply. Weekly rent of $340 on the $844,000 median produces a gross yield of approximately 2.1%. The 28.3% renter share faces rent stress at 33.8% of income, above the threshold. With 78 DAs in 12 months, including new dwellings and subdivisions, supply is expanding. Population growth of 1.41% per year (+85 persons) is positive, driven by balanced migration (+54 internal, +16 overseas). Rent growth of 54.9% over the decade is strong, reflecting both genuine demand and the low base of regional rents.
Development Activity
Total DAs
458
Last 12 Months
81
YoY ChangeiYear-over-year change in DA lodgements
+20.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Ulladulla iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Ulladulla High School
7-12 · 1159 students
Ulladulla Public School
K-6 · 689 students
Demographics
Ulladulla's median age of 51 is the highest in this batch, 11 years above the national figure. The senior share rose 8.3 points over the decade, the largest aging shift profiled. University attainment at 18% sits 12.1 points below the national rate, the lowest in this batch. English ancestry dominates (3,208), with Scottish (797) and Irish (777) completing an Anglo-Celtic profile. Only 14.2% were born overseas, 7.4 points below the national average. Household size of 2.2 is 0.3 below national, consistent with couples without children (37.1%) and empty nesters. The participation rate of 41.8% is the lowest profiled, reflecting the retired population.
Age Distribution
Bedrooms
Dwelling Structure
80.9%
Houses
11.0%
Townhouse
2.3%
Apartment
Tenure
The median house price of $844,000 rose 4.2% from $825,000 in 2024 to $860,000 in 2025. Ownership is defined by outright holders at 49.8%, the highest in this batch and well above the national average, while 21.8% hold mortgages and 28.3% rent. This outright dominance reflects generational accumulation. Detached houses at 80.9% dominate, with 11% semi-detached. The 13% vacancy rate, likely inflated by holiday homes and seasonal rentals, distinguishes Ulladulla from permanent-resident suburbs. Mortgage-to-income of 36.2% and rent-to-income of 33.8% both exceed stress thresholds, the only suburb in this batch where both metrics are in the red simultaneously.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$1,579
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $340.
$600
Bond data Mar 2026 · houses $600 · units $440
HH Size
2.2
Personal Income / wk
$564
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.0%
Unoccupied
455
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
33.8% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
36.2% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.1%
Couples, no children
5,404
Total families
Economy & Employment
Healthcare (15.7%, 260 workers), construction (15.6%, 258), and retail (13.3%, 221) form the economic base, followed by education (11.2%) and hospitality (10.9%). The hospitality share is the highest in this batch, confirming tourism's role. Occupation distribution is unusually flat: community services (377), labourers (364), professionals (361), sales (356), and managers (310) are all within a narrow band, indicating a diversified but low-specialisation economy. Unemployment at 5.2% exceeds the national average, and the 41.8% participation rate reflects mass retirement. SEIFA scores show disadvantage: IRSAD decile 4, IEO decile 4, placing Ulladulla in the lower range nationally.
Unemployment
3.4%
Labour Force
7,187
Unemployed
246
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.4%
Part-time
43.4%
Participation
41.8%
Employed
2,437
Occupations
Top Industries
University
18.0%
Postgraduate
3.7%
Born Overseas
14.2%
Dwellings
3,026
Transport to Work
Two schools serve the area: Ulladulla High School (Government, ICSEA 993, 1,159 students) and Ulladulla Public School (Government, ICSEA 978, 689 students), both slightly below the national benchmark of 1000. Public transport is virtually absent at 0.2%, the lowest in this batch. Car dependency at 86.5% is standard, but walking/cycling captures 6.1%, the second-highest in this batch, benefiting from the compact town centre. The need-for-assistance rate of 8.7% is the highest profiled, consistent with the aging population. IRSAD decile 4 places Ulladulla in the lower range for socio-economic advantage.
Drive
86.5%
Public Transport
0.2%
Walk / Cycle
6.1%
Work from Home
N/A
Population Forecast
+1.41%/yr
(+85 people/yr)
EstablishedPopulation growth of 1.41% per year (+85 persons) projects to 6,543 by 2031. The 10-year population change of 25.4% is higher than the national average for established towns, driven by tree-changers. Internal migration runs at +54 per year, with +16 from overseas, a balanced pattern. However, the working-age share dropped 5.2 points while seniors gained 8.3 points, the most dramatic aging shift compared to any suburb in this batch. Affordability worsened from 52% in 2011 to 56.6% in 2021, and real income grew 15.6%, insufficient to offset housing cost increases. The gentrification score of 54 (active) and early-signs signals reflect the tree-change demographic reshaping the town.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+16
Net Internal / yr
+54
Gentrification Signal
Early signs
Population +26% since 2011, Net internal migration +54/yr, Accelerating: 7% → 18%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Ulladulla compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Ulladulla a good suburb to live in?
Ulladulla suits retirees and established homeowners: 49.8% own outright with no mortgage burden. For new entrants, the $844,000 median creates mortgage stress at 36.2% of income on local wages. Two schools sit slightly below the national ICSEA benchmark. The 6.1% walk/cycle rate and coastal lifestyle appeal are balanced against 0.2% public transport.
What is the median house price in Ulladulla?
The median house price is $844,000 as of 2025, up 4.2% from $825,000 in 2024. At household incomes in the 12.9th percentile nationally, this creates the most severe affordability mismatch profiled: mortgage-to-income of 36.2% and rent-to-income of 33.8%, both above the 30% stress threshold.
What schools are in Ulladulla?
Ulladulla has 2 schools: Ulladulla High School (Government, ICSEA 993, 1,159 students) and Ulladulla Public School (Government, ICSEA 978, 689 students). Both sit slightly below the national ICSEA benchmark of 1000, with scores 7 and 22 points below average respectively.
Is Ulladulla safe?
Crime data is not available for Ulladulla in the current dataset. The SEIFA IRSD decile of 5 places it at the national midpoint. The 82.7% residential retention rate and 49.8% outright ownership rate suggest community stability. The need-for-assistance rate of 8.7%, the highest in this batch, reflects the elderly population.
Is Ulladulla good for property investment?
Gross yield of approximately 2.1% ($340/week on $844,000) is low. The 13% vacancy rate, the highest profiled, is likely inflated by holiday homes rather than true rental oversupply. Rent stress at 33.8% for tenants limits rent growth potential. The 78 DAs in 12 months indicate active building, and population growth of 1.41% per year provides some demand support.
How is Ulladulla's population changing?
Population grows at 1.41% per year (+85 persons), projecting to 6,543 by 2031. Internal migration of +54 per year drives the growth, primarily tree-changers. The senior share rose 8.3 points over the decade, the largest aging shift profiled. The working-age share dropped 5.2 points, indicating the labour force is contracting as retirees arrive.
What recent development is happening in Ulladulla?
Ulladulla recorded 78 development applications in the past 12 months, including new dwelling houses, subdivisions, and secondary dwellings. This active pipeline, combined with population growth of 1.41% per year and the gentrification score of 54 (active stage), suggests ongoing structural change in the town's 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 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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