West Ballina
A median age of 54, some 14 years above the national figure, is the single most distinctive fact about West Ballina. Half of all residents own their home outright, a share that reflects a settled, older population rather than an aspirational one. Household income sits at the 13.2nd percentile nationally, well below average, yet the median house price reached $865,000 in 2025 after an 8.8% rise from 2024. That gap between low incomes and high property values is the defining tension in this 3,230-person Far North Coast suburb.
Population
3,230
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$1,015/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$830K
2024-2025 (PSI derived)
The median house price rose from $795,000 in 2024 to $865,000 in 2025, an 8.8% gain in one year. Separate houses make up 67.9% of dwellings, well above the national share, with semi-detached homes at 18.8% and apartments a minor 3.9%. Three-bedroom homes dominate at 49.1% of stock, with 4-plus bedroom at 25.5%. Monthly mortgage repayments average $1,863, but the mortgage-to-income ratio reaches 42.4%, above the 30% stress threshold, because household income places West Ballina in the 13.2nd percentile nationally. Only 21.7% of residents carry a mortgage; the 49.5% who own outright signal that most housing was purchased decades ago at much lower prices, not recently.
For Buyers
The median house price rose from $795,000 in 2024 to $865,000 in 2025, an 8.8% gain in one year. Separate houses make up 67.9% of dwellings, well above the national share, with semi-detached homes at 18.8% and apartments a minor 3.9%. Three-bedroom homes dominate at 49.1% of stock, with 4-plus bedroom at 25.5%. Monthly mortgage repayments average $1,863, but the mortgage-to-income ratio reaches 42.4%, above the 30% stress threshold, because household income places West Ballina in the 13.2nd percentile nationally. Only 21.7% of residents carry a mortgage; the 49.5% who own outright signal that most housing was purchased decades ago at much lower prices, not recently.
For Investors
Renters make up 28.8% of residents, and weekly rent averages $370. A vacancy rate of 4.9% is elevated compared to the typical healthy market benchmark of 2-3%, suggesting some softness in tenant demand. Development activity logged 28 applications in the past 12 months, including dwelling alterations and a school modification, indicating steady but not aggressive building activity. Net internal migration averages 134 residents a year and overseas migration adds 104, providing ongoing demand support despite an aging resident base. Rent grew 39.3% over the measured period, outpacing real income growth of 17.4%, which compresses affordability for incoming tenants but supports yield for landlords holding existing stock.
Development Activity
Total DAs
147
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
-14.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 54 is 14 years above the national figure, and the trajectory reinforces this: the senior share rose 7.1 points over the decade while the working-age share fell 3.6 points. Only 10.7% of residents were born overseas, which is 10.9 percentage points below the national average, producing a strongly Anglo-Celtic ancestry profile led by English (1,403), Irish (356) and Scottish (346). University qualifications reach 18.3%, which is 11.8 points below national, consistent with a workforce oriented toward trades, community services and hospitality rather than professional sectors. Average household size is 2.1, below the national average by 0.4, and 42.1% of families are couples without children, a pattern common to established coastal suburbs with a retirement orientation.
Age Distribution
Bedrooms
Dwelling Structure
67.9%
Houses
18.8%
Townhouse
3.9%
Apartment
Tenure
Outright ownership at 49.5% is the defining tenure characteristic, nearly double the share of mortgage holders at 21.7% and well above what is typical nationally. This reflects decades of settled occupancy rather than recent buyer activity. The stock is 67.9% separate houses, higher than state average, with semi-detached at 18.8% providing a secondary option. Three-bedroom homes account for 49.1% of dwellings, with 4-plus bedroom at 25.5%, suggesting family-sized stock even within an aging population. Price moved from $795,000 in 2024 to $865,000 in 2025 (8.8% growth). The rent-to-income ratio sits at 36.5%, above the 30% housing stress threshold, indicating that renters here face affordability pressure despite the suburb's relatively modest income base ranked at the 13.2nd percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,863
Rent / wk
$370
HH Size
2.1
Personal Income / wk
$601
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.9%
Unoccupied
72
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
36.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
42.4% stressed
Community Profile
Ancestry
Household Composition
42.1%
Couples, no children
2,332
Total families
Economy & Employment
Healthcare dominates the local employment base at 25.5% of workers (180 people), followed jointly by Construction and Education at 10.2% each (72 workers apiece), then Retail and Hospitality at 8.5% each. By occupation, Community and Personal Services leads with 206 workers, ahead of Professionals (173), Managers (138) and Sales (134). The participation rate of 40.3% is low, because 1,366 residents are not in the labour force, consistent with the aging profile. The unemployment rate is 5.4% against 1,063 employed residents (598 full-time, 465 part-time). SEIFA deciles paint a modest picture: IRSD decile 4 and IRSAD decile 4 both sit below the national median, indicating relative disadvantage compared to most Australian suburbs, despite the high property values.
Unemployment
4.0%
Labour Force
8,145
Unemployed
328
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.3%
Part-time
38.3%
Participation
40.3%
Employed
1,063
Occupations
Top Industries
University
18.3%
Postgraduate
2.8%
Born Overseas
10.7%
Dwellings
1,391
Transport to Work
Car dependence is high: 87.2% of residents drive to work, well above national averages, while only 0.6% use public transport, reflecting limited bus services typical of coastal regional NSW. Walking and cycling account for 6.7% of commutes. The suburb scores decile 4 on IRSAD, below the national median, indicating moderate disadvantage relative to most Australian communities. Of 3,230 residents, 9.5% (283 people) need daily assistance, above the national average, consistent with the older median age of 54. Volunteering runs at 16.7%. Schools are not recorded within the suburb boundary in this dataset, so families rely on institutions in neighbouring Ballina suburbs. No crime data is available in this dataset to make a direct safety comparison.
Drive
87.2%
Public Transport
0.6%
Walk / Cycle
6.7%
Work from Home
N/A
Population Forecast
+0.69%/yr
(+129 people/yr)
EstablishedPopulation sits at 3,230 with an annual growth rate of 0.69%, adding roughly 129 persons a year. Over the decade, population expanded 15.2%, above the pace of many regional NSW centres. The medium forecast projects the broader area reaching 19,727 by 2031, continuing gradual expansion. Migration drives the growth: net internal migration averages 134 residents annually and overseas migration contributes 104 per year, a balanced pattern without heavy reliance on either stream. The gentrification score sits at early signs stage with signals including population growth of 12% since 2011 and net internal migration of 134 per year. Affordability measured as a percentage improved modestly from 61.0% in 2011 to 58.8% in 2021, meaning housing costs relative to incomes have eased slightly though the absolute income rank at the 13.2nd percentile nationally remains a structural constraint.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+104
Net Internal / yr
+134
Gentrification Signal
Early signs
Population +12% since 2011, Net internal migration +134/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Ballina compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is West Ballina a good suburb to live in?
West Ballina suits settled households, particularly retirees and empty nesters. With 49.5% of residents owning outright and a median age of 54 (14 years above national), it has a stable, established character. SEIFA decile 4 on IRSAD places it below the national median for advantage, and household income sits at the 13.2nd percentile nationally, so it is modest rather than affluent.
What is the median house price in West Ballina?
The median house price reached $865,000 in 2025, up 8.8% from $795,000 in 2024. Monthly mortgage repayments average $1,863 and weekly rent averages $370. The mortgage-to-income ratio is 42.4%, above the 30% stress threshold, because household income ranks at the 13.2nd percentile nationally.
What schools are in West Ballina?
No schools are recorded within the West Ballina boundary in this dataset. Families rely on schools in neighbouring Ballina suburbs. University qualifications among residents reach 18.3%, which is 11.8 percentage points below the national figure, reflecting the suburb's trade and services employment base rather than a professional one.
Is West Ballina safe?
Detailed crime statistics are not available for West Ballina in this dataset. As an indirect indicator, the suburb scores IRSD decile 4, below the national median for disadvantage, and 9.5% of residents (283 people) need daily assistance, above average due to the older median age of 54. The volunteering rate is 16.7%, suggesting community engagement.
Is West Ballina good for property investment?
Rent grew 39.3% over the measured period, outpacing real income growth of 17.4%, which supports yields. Weekly rent of $370 against an $865,000 median implies a gross yield around 2.2%. However, vacancy sits at 4.9%, above the healthy 2-3% benchmark. Net migration of 134 internal and 104 overseas residents per year provides demand support, and the 8.8% one-year price gain shows capital growth momentum.
How is West Ballina's population changing?
Population stands at 3,230, growing at 0.69% annually (about 129 persons per year). Over 10 years the suburb expanded 15.2%. Internal migration averages 134 net arrivals per year and overseas migration adds 104, a balanced growth pattern. The demographic trajectory is aging, with the senior share up 7.1 points and working-age share down 3.6 points over the decade.
How much development is happening in West Ballina?
There were 28 development applications lodged in the past 12 months, including dwelling alterations, additions and a school modification. This is moderate activity for a suburb of 3,230 people. The mix of alteration-focused applications is consistent with an established area improving existing stock rather than adding large volumes of new 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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