Median house price
$648k
-2.3% change
NSW · Snowy Monaro Regional Council
Braemar Bay, 2628
Est. population · Jun 2025
17
Growth (1 yr)
0.0%
Growth (5 yr)
+6.3%
Median age
63
Median income
$899/wk
Employment rate
35.7%
Median house price · October to December 2025
$648,000
Languages at home
33.3%non-English
Mostly English at home
2021 Census · usual residence
- Green suburb
- Excellent transport
- Heritage area
Suburb profile
Braemar Bay is a quieter smaller community in Snowy Monaro Regional Council, where peace, space and a country-town pace still dominate. A mature community gives the area a calm, settled social fabric. Weekends tend to revolve around local favourites: a café, a market run, a walk through town.
Everyday basics may be close by, but bigger shopping and services typically require a trip to a nearby centre. Green space punches above what many comparable suburbs offer, with parks and playgrounds woven through the suburb. Day-to-day life is more car-oriented here, with buses covering longer trips across the wider area.
Property prices run toward the upper end of the local market. Tree-lined streets and established homes set the tone, with little pressure to reinvent the neighbourhood.
At a glance
Braemar Bay snapshot
A quick read of housing, growth, livability, and risk
Median rent
$415/wk
Population (ERP)
17
0.0% annual growth
Dwelling vacancy
46.7%
Census unoccupied dwellings
How it compares
Relative standing using percentiles, ranks, and national deciles
Safety
40th
percentile in state (higher = safer)
Pop. growth
12th
percentile in NSW
Advantage (IRSAD)
7/10
national SEIFA decile
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Housing
- Houses (January to March 2026)
- $450
- Median house price (October to December 2025)
- $648,000
- Median price change
- -2.3%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
17(June 2025)
0.0% annual · +6.3% over 5 years · 12th percentile in NSW
Growth figures & methodology
- Annual growth
- 0.0%
- 5-year growth
- +6.3%
- Change in 1 year
- 0
- Change in 5 years
- +1
- Growth rank in NSW
- 12th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~0), extrapolated at +1.4% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 16
- Median age
- 63
- Median household income / week
- $899
- Dwelling vacancy
- 46.7%
- Unoccupied private dwellings
- 7 of 15
- Median monthly mortgage
- $1,250
- Employment rate
- 35.7%
- Dwelling mix (houses / semi / flats)
- 5 / 0 / 0
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences are unchanged compared with the previous period.
Offence counts & rates
- Total offences (Jan 2024 to Dec 2024)
- 1
- Against the person
- 0
- Against property
- 0
- Rate per 1,000 residents
- 58.8
- State safety percentile
- 39.9th (lower crime is better)
- Decrease (daily rate)
- -0.3%
Most common offence types
- Domestic Violence Related Assault5
- Intimidation, Stalking And Harassment6
- Liquor Offences12
- Malicious Damage To Property7
- Prohibited And Regulated Weapons Offences5
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2021 to Dec 2021 → Jan 2024 to Dec 2024; Jan 2024 to Dec 2024 · Updated · Rolling 12-month windows
Family & Lifestyle
Public transport
2 public transport stops in this suburb
- 2718 Eucumbene Rd
- 2718 Eucumbene Rd
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
No OpenStreetMap amenities mapped for this suburb yet.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Green cover
- Parks & woodland (OSM)
- 68
- Parks (OSM)
- 0
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Cooma Hospital and Health Service (44.0 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 25° / 10°
- Rainfall
- 168 mm · ~21 rainy days
Autumn (Mar–May)
- Usual max / min
- 19° / 5°
- Rainfall
- 142 mm · ~18 rainy days
Winter (Jun–Aug)
- Usual max / min
- 11° / -2°
- Rainfall
- 105 mm · ~13 rainy days
Spring (Sep–Nov)
- Usual max / min
- 18° / 4°
- Rainfall
- 161 mm · ~20 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal.
2026· 1 proposal
February 2026
- Dwelling house; Erection of a new structure60 ARCHIES LANE BRAEMAR BAY 2628Determined
2025· 1 proposal
October 2025
- Dwelling house; Alterations or additions to an existing building or structure66 ARCHIES LANE BRAEMAR BAY 2628Determined
2021· 1 proposal
December 2021
- Dwelling; Garages, carports and car parking spaces; Shed294 Eucumbene Road HILLTOP 2628Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2026 · Updated · Daily feed (from Oct 2018)
Heritage
1 heritage place
- Old Adaminaby and Lake Eucumbene, including relics and movable objectsEucumbeneSHR
Data sources & freshness
- State heritage register — State heritage authority · current · Updated
Hazards
- Bushfire planning zone
- Overlay applies
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- Eden-Monaro
- Member of Parliament
- Kristy McBAIN (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 121,376
- Turnout (2025)
- 93.8%
- Swing since 2022 (2025)
- +1.1 pp toward Labor
Two-party preferred (2025)
Coalition 42.8%Labor 57.2%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 62.4 km away).
Coalition 58.5%Labor 41.5%
15.7 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: -3.9 pp toward Coalition
Nearest polling places
- AdaminabyLabor 31.5% · Coalition 68.5% TPP (2025)15.1 km away
- BerridaleLabor 53.8% · Coalition 46.2% TPP (2025)33.1 km away
- JindabyneLabor 58.8% · Coalition 41.2% TPP (2025)35.1 km away
- Cooma NorthLabor 54.7% · Coalition 45.3% TPP (2025)43.3 km away
- CoomaLabor 49.3% · Coalition 50.7% TPP (2025)43.5 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 7/10
- IRSD decile (2021)
- 8/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Snowy Monaro Regional Council
Other suburbs in the same local government area.