Median house price
$820k
+9.0% change
NSW · Central Coast Council
Buff Point, 2262
Est. population · Jun 2025
3,711
Growth (1 yr)
+0.9%
Growth (5 yr)
+3.3%
Median age
44
Median income
$1,323/wk
Employment rate
50.5%
Median house price · October to December 2025
$820,000
Languages at home
3.2%non-English
Most common: Australian Indigenous languages, Spanish, Italian
2021 Census · usual residence
Desirability score
- Excellent transport
- Education hub
- High desirability
Suburb profile
Buff Point is a well-connected mid-sized suburb in Central Coast Council with everyday amenities close at hand. Long-term locals and family households define much of the community, with a strong presence of young families throughout. Dining is thinner on the ground than in busier metro pockets, so many residents head to neighbouring suburbs for a night out.
Green space punches above what many metro suburbs offer, with parks and playgrounds woven through the suburb. Buses connect the area to surrounding suburbs, keeping the wider city within easy reach. Homes cost more here than in most comparable suburbs.
Crime reports are up on the previous period. This is a mature, settled pocket where the existing streetscape still defines the local character.
Against similar metro suburbs, the suburb sits below average overall, mainly because schools and education lag behind, despite relative strength in growth momentum. Limited access to some essential local services also trimmed the result.
At a glance
Buff Point snapshot
A quick read of housing, growth, livability, and risk
Median rent
$550/wk
Houses $600 · Units $480
Population (ERP)
3,711
+0.9% annual growth
Dwelling vacancy
6.9%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#189
among Metro Sydney · Emerging
Safety
34th
percentile in state (higher = safer)
Pop. growth
62nd
percentile in NSW
Advantage (IRSAD)
3/10
national SEIFA decile
School ICSEA
20th
percentile among schools with ICSEA
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
Desirability
Ranks & confidence
- Desirability score
- 38.3/100 — Below average
- National rank
- 4067th in Australia
- State rank
- 1257th in NSW
- Peer rank
- #189 among Metro Sydney · Emerging suburbs
- Cohort rank
- #717 among Metro Sydney suburbs
- Data confidence
- 89%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (January to March 2026)
- $480
- Houses (January to March 2026)
- $600
- All types (January to March 2026)
- $550
- Rental bonds lodged (January to March 2026)
- 149
- Median house price (October to December 2025)
- $820,000
- Median price change
- +9%
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
3,711(June 2025)
+0.9% annual · +3.3% over 5 years · 62th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.9%
- 5-year growth
- +3.3%
- Change in 1 year
- +32
- Change in 5 years
- +117
- Growth rank in NSW
- 62th 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 (~3,850), extrapolated at +0.6% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 3,559
- Median age
- 44
- Median household income / week
- $1,323
- Dwelling vacancy
- 6.9%
- Unoccupied private dwellings
- 102 of 1,488
- Median monthly mortgage
- $1,733
- Employment rate
- 50.5%
- Dwelling mix (houses / semi / flats)
- 1,333 / 33 / 21
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 increased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 198
- Against the person
- 77
- Against property
- 72
- Rate per 1,000 residents
- 53.4
- Person-crime prevalence
- About 1 in 46 residents
- State safety percentile
- 33.5th (lower crime is better)
- Increase (daily rate)
- +18.9%
Most common offence types
- Breach Apprehended Violence Order123
- Domestic Violence Related Assault194
- Fraud108
- Intimidation, Stalking And Harassment237
- Malicious Damage To Property160
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 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Schools & preschools
- Schools within 2 km
- 1
- Median school ICSEA
- 937
- Median ICSEA percentile
- 20th
School list
- Budgewoi Public SchoolPrimary · Government · ICSEA 937 · 20th percentile · LBOTE 6% · 555 students · Top SEA quarter 3% · 1.4 km awayView on My School →
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- ACARA school locations — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
- School ICSEA scores — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Public transport
71 public transport stops in this suburb
- Elouera Av After Narambi Rd
- Elouera Av Before Narambi Rd
- Nacooma Rd After Buff Point Av
- Nacooma Rd Before Buff Point Av
- Scenic Dr Before Narambi 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
41 nearby amenities within ~1.5 km
4 playgrounds
Local character & venue list
Local character
- A car helps for daily errands
- Great for outdoor family life — 5 parks mapped in suburb, 4 playgrounds nearby
- Well connected by public transport — 71 public transport stops
- Walkability proxy
- 30/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0
- Parks per 1,000 residents
- 1.4
Sport & outdoors(10)
- Buff Point OvalPark
- Edgewater ParkPark
- Park (2)
- Scout Hall ParkPark
- Playground (4)
- Sports field
Transport(18)
18 bus stops
Other(7)
- Bbq
- Bench (2)
- Lakeland Park for Manufactured HomesCaravan Site
- Parking (5)
- Picnic Table
- Slipway
- Waste Basket (2)
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
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
Parks & reserves
3 parks and public open space in this suburb
- Buff Point OvalPark
- Edgewater ParkPark
- Scout Hall ParkPark
Data sources & freshness
- Parks & reserves — State government + ABS LGA boundaries · current · Updated
Green cover
- Parks & woodland (OSM)
- 13
- Parks (OSM)
- 5
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
- Tuggerah Lakes Private Hospital (6.1 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
NDIS participation
- NDIS participants (31 March 2026)
- 137
- Participants per 1,000 residents
- 36.9
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
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
- 27° / 18°
- Rainfall
- 295 mm · ~37 rainy days
Autumn (Mar–May)
- Usual max / min
- 23° / 14°
- Rainfall
- 366 mm · ~46 rainy days
Winter (Jun–Aug)
- Usual max / min
- 18° / 8°
- Rainfall
- 272 mm · ~34 rainy days
Spring (Sep–Nov)
- Usual max / min
- 23° / 13°
- Rainfall
- 230 mm · ~29 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· 8 proposals
August 2026
- Erection of a new structure; Garage, carport or carparking space141 BUFF POINT AVENUE BUFF POINT 2262Under Assessment
June 2026
- Alterations or additions to an existing building or structure; Garage, carport or carparking space72 MOOLA ROAD BUFF POINT 2262Under Assessment
May 2026
- Dwelling house; Erection of a new structure; Driveways and hard stand spaces; Earthworks, retaining walls and structural support; Swimming pool178 BUFF POINT AVENUE BUFF POINT 2262Under Assessment
- Demolition; Alterations or additions to an existing building or structure; Change of use of land or a building or the classification of a building under the Building Code of Australia; Dual occupancy (detached)40 ELOUERA AVENUE BUFF POINT 2262Determined
- Demolition; Erection of a new structure; Dual occupancy (attached)50 WOODLAND PARKWAY BUFF POINT 2262Additional Information Requested
- Dwelling house; Alterations or additions to an existing building or structure21 YACKERBOOM AVENUE BUFF POINT 2262Determined
April 2026
- Dwelling house; Alterations or additions to an existing building or structure; Residential Accommodation31 BUFF POINT AVENUE BUFF POINT 2262Determined
March 2026
- Dwelling house; Alterations or additions to an existing building or structure40 WOODLAND PARKWAY BUFF POINT 2262Determined
2025· 17 proposals
December 2025
- Subdivision56 KOBADA AVENUE BUFF POINT 2262Determined
November 2025
- Shed; Erection of a new structure87 ELOUERA AVENUE BUFF POINT 2262Determined
October 2025
- Erection of a new structure; Garage, carport or carparking space54 WOODLAND PARKWAY BUFF POINT 2262Determined
- Dwelling house; Erection of a new structure; Portable swimming pools and spas and child-resistant barriers; Residential Accommodation; Supporting Development38 BUFF POINT AVENUE BUFF POINT 2262Determined
September 2025
- Erection of a new structure; Garage, carport or carparking space141 BUFF POINT AVENUE BUFF POINT 2262Determined
- Dwelling house; Alterations or additions to an existing building or structure216 BUFF POINT AVENUE BUFF POINT 2262Determined
June 2025
- Erection of a new structure; Swimming pool20A ELOUERA AVENUE BUFF POINT 2262Determined
May 2025
- Erection of a new structure; Swimming pool1 MANEELA ROAD BUFF POINT 2262Determined
April 2025
- Erection of a new structure; Swimming pool6 TRAVIS PLACE BUFF POINT 2262Determined
- Demolition; Alterations or additions to an existing building or structure; Change of use of land or a building or the classification of a building under the Building Code of Australia; Dual occupancy (detached)40 ELOUERA AVENUE BUFF POINT 2262Determined
- Subdivision40 ELOUERA AVENUE BUFF POINT 2262Determined
March 2025
- Secondary dwelling; Erection of a new structure9 REGENT STREET BUFF POINT 2262Determined
- Dual occupancy; Dwelling house; Subdivision; Erection of a new structure; Dual occupancy (attached)7 MOOLA ROAD BUFF POINT 2262Determined
- Dual occupancy; Erection of a new structure; Dual occupancy (detached)12 NACOOMA ROAD BUFF POINT 2262Withdrawn
January 2025
- Subdivision56 KOBADA AVENUE BUFF POINT 2262Determined
- Alterations or additions to an existing building or structure; Minor building alterations (external); Swimming pool6 BUFF POINT AVENUE BUFF POINT 2262Determined
- Demolition; Dwelling house; Alterations or additions to an existing building or structure; Swimming pool9 TIRRIKI CLOSE BUFF POINT 2262Determined
2024· 14 proposals
December 2024
- Erection of a new structure; Dual occupancy (attached)36 YACKERBOOM AVENUE BUFF POINT 2262Withdrawn
- Erection of a new structure; Supporting Development1 MILLINGTON WAY BUFF POINT 2262Determined
October 2024
- Shed; Erection of a new structure20 KOBADA AVENUE BUFF POINT 2262Determined
- Demolition36 YACKERBOOM AVENUE BUFF POINT 2262Determined
- Demolition24 BUFF POINT AVENUE BUFF POINT 2262Determined
July 2024
- Dwelling house; Alterations or additions to an existing building or structure7 KYONG AVENUE BUFF POINT 2262Determined
June 2024
- Dwelling house; Erection of a new structure4 MOOLA ROAD BUFF POINT 2262Determined
- Shed; Erection of a new structure48 KARANGAL CRESCENT BUFF POINT 2262Determined
May 2024
- Erection of a new structure; Swimming pool11 REGENT STREET BUFF POINT 2262Determined
- Shed; Erection of a new structure153 BUFF POINT AVENUE BUFF POINT 2262Determined
- Erection of a new structure; Garage, carport or carparking space8 PARTON CLOSE BUFF POINT 2262Determined
April 2024
- Shed; Erection of a new structure82 MOOLA ROAD BUFF POINT 2262Determined
February 2024
- Secondary dwelling; Erection of a new structure2 MATUMBA ROAD BUFF POINT 2262Determined
January 2024
- Subdivision61 NARAMBI ROAD BUFF POINT 2262Determined
2023· 3 proposals
December 2023
- Dwelling house; Alterations or additions to an existing building or structure55 NARAMBI ROAD BUFF POINT 2262Determined
November 2023
- Dwelling house; Alterations or additions to an existing building or structure40 WOODLAND PARKWAY BUFF POINT 2262Determined
October 2023
- Shed; Erection of a new structure3 NARRUNGA AVENUE BUFF POINT 2262Withdrawn
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)
Hazards
- Bushfire planning zone
- No overlay at centroid
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
- Shortland
- Member of Parliament
- Pat CONROY (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 122,971
- Turnout (2025)
- 93.4%
- Swing since 2022 (2025)
- +5.5 pp toward Labor
Two-party preferred (2025)
Coalition 38.5%Labor 61.5%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 10.4 km away).
Coalition 39.4%Labor 60.6%
0.9 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: +8.2 pp toward Labor
Nearest polling places
- Buff PointLabor 60.5% · Coalition 39.5% TPP (2025)0.4 km away
- BudgewoiLabor 59.3% · Coalition 40.7% TPP (2025)1.4 km away
- Budgewoi CentralLabor 61.0% · Coalition 39.0% TPP (2025)1.9 km away
- San RemoLabor 64.3% · Coalition 35.7% TPP (2025)2.3 km away
- Lake MunmorahLabor 59.3% · Coalition 40.7% TPP (2025)5.8 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)
- 3/10
- IRSD decile (2021)
- 3/10
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 Central Coast Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.