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ABS 2021 Census · Updated 21 May 2026
Billys Creek is a coastal suburb in New South Wales, Australia, with a population of approximately 79, making it a boutique locality. Located approximately 432 km from the Sydney CBD, Billys Creek is a coastal area in New South Wales. The median household income is $25,532 per year.
Billys Creek's income profile suggests a value-oriented market with competitive purchase prices. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Billys Creek. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Billys Creek on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Billys Creek is a smaller community of 79 — about 1% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Billys Creek's median household income of $25,532/year is 74% below the New South Wales suburb median ($97,552) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Rent of $225/week (79% coverage of the $1,229/month median mortgage) leaves a gap of roughly $254/month that a typical investor bridges with negative gearing, depreciation and capital growth. Billys Creek is 432 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Only 45% of dwellings are separate houses (vs 76% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
How Billys Creek stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Billys Creek sits above the state median; negative means below.
| Metric | Billys Creek | NSW median | Δ vs state |
|---|---|---|---|
| Population | 79 | 5,325 | -99% |
| Median household income | $25,532/yr | $97,552/yr | -74% |
| Median rent (weekly) | $225 | $430 | -48% |
| Median mortgage (monthly) | $1,229 | $2,167 | -43% |
| Distance to CBD | 432 km | 45 km | +860% |
| Separate houses | 45% | 76% | -31pp |
Pre-inspection briefing for Billys Creek — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 79 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Moderate rental coverage: rent of $225/week covers 79% of a $1,229/month mortgage, leaving a $254/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 45% of dwellings are separate houses (vs 76% NSW median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Billys Creek property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Billys Creek are modest for 2026 — incomes 74% below the NSW median of $97,552 and a population of 79 suggest gains will lag headline metro markets. Rental coverage runs at ~79% of the typical mortgage ($975/month rent vs $1,229/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 33/100 places Billys Creek in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Billys Creek scores 33/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 79, median household income of $25,532/year and median weekly rent of $225. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Billys Creek are a median household income of $25,532/year, a dwelling mix that is 45% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Billys Creek has a usual resident population of approximately 79, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Billys Creek sits 432 km straight-line from the Sydney CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $225 in Billys Creek, equating to approximately $11,700/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Billys Creek is $1,229, or approximately $14,748/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $225 works out to $975/month, covering 79% of the median mortgage repayment of $1,229/month. That leaves a $254/month shortfall (around $3,048/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (79 residents), interest-rate sensitivity on the $1,229 median mortgage, below-median household incomes ($25,532 vs $97,552 state median), the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.