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ABS 2021 Census · Updated 21 May 2026
Pearl Beach is a coastal suburb in New South Wales, Australia, with a population of approximately 510, making it a boutique locality. Located approximately 37 km from the Sydney CBD, Pearl Beach is a coastal area in New South Wales. The median household income is $91,572 per year.
Above-average earnings in Pearl Beach support sustained property values. Coastal lifestyle appeal adds a premium that supports long-term demand.
Official Australia Post postcode for Pearl Beach. 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 Pearl Beach 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.
Pearl Beach is a smaller community of 510 — about 10% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Household income of $91,572/year is 6% below the New South Wales median of $97,552, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Median weekly rent of $488 equates to $2,115/month — about 98% of the median mortgage repayment of $2,167/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. At 37 km from Sydney, Pearl Beach is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price. Only 39% 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 Pearl Beach stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Pearl Beach sits above the state median; negative means below.
| Metric | Pearl Beach | NSW median | Δ vs state |
|---|---|---|---|
| Population | 510 | 5,325 | -90% |
| Median household income | $91,572/yr | $97,552/yr | -6% |
| Median rent (weekly) | $488 | $430 | +13% |
| Median mortgage (monthly) | $2,167 | $2,167 | 0% |
| Distance to CBD | 37 km | 45 km | -18% |
| Separate houses | 39% | 76% | -37pp |
Pre-inspection briefing for Pearl Beach — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 510 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Strong rental coverage: $488/week (~$2,115/month) covers 98% of the $2,167/month median mortgage repayment, so the shortfall sits at just $52/month. Investors targeting positive cash flow should shortlist this suburb.
Only 39% 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 Pearl Beach property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Pearl Beach are modest for 2026 — incomes 6% below the NSW median of $97,552 and a population of 510 suggest gains will lag headline metro markets. Rental coverage runs at ~98% of the typical mortgage ($2,115/month rent vs $2,167/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 50/100 places Pearl Beach in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Pearl Beach scores 50/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 510, median household income of $91,572/year and median weekly rent of $488. 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 Pearl Beach are a median household income of $91,572/year, a dwelling mix that is 39% 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.
Pearl Beach has a usual resident population of approximately 510, 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.
Pearl Beach sits 37 km straight-line from the Sydney CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $488 in Pearl Beach, equating to approximately $25,376/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 Pearl Beach is $2,167, or approximately $26,004/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 $488 works out to $2,115/month, covering 98% of the median mortgage repayment of $2,167/month. That leaves a $52/month shortfall (around $624/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 (510 residents), interest-rate sensitivity on the $2,167 median mortgage, a unit-heavy dwelling mix (39% houses) where body-corporate costs and apartment supply affect resale, 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.