Broulee vs Mossy Point

Broulee is the younger of the two, with a median age of 50 against 54 in Mossy Point. In both, the large majority of households own their home and the large majority of homes are detached houses. In Broulee, about half of households are people living alone. Houses cost more in Mossy Point: a median of $1.36 million, against $1.18 million in Broulee, though rent is higher in Broulee.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Broulee has more schools inside the suburb (3 vs 0)
  • Mossy Point carries lower crime risk (16/100 vs 60/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Broulee

ahead on 2 of the 3 things we measure here

  • has cheaper units ($735,000 vs $1,200,000)
  • has cheaper houses ($1,175,000 vs $1,360,000)
  • But Mossy Point leaves households under less mortgage stress (23% vs 30%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Mossy Point

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (19% vs 28%)
  • has cheaper rent ($340/wk vs $380/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Broulee has more units and townhouses to downsize into (24% vs 1%)
  • Mossy Point carries lower crime risk (16/100 vs 60/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Broulee

ahead on the one thing that separates them

  • is growing faster (13.4% vs 6.9%)

Weighs population growth.

Where they sit

Broulee and Mossy Point drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Broulee Mossy Point
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Broulee Mossy Point
Walkability 26 / 27
Broulee — Walkability: 26/100 Mossy Point — Walkability: 27/100
Safety 40 / 84
Broulee — Safety: 40/100 Mossy Point — Safety: 84/100
Low fire risk 39 / 21
Broulee — Low fire risk: 39/100 Mossy Point — Low fire risk: 21/100

Demographics

Broulee has more residents (1,947 vs 608); Mossy Point has higher household incomes ($91,468 vs $70,460).

Broulee Mossy Point
Population 1,947
+69% vs other
 608
Population trend (2016 → 2021) +13.4% +6.9%
Median age 50 54
Median household income $70,460/yr $91,468/yr
+30% vs other
Median weekly rent $380/wk
+11% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Broulee Mossy Point
0-4 4.7% / 1.8%
Broulee — 0-4: 4.7% Mossy Point — 0-4: 1.8%
5-14 11.8% / 9.5%
Broulee — 5-14: 11.8% Mossy Point — 5-14: 9.5%
15-19 5.6% / 7.6%
Broulee — 15-19: 5.6% Mossy Point — 15-19: 7.6%
20-24 3.3% / 4.3%
Broulee — 20-24: 3.3% Mossy Point — 20-24: 4.3%
25-34 8.1% / 4.6%
Broulee — 25-34: 8.1% Mossy Point — 25-34: 4.6%
35-44 10.9% / 7.1%
Broulee — 35-44: 10.9% Mossy Point — 35-44: 7.1%
45-54 11.3% / 16.9%
Broulee — 45-54: 11.3% Mossy Point — 45-54: 16.9%
55-64 14.1% / 22.4%
Broulee — 55-64: 14.1% Mossy Point — 55-64: 22.4%
65-74 13.0% / 17.8%
Broulee — 65-74: 13.0% Mossy Point — 65-74: 17.8%
75-84 11.0% / 7.2%
Broulee — 75-84: 11.0% Mossy Point — 75-84: 7.2%
85+ 6.3% / 2.0%
Broulee — 85+: 6.3% Mossy Point — 85+: 2.0%

Bars are drawn against the largest share shown (22.4%).

Who lives together

Household composition, 2021 Census.

Broulee 46.4% lone person
Broulee — Lone Person: 46.4% Broulee — Couple Families: 35.3% Broulee — One Parent Families: 14.2% Broulee — Group Household: 3.0% Broulee — Other Families: 1.2%
Mossy Point 38.9% lone person
Mossy Point — Lone Person: 38.9% Mossy Point — Couple Families: 37.6% Mossy Point — One Parent Families: 18.8% Mossy Point — Group Household: 4.7% Mossy Point — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broulee 23.1% renting
Broulee — Owned Outright: 48.7% Broulee — Mortgage: 28.2% Broulee — Renting: 23.1%
Mossy Point 15.2% renting
Mossy Point — Owned Outright: 54.5% Mossy Point — Mortgage: 30.3% Mossy Point — Renting: 15.2%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Broulee Mossy Point
Bachelor Degree 15.7% / 19.1%
Broulee — Bachelor Degree: 15.7% Mossy Point — Bachelor Degree: 19.1%
Certificate III & IV 14.4% / 16.1%
Broulee — Certificate III & IV: 14.4% Mossy Point — Certificate III & IV: 16.1%
Advanced Diploma / Diploma 9.0% / 7.4%
Broulee — Advanced Diploma / Diploma: 9.0% Mossy Point — Advanced Diploma / Diploma: 7.4%
Postgraduate Degree 4.3% / 6.4%
Broulee — Postgraduate Degree: 4.3% Mossy Point — Postgraduate Degree: 6.4%
Graduate Diploma / Certificate 3.1% / 3.9%
Broulee — Graduate Diploma / Certificate: 3.1% Mossy Point — Graduate Diploma / Certificate: 3.9%

Bars are drawn against the largest share shown (19.1%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Broulee Mossy Point
England 3.8% / 4.9%
Broulee — England: 3.8% Mossy Point — England: 4.9%
New Zealand 1.0% / 2.5%
Broulee — New Zealand: 1.0% Mossy Point — New Zealand: 2.5%
Germany 0.9% / 1.0%
Broulee — Germany: 0.9% Mossy Point — Germany: 1.0%
Netherlands 0.5% / 1.0%
Broulee — Netherlands: 0.5% Mossy Point — Netherlands: 1.0%
South Africa 0.6% / 0.8%
Broulee — South Africa: 0.6% Mossy Point — South Africa: 0.8%
Scotland 0.8% / —
Broulee — Scotland: 0.8% Mossy Point — Scotland: not among its largest

Bars are drawn against the largest share shown (4.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broulee 76.0% houses
Broulee — Houses: 76.0% Broulee — Townhouses: 21.9% Broulee — Flats / Apartments: 2.1%
Mossy Point 99.2% houses
Mossy Point — Houses: 99.2% Mossy Point — Townhouses: 0.0% Mossy Point — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Broulee Mossy Point
Median house price $1,175,000 $1,360,000
Median unit price $735,000 $1,200,000
Median land price $610,000 —
Typical days to sell (houses) 54 days
from 12 sales
 126 days
from 3 sales

Zoning mix

Broulee has more rural and farming land (43% vs 0%).

Broulee Mossy Point
Environmental 45% 54%
Residential 10% 43%
Rural and farming 43% 0%
Parks and recreation 1%
same for both
Infrastructure and transport 1% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Broulee Mossy Point
New dwellings approved 211
across Eurobodalla
same for both
Approvals change year on year -9%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Broulee Mossy Point
Houses 3.0%
$775/wk on $1.36M
 —
Units —
same for both

Ranking within NSW

Broulee Mossy Point
House price Higher than 60% of NSW Higher than 67% of NSW
Income Higher than 34% of NSW Higher than 59% of NSW
Schools Higher than 12% of NSW —
Walkability Higher than 73% of NSW Higher than 74% of NSW
Affordability Higher than 28% of NSW Higher than 39% of NSW
EV adoption Higher than 70% of NSW
same for both
NBN connectivity Higher than 66% of NSW Higher than 81% of NSW
Rental yield (houses) Higher than 20% of NSW —

Liveability

Mossy Point scores higher overall (42 vs 31).

Broulee Mossy Point
Grade C
same for both
Score 31/100 42/100
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Broulee carries more crime risk (60 vs 16); Mossy Point carries more bushfire risk (79 vs 61).

Broulee Mossy Point
Bushfire Moderate
61/100
 High
79/100
Crime Moderate
60/100
 Low
16/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
48/100
 Moderate
47/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Broulee Mossy Point
Inside the suburb 3 0
Rated above peers 0
same for both
Rated at peers 2 0
Rated below peers 1 0

Schools in Broulee

  • Broulee Public School Government · Primary at peers
  • Carroll College Catholic · Secondary at peers
  • St Peter's Anglican College - Broulee Independent · Combined below peers

Schools in Mossy Point

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Broulee Mossy Point
Cafes & restaurants 2
same for both
Parks & reserves 3 2
Childcare 3 0
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Waterways 4 0

Mobility

Broulee Mossy Point
Walkability score 26/100 27/100
Distance to Sydney 298.5 km 296.7 km
Drive time (normal traffic) 245 min
same for both
Public transport score 48/100
Bus
 27/100
Bus
Peak arrivals per hour 18.2
7-9am + 5-7pm
 5.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 2537
same for both
Rooftop solar per 100 dwellings 48
postcode 2537
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Broulee Mossy Point
Car (driver) 71.5% / 75.6%
Broulee — Car (driver): 71.5% Mossy Point — Car (driver): 75.6%
Worked from Home 16.6% / 18.5%
Broulee — Worked from Home: 16.6% Mossy Point — Worked from Home: 18.5%
Car (passenger) 4.7% / 2.8%
Broulee — Car (passenger): 4.7% Mossy Point — Car (passenger): 2.8%
Walked Only 4.5% / 2.0%
Broulee — Walked Only: 4.5% Mossy Point — Walked Only: 2.0%
Bicycle 2.7% / 1.2%
Broulee — Bicycle: 2.7% Mossy Point — Bicycle: 1.2%

Bars are drawn against the largest share shown (75.6%).

Setting

Broulee Mossy Point
Elevation 27 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 1.7 km
2.3 km to a named beach
 272 m
895 m to a named beach

NBN connectivity

Broulee Mossy Point
Connectivity score 47/100 74/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 5%
1,602 premises
 37%
481 premises

Climate

Broulee Mossy Point
Annual rainfall 914 mm
same for both
Summer max (Jan) 23.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Council rates

Broulee Mossy Point
Average residential rate $1,246/yr
same for both
Council Eurobodalla
same for both

Federal electorate

Broulee Mossy Point
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Broulee Mossy Point
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Broulee

Coastal Retirees Townhouses

Mossy Point

Acreage Beach Coastal Quiet Retirees

More comparisons

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Other comparisons with Mossy Point

Mossy Point vs Tomakin Mossy Point vs Jeremadra
Full data on Broulee Full data on Mossy Point
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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