Buff Point vs Halekulani

Buff Point is the younger of the two, with a median age of 44 against 49 in Halekulani. In both, the large majority of households own their home and the large majority of homes are detached houses. In Halekulani, about half of households are people living alone. On these figures, Halekulani tends to suit people living alone.

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

Halekulani

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (52/100 vs 66/100)
  • But Buff Point is already more of a family suburb (57% vs 46%)

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

First-home buyers

Buff Point

ahead on the one thing that separates them

  • leaves households under less mortgage stress (30% vs 39%)

Weighs house prices and mortgage stress.

Renters

Buff Point

ahead on the one thing that separates them

  • leaves renters under less rental stress (29% vs 35%)

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

Commuting to the city

Buff Point

ahead on the one thing that separates them

  • is more walkable (54/100 vs 43/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Halekulani

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (30% vs 23%)
  • carries lower crime risk (52/100 vs 66/100)
  • But Buff Point is more walkable (54/100 vs 43/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Buff Point Halekulani
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.

Buff Point Halekulani
Walkability 54 / 43
Buff Point — Walkability: 54/100 Halekulani — Walkability: 43/100
Safety 34 / 48
Buff Point — Safety: 34/100 Halekulani — Safety: 48/100
Low fire risk 50 / 100
Buff Point — Low fire risk: 50/100 Halekulani — Low fire risk: 100/100

Demographics

Buff Point has more residents (3,559 vs 2,677); Buff Point has higher household incomes ($68,796 vs $53,612).

Buff Point Halekulani
Population 3,559
+25% vs other
 2,677
Population trend (2016 → 2021) +1.4% +5.5%
Median age 44 49
Median household income $68,796/yr
+22% vs other
 $53,612/yr
Median weekly rent $380/wk
+5% vs other
 $360/wk

Age profile

Share of residents in each band, 2021 Census.

Buff Point Halekulani
0-4 5.6% / 5.1%
Buff Point — 0-4: 5.6% Halekulani — 0-4: 5.1%
5-14 13.0% / 9.9%
Buff Point — 5-14: 13.0% Halekulani — 5-14: 9.9%
15-19 5.5% / 5.8%
Buff Point — 15-19: 5.5% Halekulani — 15-19: 5.8%
20-24 4.2% / 4.6%
Buff Point — 20-24: 4.2% Halekulani — 20-24: 4.6%
25-34 11.4% / 10.7%
Buff Point — 25-34: 11.4% Halekulani — 25-34: 10.7%
35-44 11.5% / 9.6%
Buff Point — 35-44: 11.5% Halekulani — 35-44: 9.6%
45-54 11.5% / 11.2%
Buff Point — 45-54: 11.5% Halekulani — 45-54: 11.2%
55-64 14.7% / 12.9%
Buff Point — 55-64: 14.7% Halekulani — 55-64: 12.9%
65-74 12.0% / 16.8%
Buff Point — 65-74: 12.0% Halekulani — 65-74: 16.8%
75-84 8.3% / 10.4%
Buff Point — 75-84: 8.3% Halekulani — 75-84: 10.4%
85+ 2.3% / 3.0%
Buff Point — 85+: 2.3% Halekulani — 85+: 3.0%

Bars are drawn against the largest share shown (16.8%).

Who lives together

Household composition, 2021 Census.

Buff Point 38.7% lone person
Buff Point — Lone Person: 38.7% Buff Point — Couple Families: 36.9% Buff Point — One Parent Families: 19.9% Buff Point — Group Household: 3.3% Buff Point — Other Families: 1.1%
Halekulani 49.3% lone person
Halekulani — Lone Person: 49.3% Halekulani — Couple Families: 27.1% Halekulani — One Parent Families: 19.0% Halekulani — Group Household: 2.9% Halekulani — Other Families: 1.7%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Buff Point 22.7% renting
Buff Point — Owned Outright: 40.0% Buff Point — Mortgage: 37.4% Buff Point — Renting: 22.7%
Halekulani 20.6% renting
Halekulani — Owned Outright: 49.6% Halekulani — Mortgage: 29.8% Halekulani — Renting: 20.6%
Owned outright Mortgage Renting

Qualifications

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

Buff Point Halekulani
Certificate III & IV 21.0% / 20.4%
Buff Point — Certificate III & IV: 21.0% Halekulani — Certificate III & IV: 20.4%
Advanced Diploma / Diploma 7.6% / 6.5%
Buff Point — Advanced Diploma / Diploma: 7.6% Halekulani — Advanced Diploma / Diploma: 6.5%
Bachelor Degree 6.2% / 6.3%
Buff Point — Bachelor Degree: 6.2% Halekulani — Bachelor Degree: 6.3%
Postgraduate Degree 1.2% / 0.9%
Buff Point — Postgraduate Degree: 1.2% Halekulani — Postgraduate Degree: 0.9%
Graduate Diploma / Certificate 0.8% / 0.7%
Buff Point — Graduate Diploma / Certificate: 0.8% Halekulani — Graduate Diploma / Certificate: 0.7%

Bars are drawn against the largest share shown (21.0%).

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.

Buff Point Halekulani
England 4.0% / 4.0%
Buff Point — England: 4.0% Halekulani — England: 4.0%
New Zealand 1.3% / 1.7%
Buff Point — New Zealand: 1.3% Halekulani — New Zealand: 1.7%
Scotland 0.6% / 0.5%
Buff Point — Scotland: 0.6% Halekulani — Scotland: 0.5%
Philippines 0.4% / 0.6%
Buff Point — Philippines: 0.4% Halekulani — Philippines: 0.6%
South Africa 0.3% / 0.4%
Buff Point — South Africa: 0.3% Halekulani — South Africa: 0.4%
Italy 0.4% / —
Buff Point — Italy: 0.4% Halekulani — Italy: not among its largest

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Buff Point 96.2% houses
Buff Point — Houses: 96.2% Buff Point — Flats / Apartments: 1.4% Buff Point — Townhouses: 2.4%
Halekulani 91.1% houses
Halekulani — Houses: 91.1% Halekulani — Flats / Apartments: 8.0% Halekulani — Townhouses: 1.0%
Houses Flats / Apartments Townhouses

Property market

Buff Point Halekulani
Median house price $895,000 $830,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 31 days
from 30 sales
 22 days
from 19 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Buff Point Halekulani
2 bed $695K / $699K
Buff Point — 2 bed: $695K (5 sales) Halekulani — 2 bed: $699K (9 sales)

5 vs 9 sales

3 bed $855K / $826K
Buff Point — 3 bed: $855K (33 sales) Halekulani — 3 bed: $826K (38 sales)

33 vs 38 sales

4 bed $972K / $860K
Buff Point — 4 bed: $972K (16 sales) Halekulani — 4 bed: $860K (16 sales)

16 vs 16 sales

Zoning mix

Halekulani has more land zoned for conservation (18% vs 5%).

Buff Point Halekulani
Residential 62% 58%
Parks and recreation 15% 23%
Environmental 5% 18%
Infrastructure and transport 17% 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

Buff Point Halekulani
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
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.

Buff Point Halekulani
Houses 3.9%
$675/wk on $900K
 3.8%
$595/wk on $811K
Units —
same for both

Ranking within NSW

Buff Point Halekulani
House price Higher than 36% of NSW Higher than 34% of NSW
Income Higher than 32% of NSW Higher than 14% of NSW
Schools —
same for both
Walkability Higher than 83% of NSW Higher than 79% of NSW
Affordability Higher than 50% of NSW Higher than 34% of NSW
EV adoption Higher than 28% of NSW
same for both
NBN connectivity Higher than 79% of NSW Higher than 73% of NSW
Rental yield (houses) Higher than 68% of NSW Higher than 63% of NSW

Liveability

Halekulani scores higher overall (46 vs 33); Buff Point is more walkable (54 vs 43).

Buff Point Halekulani
Grade C
same for both
Score 33/100 46/100
Socio-economic band below-average income
decile 3/10
 below-average income
decile 2/10

Risk profile

Buff Point carries more bushfire risk (50 vs 0); Buff Point carries more crime risk (66 vs 52).

Buff Point Halekulani
Bushfire Moderate
50/100
 None
0/100
Crime Moderate
66/100
 Moderate
52/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Buff Point Halekulani
Inside the suburb 0 1
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Buff Point

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

Schools in Halekulani

  • Budgewoi Public School Government · Primary above peers

Amenities in the suburb

Buff Point Halekulani
Parks & reserves 4 2
Childcare 1
same for both
Pharmacies 1 0

Mobility

Buff Point Halekulani
Walkability score 54/100 43/100
Distance to Sydney 111.4 km 112.6 km
+1% vs other
Drive time (normal traffic) 87 min 90 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 62.5
7-9am + 5-7pm
 45.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 2262
same for both
Rooftop solar per 100 dwellings 43
postcode 2262
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.

Buff Point Halekulani
Car (driver) 70.0% / 72.1%
Buff Point — Car (driver): 70.0% Halekulani — Car (driver): 72.1%
Worked from Home 23.6% / 19.5%
Buff Point — Worked from Home: 23.6% Halekulani — Worked from Home: 19.5%
Car (passenger) 3.5% / 4.3%
Buff Point — Car (passenger): 3.5% Halekulani — Car (passenger): 4.3%
Train 1.4% / 1.4%
Buff Point — Train: 1.4% Halekulani — Train: 1.4%
Bus 0.7% / 1.2%
Buff Point — Bus: 0.7% Halekulani — Bus: 1.2%

Bars are drawn against the largest share shown (72.1%).

Setting

Buff Point Halekulani
Elevation 9 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 3.4 km
3.4 km to a named beach
 2.6 km
2.9 km to a named beach

NBN connectivity

Buff Point Halekulani
Connectivity score 72/100 65/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 48%
1,615 premises
 36%
1,322 premises

Climate

Buff Point Halekulani
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Buff Point Halekulani
PM2.5 5.1 µg/m³ 5.0 µg/m³
PM10 14.8 µg/m³ 11.6 µg/m³
NO₂ 0.36 pphm 0.27 pphm

Council rates

Buff Point Halekulani
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Buff Point Halekulani
Division Shortland
same for both
Member Pat Conroy
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Buff Point

Large Blocks Parks

Halekulani

Coastal Retirees

More comparisons

Other comparisons with Buff Point

Buff Point vs San Remo Buff Point vs Budgewoi

Other comparisons with Halekulani

Halekulani vs Budgewoi
Full data on Buff Point Full data on Halekulani
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or