Culburra Beach vs Greenwell Point

Culburra Beach is the younger of the two, with a median age of 54 against 58 in Greenwell Point. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are people living alone. Houses cost more in Culburra Beach: a median of $1.05 million, against $802,000 in Greenwell Point, and rent is higher there too. On these figures, Greenwell Point tends to suit buyers on a tighter budget.

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

Greenwell Point

ahead on the one thing that separates them

  • carries lower crime risk (44/100 vs 55/100)

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

First-home buyers

Greenwell Point

ahead on the one thing that separates them

  • has cheaper houses ($802,500 vs $1,047,796)

Weighs house prices and mortgage stress.

Renters

Greenwell Point

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $350/wk)

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

Commuting to the city

Greenwell Point

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (146 min vs 153 min)
  • sits closer to the CBD (175.9 km vs 182.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Greenwell Point

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (44/100 vs 55/100)
  • has more residents already 65 and over (39% vs 33%)

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

Investors

Greenwell Point

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.8% vs 2.8%)

Weighs house yield and population growth.

Where they sit

Culburra Beach and Greenwell 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.

Culburra Beach Greenwell 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.

Culburra Beach Greenwell Point
Walkability 41 / 41
Culburra Beach — Walkability: 41/100 Greenwell Point — Walkability: 41/100
Safety 45 / 56
Culburra Beach — Safety: 45/100 Greenwell Point — Safety: 56/100
Low fire risk 87 / 100
Culburra Beach — Low fire risk: 87/100 Greenwell Point — Low fire risk: 100/100

Demographics

Culburra Beach has more residents (2,946 vs 1,245); Culburra Beach rents higher ($350/wk vs $300/wk).

Culburra Beach Greenwell Point
Population 2,946
+58% vs other
 1,245
Population trend (2016 → 2021) +2.5% +3.0%
Median age 54 58
Median household income $64,844/yr
+12% vs other
 $56,992/yr
Median weekly rent $350/wk
+14% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Culburra Beach Greenwell Point
0-4 4.8% / 3.0%
Culburra Beach — 0-4: 4.8% Greenwell Point — 0-4: 3.0%
5-14 8.1% / 7.8%
Culburra Beach — 5-14: 8.1% Greenwell Point — 5-14: 7.8%
15-19 3.9% / 3.1%
Culburra Beach — 15-19: 3.9% Greenwell Point — 15-19: 3.1%
20-24 4.0% / 3.8%
Culburra Beach — 20-24: 4.0% Greenwell Point — 20-24: 3.8%
25-34 10.2% / 7.2%
Culburra Beach — 25-34: 10.2% Greenwell Point — 25-34: 7.2%
35-44 8.9% / 8.6%
Culburra Beach — 35-44: 8.9% Greenwell Point — 35-44: 8.6%
45-54 10.4% / 10.5%
Culburra Beach — 45-54: 10.4% Greenwell Point — 45-54: 10.5%
55-64 17.0% / 16.7%
Culburra Beach — 55-64: 17.0% Greenwell Point — 55-64: 16.7%
65-74 16.6% / 21.8%
Culburra Beach — 65-74: 16.6% Greenwell Point — 65-74: 21.8%
75-84 11.6% / 14.2%
Culburra Beach — 75-84: 11.6% Greenwell Point — 75-84: 14.2%
85+ 4.5% / 3.1%
Culburra Beach — 85+: 4.5% Greenwell Point — 85+: 3.1%

Bars are drawn against the largest share shown (21.8%).

Who lives together

Household composition, 2021 Census.

Culburra Beach 48.0% lone person
Culburra Beach — Lone Person: 48.0% Culburra Beach — Couple Families: 29.3% Culburra Beach — One Parent Families: 15.4% Culburra Beach — Group Household: 6.1% Culburra Beach — Other Families: 1.2%
Greenwell Point 53.4% lone person
Greenwell Point — Lone Person: 53.4% Greenwell Point — Couple Families: 28.4% Greenwell Point — One Parent Families: 12.1% Greenwell Point — Group Household: 5.3% Greenwell Point — Other Families: 0.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Culburra Beach 24.4% renting
Culburra Beach — Owned Outright: 48.5% Culburra Beach — Mortgage: 27.1% Culburra Beach — Renting: 24.4%
Greenwell Point 20.6% renting
Greenwell Point — Owned Outright: 53.5% Greenwell Point — Mortgage: 25.9% Greenwell Point — Renting: 20.6%
Owned outright Mortgage Renting

Qualifications

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

Culburra Beach Greenwell Point
Certificate III & IV 21.8% / 21.7%
Culburra Beach — Certificate III & IV: 21.8% Greenwell Point — Certificate III & IV: 21.7%
Bachelor Degree 9.6% / 6.1%
Culburra Beach — Bachelor Degree: 9.6% Greenwell Point — Bachelor Degree: 6.1%
Advanced Diploma / Diploma 7.9% / 7.2%
Culburra Beach — Advanced Diploma / Diploma: 7.9% Greenwell Point — Advanced Diploma / Diploma: 7.2%
Postgraduate Degree 3.4% / 1.1%
Culburra Beach — Postgraduate Degree: 3.4% Greenwell Point — Postgraduate Degree: 1.1%
Graduate Diploma / Certificate 2.2% / 1.2%
Culburra Beach — Graduate Diploma / Certificate: 2.2% Greenwell Point — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (21.8%).

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.

Culburra Beach Greenwell Point
England 3.3% / 5.4%
Culburra Beach — England: 3.3% Greenwell Point — England: 5.4%
New Zealand 1.2% / 0.9%
Culburra Beach — New Zealand: 1.2% Greenwell Point — New Zealand: 0.9%
South Africa 0.4% / 0.3%
Culburra Beach — South Africa: 0.4% Greenwell Point — South Africa: 0.3%
Canada 0.4% / 0.3%
Culburra Beach — Canada: 0.4% Greenwell Point — Canada: 0.3%
Philippines — / 0.7%
Culburra Beach — Philippines: not among its largest Greenwell Point — Philippines: 0.7%
Germany 0.6% / —
Culburra Beach — Germany: 0.6% Greenwell Point — Germany: not among its largest
India — / 0.4%
Culburra Beach — India: not among its largest Greenwell Point — India: 0.4%
Vietnam — / 0.4%
Culburra Beach — Vietnam: not among its largest Greenwell Point — Vietnam: 0.4%

Bars are drawn against the largest share shown (5.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Culburra Beach 88.6% houses
Culburra Beach — Houses: 88.6% Culburra Beach — Townhouses: 9.0% Culburra Beach — Flats / Apartments: 2.4%
Greenwell Point 88.7% houses
Greenwell Point — Houses: 88.7% Greenwell Point — Townhouses: 4.1% Greenwell Point — Flats / Apartments: 7.2%
Houses Townhouses Flats / Apartments

Property market

Culburra Beach Greenwell Point
Median house price $1,047,796 $802,500
Median unit price $644,500 —
Median land price $632,500 —
Typical days to sell (houses) 60 days
from 86 sales
 46 days
from 23 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.

Culburra Beach Greenwell Point
2 bed $782K / $732K
Culburra Beach — 2 bed: $782K (22 sales) Greenwell Point — 2 bed: $732K (9 sales)

22 vs 9 sales

3 bed $995K / $845K
Culburra Beach — 3 bed: $995K (62 sales) Greenwell Point — 3 bed: $845K (27 sales)

62 vs 27 sales

4 bed $1.28M / $883K
Culburra Beach — 4 bed: $1.28M (42 sales) Greenwell Point — 4 bed: $883K (10 sales)

42 vs 10 sales

Zoning mix

Greenwell Point has more land zoned for conservation (43% vs 24%); Greenwell Point has more rural and farming land (18% vs 0%).

Culburra Beach Greenwell Point
Environmental 24% 43%
Other and special use 40% 0%
Residential 20% 28%
Rural and farming 0% 18%
Parks and recreation 9% 4%
Infrastructure and transport 2% 5%
Commercial 1% 2%
Planning zones cover 97% of Culburra Beach and 100% of Greenwell Point. The rest is unzoned land such as water or road reserve.
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

Culburra Beach Greenwell Point
New dwellings approved 854
across Shoalhaven
same for both
Approvals change year on year -10%
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.

Culburra Beach Greenwell Point
Houses 2.8%
$630/wk on $1.18M
 3.8%
$620/wk on $855K
Units —
same for both

Ranking within NSW

Culburra Beach Greenwell Point
House price Higher than 56% of NSW Higher than 30% of NSW
Income Higher than 27% of NSW Higher than 17% of NSW
Schools —
same for both
Walkability Higher than 79% of NSW
same for both
Affordability Higher than 27% of NSW Higher than 43% of NSW
EV adoption Higher than 53% of NSW
same for both
NBN connectivity Higher than 90% of NSW Higher than 91% of NSW
Rental yield (houses) Higher than 13% of NSW Higher than 61% of NSW

Liveability

Culburra Beach Greenwell Point
Grade C
same for both
Score 46/100 47/100
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 2/10

Risk profile

Culburra Beach carries more bushfire risk (13 vs 0); Culburra Beach carries more crime risk (55 vs 44).

Culburra Beach Greenwell Point
Bushfire Low
13/100
 None
0/100
Crime Moderate
55/100
 Moderate
44/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
51/100
 Low
21/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Culburra Beach Greenwell Point
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 0

Schools in Culburra Beach

  • Culburra Public School Government · Primary below peers

Schools in Greenwell Point

  • Greenwell Point Public School Government · Primary at peers

Amenities in the suburb

Culburra Beach Greenwell Point
Supermarkets 1 0
Cafes & restaurants 3 1
Parks & reserves 4 2
Childcare 2 0
GPs 1 0
Pharmacies 1
same for both
Police stations 1 0
Banks & Bank@Post 1
same for both
Fuel stations 1 0
Waterways 3 0

Mobility

Culburra Beach sits further from the CBD (182.1 km vs 175.9 km).

Culburra Beach Greenwell Point
Walkability score 41/100
same for both
Distance to Sydney 182.1 km
+3% vs other
 175.9 km
Drive time (normal traffic) 153 min 146 min
Public transport score 44/100
Bus
 29/100
Bus
Peak arrivals per hour 16.0
7-9am + 5-7pm
 7.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 2540
same for both
Rooftop solar per 100 dwellings 44
postcode 2540
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.

Culburra Beach Greenwell Point
Car (driver) 73.4% / 76.3%
Culburra Beach — Car (driver): 73.4% Greenwell Point — Car (driver): 76.3%
Worked from Home 18.4% / 13.0%
Culburra Beach — Worked from Home: 18.4% Greenwell Point — Worked from Home: 13.0%
Car (passenger) 4.1% / 6.9%
Culburra Beach — Car (passenger): 4.1% Greenwell Point — Car (passenger): 6.9%
Walked Only 3.6% / 2.7%
Culburra Beach — Walked Only: 3.6% Greenwell Point — Walked Only: 2.7%
Bicycle 0.5% / 1.1%
Culburra Beach — Bicycle: 0.5% Greenwell Point — Bicycle: 1.1%

Bars are drawn against the largest share shown (76.3%).

Setting

Culburra Beach Greenwell Point
Elevation 6 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 124 m
1.7 km to a named beach
 12 m
3.7 km to a named beach

NBN connectivity

Culburra Beach Greenwell Point
Connectivity score 82/100 83/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 61%
2,618 premises
 54%
841 premises

Council rates

Culburra Beach Greenwell Point
Average residential rate $1,501/yr
same for both
Council Shoalhaven
same for both

Federal electorate

Culburra Beach Greenwell Point
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Culburra Beach Greenwell Point
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Culburra Beach

Acreage Coastal Quiet Retirees

Greenwell Point

Acreage Coastal Quiet Retirees

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Full data on Culburra Beach Full data on Greenwell Point
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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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