Nelson Bay vs Shoal Bay

Nelson Bay is the younger of the two, with a median age of 51 against 59 in Shoal Bay. In both, most households own their home. In Nelson Bay, most homes are detached houses and about half of households are people living alone. In Shoal Bay, most households are people living alone. Houses cost more in Shoal Bay: a median of $1.19 million, against $1.04 million in Nelson Bay, though rent is higher in Nelson Bay. On these figures, Shoal Bay tends to suit people living alone and older residents.

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

Nelson Bay

ahead on 3 of the 6 things we measure here

  • has more childcare (7 vs 0)
  • has more parks and reserves (8 vs 3)
  • is already more of a family suburb (46% vs 34%)

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

First-home buyers

Nelson Bay

ahead on 2 of the 3 things we measure here

  • leaves households under less mortgage stress (33% vs 39%)
  • has cheaper houses ($1,042,500 vs $1,190,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Shoal Bay

ahead on the one thing that separates them

  • has cheaper rent ($338/wk vs $380/wk)

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

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Nelson Bay sits closer to the CBD (207.4 km vs 212.1 km)
  • Shoal Bay is more walkable (56/100 vs 26/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Shoal Bay

ahead on 2 of the 5 things we measure here

  • is more walkable (56/100 vs 26/100)
  • has more residents already 65 and over (41% vs 29%)
  • But Nelson Bay has more GPs (5 vs 1)

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

Investors

Nelson Bay

ahead on the one thing that separates them

  • is growing faster (5.5% vs -2.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Nelson Bay Shoal Bay
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.

Nelson Bay Shoal Bay
Walkability 26 / 56
Nelson Bay — Walkability: 26/100 Shoal Bay — Walkability: 56/100
Safety 21 / 16
Nelson Bay — Safety: 21/100 Shoal Bay — Safety: 16/100
Low fire risk 25 / 18
Nelson Bay — Low fire risk: 25/100 Shoal Bay — Low fire risk: 18/100

Demographics

Nelson Bay has more residents (6,141 vs 1,815); Nelson Bay has higher household incomes ($67,860 vs $52,364).

Nelson Bay Shoal Bay
Population 6,141
+70% vs other
 1,815
Population trend (2016 → 2021) +5.5% -2.6%
Median age 51 59
Median household income $67,860/yr
+23% vs other
 $52,364/yr
Median weekly rent $380/wk
+11% vs other
 $338/wk

Age profile

Share of residents in each band, 2021 Census.

Nelson Bay Shoal Bay
0-4 3.7% / 2.8%
Nelson Bay — 0-4: 3.7% Shoal Bay — 0-4: 2.8%
5-14 9.6% / 8.8%
Nelson Bay — 5-14: 9.6% Shoal Bay — 5-14: 8.8%
15-19 5.3% / 4.0%
Nelson Bay — 15-19: 5.3% Shoal Bay — 15-19: 4.0%
20-24 4.3% / 4.0%
Nelson Bay — 20-24: 4.3% Shoal Bay — 20-24: 4.0%
25-34 8.8% / 7.2%
Nelson Bay — 25-34: 8.8% Shoal Bay — 25-34: 7.2%
35-44 9.5% / 7.9%
Nelson Bay — 35-44: 9.5% Shoal Bay — 35-44: 7.9%
45-54 12.6% / 10.2%
Nelson Bay — 45-54: 12.6% Shoal Bay — 45-54: 10.2%
55-64 16.7% / 14.8%
Nelson Bay — 55-64: 16.7% Shoal Bay — 55-64: 14.8%
65-74 17.8% / 16.7%
Nelson Bay — 65-74: 17.8% Shoal Bay — 65-74: 16.7%
75-84 9.1% / 14.5%
Nelson Bay — 75-84: 9.1% Shoal Bay — 75-84: 14.5%
85+ 2.4% / 10.0%
Nelson Bay — 85+: 2.4% Shoal Bay — 85+: 10.0%

Bars are drawn against the largest share shown (17.8%).

Who lives together

Household composition, 2021 Census.

Nelson Bay 48.1% lone person
Nelson Bay — Lone Person: 48.1% Nelson Bay — Couple Families: 28.9% Nelson Bay — One Parent Families: 16.9% Nelson Bay — Group Household: 5.1% Nelson Bay — Other Families: 1.0%
Shoal Bay 60.5% lone person
Shoal Bay — Lone Person: 60.5% Shoal Bay — Couple Families: 19.3% Shoal Bay — One Parent Families: 14.8% Shoal Bay — Group Household: 4.0% Shoal Bay — Other Families: 1.4%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Nelson Bay 31.5% renting
Nelson Bay — Owned Outright: 43.7% Nelson Bay — Mortgage: 24.8% Nelson Bay — Renting: 31.5%
Shoal Bay 37.3% renting
Shoal Bay — Owned Outright: 44.0% Shoal Bay — Mortgage: 18.7% Shoal Bay — Renting: 37.3%
Owned outright Mortgage Renting

Qualifications

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

Nelson Bay Shoal Bay
Certificate III & IV 17.8% / 16.7%
Nelson Bay — Certificate III & IV: 17.8% Shoal Bay — Certificate III & IV: 16.7%
Bachelor Degree 10.7% / 9.5%
Nelson Bay — Bachelor Degree: 10.7% Shoal Bay — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 10.1% / 8.2%
Nelson Bay — Advanced Diploma / Diploma: 10.1% Shoal Bay — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 3.3% / 2.7%
Nelson Bay — Postgraduate Degree: 3.3% Shoal Bay — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 1.8% / 0.6%
Nelson Bay — Graduate Diploma / Certificate: 1.8% Shoal Bay — Graduate Diploma / Certificate: 0.6%

Bars are drawn against the largest share shown (17.8%).

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.

Nelson Bay Shoal Bay
England 5.0% / 5.3%
Nelson Bay — England: 5.0% Shoal Bay — England: 5.3%
New Zealand 1.5% / 1.9%
Nelson Bay — New Zealand: 1.5% Shoal Bay — New Zealand: 1.9%
Nepal 0.8% / 1.4%
Nelson Bay — Nepal: 0.8% Shoal Bay — Nepal: 1.4%
Scotland 0.7% / 1.1%
Nelson Bay — Scotland: 0.7% Shoal Bay — Scotland: 1.1%
Philippines 0.9% / 0.5%
Nelson Bay — Philippines: 0.9% Shoal Bay — Philippines: 0.5%
Germany — / 1.0%
Nelson Bay — Germany: not among its largest Shoal Bay — Germany: 1.0%

Bars are drawn against the largest share shown (5.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Nelson Bay 59.1% houses
Nelson Bay — Houses: 59.1% Nelson Bay — Townhouses: 20.8% Nelson Bay — Flats / Apartments: 20.1%
Shoal Bay 52.5% houses
Shoal Bay — Houses: 52.5% Shoal Bay — Townhouses: 33.0% Shoal Bay — Flats / Apartments: 14.5%
Houses Townhouses Flats / Apartments

Property market

Nelson Bay Shoal Bay
Median house price $1,042,500 $1,190,000
Median unit price $672,500 $735,000
Median land price $750,000 —
Typical days to sell (houses) 36 days
from 98 sales
 38 days
from 42 sales

Unit price by bedroom count

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

Nelson Bay Shoal Bay
1 bed $300K / $450K
Nelson Bay — 1 bed: $300K (14 sales) Shoal Bay — 1 bed: $450K (12 sales)

14 vs 12 sales

2 bed $648K / $785K
Nelson Bay — 2 bed: $648K (69 sales) Shoal Bay — 2 bed: $785K (29 sales)

69 vs 29 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.

Nelson Bay Shoal Bay
2 bed $900K / $860K
Nelson Bay — 2 bed: $900K (11 sales) Shoal Bay — 2 bed: $860K (6 sales)

11 vs 6 sales

3 bed $992K / $1.05M
Nelson Bay — 3 bed: $992K (64 sales) Shoal Bay — 3 bed: $1.05M (27 sales)

64 vs 27 sales

4 bed $1.18M / $1.36M
Nelson Bay — 4 bed: $1.18M (52 sales) Shoal Bay — 4 bed: $1.36M (18 sales)

52 vs 18 sales

Zoning mix

Shoal Bay has more land zoned for conservation (71% vs 59%).

Nelson Bay Shoal Bay
Environmental 59% 71%
Residential 19% 20%
Parks and recreation 18% 7%
Rural and farming 2% 0%
Infrastructure and transport 1% 0%
Commercial 1%
same for both
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

Nelson Bay Shoal Bay
New dwellings approved 495
across Port Stephens
same for both
Approvals change year on year -72%
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.

Nelson Bay Shoal Bay
Houses 3.2%
$735/wk on $1.19M
 3.6%
$710/wk on $1.03M
Units 4.6%
$550/wk on $620K
 4.2%
$620/wk on $769K

Ranking within NSW

Nelson Bay Shoal Bay
House price Higher than 58% of NSW Higher than 65% of NSW
Income Higher than 31% of NSW Higher than 13% of NSW
Schools —
same for both
Walkability Higher than 73% of NSW Higher than 83% of NSW
Affordability Higher than 27% of NSW Higher than 10% of NSW
EV adoption Higher than 77% of NSW
same for both
NBN connectivity Higher than 71% of NSW
same for both
Rental yield (houses) Higher than 31% of NSW Higher than 49% of NSW
Rental yield (units) Higher than 50% of NSW Higher than 30% of NSW

Liveability

Shoal Bay is more walkable (56 vs 26).

Nelson Bay Shoal Bay
Grade D
same for both
Score 24/100
same for both
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 3/10

Risk profile

Nelson Bay Shoal Bay
Bushfire High
75/100
 High
82/100
Crime High
79/100
 High
84/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
35/100
 Low
37/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Nelson Bay Shoal Bay
Inside the suburb 2 1
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0
same for both

Schools in Nelson Bay

  • St Michael's Primary School Catholic · Primary at peers
  • Alesco Secondary College - Tomaree Campus Independent · Secondary · Special school

Schools in Shoal Bay

  • Shoal Bay Public School Government · Primary at peers

Amenities in the suburb

Nelson Bay Shoal Bay
Supermarkets 1
same for both
Cafes & restaurants 22 2
Parks & reserves 8 3
Childcare 7 0
GPs 5 1
Pharmacies 2 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 1 0
Beaches 0 3

Mobility

Shoal Bay sits further from the CBD (212.1 km vs 207.4 km).

Nelson Bay Shoal Bay
Walkability score 26/100 56/100
Distance to Sydney 207.4 km 212.1 km
+2% vs other
Drive time (normal traffic) 164 min 167 min
Public transport score 79/100
Bus
 73/100
Bus
Peak arrivals per hour 87.2
7-9am + 5-7pm
 24.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 2315
same for both
Rooftop solar per 100 dwellings 33
postcode 2315
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.

Nelson Bay Shoal Bay
Car (driver) 65.9% / 65.1%
Nelson Bay — Car (driver): 65.9% Shoal Bay — Car (driver): 65.1%
Worked from Home 21.7% / 22.7%
Nelson Bay — Worked from Home: 21.7% Shoal Bay — Worked from Home: 22.7%
Walked Only 5.8% / 7.2%
Nelson Bay — Walked Only: 5.8% Shoal Bay — Walked Only: 7.2%
Car (passenger) 5.2% / 3.1%
Nelson Bay — Car (passenger): 5.2% Shoal Bay — Car (passenger): 3.1%
Bus 1.0% / 2.0%
Nelson Bay — Bus: 1.0% Shoal Bay — Bus: 2.0%

Bars are drawn against the largest share shown (65.9%).

Setting

Nelson Bay Shoal Bay
Elevation 42 m
above sea level, at the suburb centre
 13 m
above sea level, at the suburb centre
Distance to the ocean 1.8 km
1.8 km to a named beach
 636 m
736 m to a named beach

NBN connectivity

Nelson Bay Shoal Bay
Connectivity score 62/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 31%
4,940 premises
 31%
1,694 premises

Climate

Nelson Bay Shoal Bay
Annual rainfall 1,181 mm
same for both
Summer max (Jan) 28.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Council rates

Nelson Bay Shoal Bay
Average residential rate $1,359/yr
same for both
Council Port Stephens
same for both

Federal electorate

Nelson Bay Shoal Bay
Division Paterson
same for both
Member Meryl Swanson
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Nelson Bay Shoal Bay
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Nelson Bay

Coastal Retirees Townhouses

Shoal Bay

Beach Coastal Retirees Townhouses

More comparisons

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Other comparisons with Shoal Bay

Shoal Bay vs Fingal Bay
Full data on Nelson Bay Full data on Shoal Bay
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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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