Hyams Beach NSW 2540
Hyams Beach is a suburb in New South Wales, 191 km from Sydney CBD, around 2 hours 40 minutes by car. Population is 137; the median age is 65 and the median household income is $96,200 per year. On socioeconomic measures it sits in the top 20% nationally. Population grew 22.3% from 2016 to 2021. The 2021 Census recorded a median rent of $450 per week and a median monthly mortgage of $3,000. Walkability is low.
This suburb is too small to rate.
The Liveability Rating is calculated for suburbs of 500 residents or more, and this one has 137. Below that the school, census and safety figures behind the score cover too few people to rank fairly against the rest of the state. The individual measures further down this page are still shown.
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Median House Price
Public listings dataThe median house sale price in Hyams Beach sits at $2 million, broadly flat year-on-year. That said, only five sales settled in the quarter, so the median is a noisy signal — treat it as a direction rather than a level.
$2,000,000
Based on only 5 sales — small sample, take as indicative.
Rental Market
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $600/wk
- 116 bonds
- +27% since 2021
- 2-bed units
- $470/wk
- 11 bonds
- +30% since 2021
Median weekly rent on bonds lodged for new tenancies across postcode 2540 (NSW publishes bonds by postcode, which can cover several suburbs). Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 2025100 Moderately unaffordable · the average rental household in this region would pay about 30% of its income on the median rent in postcode 2540.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Is Hyams Beach safe? Crime statistics
2025Crime in Hyams Beach sits in the moderate band, with 5 incidents recorded in 2025 — down roughly 17% on the prior year.
5 offences
16.7% since 2024Crime Trend
Serious Road Crashes
2021–2025No crash in Hyams Beach killed anyone or put anyone in hospital in 2021–2025.
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. Roads are listed with 3 or more serious crashes.
Council Flood Studies
Shoalhaven City Council has published 31 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
Coastal Erosion
Shoreline Change Summary
1988–2025Nearest Eroding Coastline
- Distance
- 784 m
- Rate
- -0.22 m/yr
- Net Movement
- -3.7 m
- Certainty
- good
Data Quality
Schools
Walkability
Hyams Beach is very car-dependent on foot — at 5/100, nearly all errands require a car.
NBN connectivity
The internet access technology available across NBN premises in Hyams Beach.
- Full-fibre (FTTP) share
- 0%
- Premises covered
- 250
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Shoalhaven: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
Hyams Beach is home to 137 residents, with a median age of 65 — noticeably older than the national figure of 38. Median household income runs at $96,000 a year, with unemployment at 10.3%.
2021 Census · change since 2016
Population
137
Median Age
65
Median Household Income
$96,200/yr
Census Median Rent
$450/wk
Census Median Mortgage
$3,000/mo
Avg Household Size
1.8
Median Personal Income
$51,064/yr
Unemployment Rate
10.3%
Unoccupied Dwellings
328.1%
Total Dwellings
57
Owner-Occupier Rate
89.1%
Houses
98.2%
Rental Stress
24.3%
Mortgage Stress
37.4%
Work From Home
54.1%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 67.9%
- English Spoken at Home
- 87.6%
- Employment Rate
- 30.5%
- Completed Year 12
- 66.4%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,501 a year through Shoalhaven based on 2024 figures.
How this land is zoned
- Environmental 88%
- Residential 5%
- Infrastructure and transport 1%
- Rural and farming 1%
- Parks and recreation 1%
- Not zoned 3%
Planning zones cover 97% of the suburb's area. 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 — the property page shows the zone for one address.
Building Approvals: Shoalhaven
In the year to August 2026, 854 new dwellings were approved across Shoalhaven. That mix is 513 houses and 341 units. Approvals are down 9.5% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Jerrinja Local Aboriginal Land Council.
Local Aboriginal Land Councils are statutory bodies under the Aboriginal Land Rights Act 1983, responsible for land claims and land management for their members. Their boundaries are administrative and are not a statement of whose Country this is. NSW does not publish a register of Aboriginal parties by area — they are registered for each project.
Climate & Setting
from Ulladulla AWS, 33.7 kmHigh rainfall — warm summers, mild winters.
- Elevation
- 90 m
- above sea level, at the suburb centre
- Distance to the ocean
- 794 m
- 1.1 km to a named beach
- Annual rainfall
- 1,302 mm
- 100 rainy days
- Summer max (Jan)
- 23.9°C
- 2 days ≥ 35°C
- Winter min (Jul)
- 9.6°C
- 0 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
EV adoption
In postcode 2540, 206 of 40,088 registered light vehicles are battery-electric on 31 January 2025. A further 2.3% (940 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 2.9%.
Rooftop solar
In postcode 2540, 11,477 rooftop-solar systems totalling 73.5 MW have been installed since 2001, against 26,038 dwellings recorded in the 2021 Census. 786 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $600,000.
Off-the-plan or contracted-build value cap is $750,000 (vs $600,000 for completed new homes). Stamp duty concessions are a separate scheme (First Home Buyers Assistance).
Mortgage repayments
6 mortgage brokers are registered in postcode 2540.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with Revenue NSW
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $600,000 may qualify for $10,000 — see what qualifies with Revenue NSW.
At $2,000,000 this is $1,400,000 above the $600,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Revenue NSW.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Fiona Phillips Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Fiona Phillips | 55.1% | 44.9% | +5.0 |
| 2022 | Fiona Phillips | 50.2% | 49.8% | +2.4 |
| 2019 | Fiona Phillips | 52.6% | 47.4% | -3.3 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Liza Butler Labor
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Liza Butler ALP | 53.8% |
| 2019 | Shelley Hancock LP | 60.5% |
| 2015 | Shelley Hancock LP | 59.6% |
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.
Looking at a specific address in Hyams Beach?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 137 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Nearby suburbs
Compare Hyams Beach to another suburb
Side-by-side stats for any other NSW suburb — type a name and pick one.
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Common questions about Hyams Beach
Is Hyams Beach a safe place to live?
Recorded crime in Hyams Beach is moderate (55/100, ranked against other NSW suburbs on offences per resident).
What natural hazards affect Hyams Beach?
Hyams Beach has a moderate recorded bushfire history (59/100, ranked against every Australian suburb with any fire history). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
What is the population of Hyams Beach?
Hyams Beach, NSW had a population of 137 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Hyams Beach, NSW?
The postcode for Hyams Beach, NSW is 2540.
How far is Hyams Beach from Sydney?
Hyams Beach is 191 km from Sydney CBD by road, about 161 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Hyams Beach?
At the 2021 ABS Census, median household income in Hyams Beach was $96,200 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Hyams Beach?
There are too few current rental listings in Hyams Beach for a reliable median. At the 2021 ABS Census the median weekly rent was $450, across all dwelling types.
What is the median age in Hyams Beach?
The median age of residents in Hyams Beach was 65 at the 2021 ABS Census.
Is Hyams Beach at risk of bushfire?
Hyams Beach has a moderate recorded bushfire history (59/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the suburb relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
Is Hyams Beach walkable?
Hyams Beach scores 5/100 on the SuburbScan Walkability Score, making it very car-dependent. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Hyams Beach?
At the nearest Bureau of Meteorology station to Hyams Beach, Ulladulla AWS (33.7 km away), summer days average 23.9°C, winter nights 9.6°C, 1,302 mm of rain a year over 100 rainy days, and 2 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Hyams Beach?
First-home buyers in NSW may be eligible for $10,000 towards new homes with a purchase price up to $600,000. The grant is administered by Revenue NSW; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Hyams Beach belong to?
Hyams Beach sits within the Shoalhaven local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Hyams Beach?
The average residential rates bill through Shoalhaven is $1,501 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Hyams Beach?
Across Shoalhaven, 854 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's down 9.5% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Hyams Beach in?
Hyams Beach sits within the federal Division of Gilmore, currently held by Fiona Phillips (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- NBN connectivity · Dec 2025
- Crime · 2025
- Road crashes · 2021–2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2023
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.