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Suburb profile ·Snowy Monaro Regional LGA · NSW ·2628

Braemar Bay NSW 2628

Braemar Bay is in Snowy Monaro Regional LGA, NSW, postcode 2628, with population 16.

Limited data

Thin-context

The page is still useful for local context, but the evidence stack is too thin for a clean one-page call. Use nearby stronger suburbs or compare mode before treating it as a serious shortlist decision.

$600/wk
Rising
+8.6% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2628 · Jun 2026
$750
$390
Jun 2025Jun 2026
Why it fits

Higher SEIFA context supports a stronger local-quality read.

What to check

The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.

See what’s missing → Compare suburb Run calculator
Median house
—
No local house series
Median rent
$600/wk
Rent context available
↑8.6%YoY D10 vs AU
Gross yield
—
Need rent + price
Population
16
16 local footprint
D1 vs AU
Schools
—
No matched school data
Drive to city
—
Not in commute dataset
Solar
456
29 added 12mo · 3MW

Price history

House and unit medians · ABS + state datasets
No price history available

Price series isn't recorded for this suburb. Census housing data is shown instead.

Median mortgage · mth$1,250
Median rent · wk—

Affordability

Buying & renting · ABS Census + state data
67%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $1,250/mo, while renters pay about $2,600/mo — renting runs $1,350/mo higher on these medians.

Household income · yr
$47K
Median rent · wk
$600
Owner mortgage · mo
$1,250

Household income

ABS Census · ATO
$47K household · yr-43.2% vs NSW suburb median
Personal
$34K
Family
$98K
Household
$47K
Crime April 2025 - March 2026
465
2,086 per 100k
D3 vs AU

Crime

lga
Rate · per 100k2,086
Total incidents465· April 2025 - March 2026
  • Assault14462%
  • Sexual Offences5223%
  • Robbery21%
  • Break And Enter3314%

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

High broad-area context

About 56.5% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
High exposure ~56.5%
~56.5% of the suburb is Bush Fire Prone Land · ~26.0% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Special Activities
Other 54% Rural / Green wedge 45% Residential 1%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Jindabyne - Berridale SA2 area · 2022 base
8,224 people · 202210,379 by 2032 (+26.2%)

ABS population projection (2022 base) for the Jindabyne - Berridale SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Braemar Bay NSW — Property Data and Demographics

Braemar Bay (postcode 2628) is a quiet locality in New South Wales within the Snowy Monaro Regional local government area. With a population of 16, the suburb has a more retirement-aged population with a median age of 63. Households earn a median income of $47K per year, with an average household size of 1.9 people. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The top ancestries reported are English, Australian, Scottish.

The current median weekly rent is $600. The median monthly mortgage repayment is $1,250.

Public transport access includes 1 bus stop. The crime rate in the Snowy Monaro Regional LGA is below average at 2,086 incidents per 100,000 population.

Market & money
InvestmentNSW
Mortgage · mth$1,250
Rent · wk(Census)—
Market rent · wk(2026-06)$600
Property investors · Postcode 2628ATO
Negatively geared6.1%
84 of filers
Avg rental loss$7,509/yr
Landlords (rental income)248
Reported capital gains86
People & prosperity
DemographicsCensus 21
Population16
Median age63
Household size1.9
HH income · wk$899
Personal income · wk$649
Persons / bedroom0.9
SEIFA indexABS
Advantage (IRSAD)8/10
Education (IEO)8/10
Economic (IER)6/10
Disadvantage (IRSD)7/10
Income momentumCensus 16→21
HH income · wk$575 → $899
Change+56.3%
vs NSW median+35.7 pp
gentrifyingvs NSW 2016–21
Top industriesCensus
Agriculture3
Top ancestryCensus
English7Australian6Scottish3Chinese3German3
Area & amenity
TransportGTFS
Bus stops1
Hospitals · Snowy Monaro Regional LGAAIHW
Public3
Private0
Bombala Multi Purpose Servicepublic
Cooma Hospital and Health Servicepublic
Delegate Multi Purpose Servicepublic
Aged care · Snowy Monaro Regional LGAGEN
Facilities5
Residential places97
Yallambee Lodge40 places
Hudson House37 places
Bombala Multi-Purpose Service10 places
Delegate Multi-Purpose Service10 places
Southern NSW Transitional Aged Care ServiceTransition Care
Childcare · Snowy Monaro Regional LGAACECQA
Services17
Approved places631
Exceeding NQS2
Whispering Gully Jindabyne Child Care92 places
Cooma School for Early Learning81 places
Cooma Lambie Street Preschool60 places
Gidgillys the Jindy Kindy59 places
Milestones Early Learning Cooma46 places
Cooma North Preschool45 places
+11 more in Snowy Monaro Regional LGA
Nearby in Snowy Monaro Regional LGA12
Yaouk$330K · 20Polo Flat · 13Boco · 16Quidong · 20Kybeyan$423K · 28Tuross$500K · 23Craigie$240K · 29Arable · 21Buckenderra · 21Glen Fergus · 15Cambalong · 12Maffra · 22
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.

Current status
Add Braemar Bay if it deserves a shortlist slot.

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EMPTY SET

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Sources & freshness
Usable evidence

Braemar Bay is usable, but it still needs cross-checking.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Missing
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 1 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · No linked annual population growth series
stable source · automated · every update · annual
Missing
Building approvals
ABS Building Approvals · No linked approvals series
stable source · automated · every update · monthly
Missing
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Sparse locality note

This page stays indexable because Braemar Bay is a real locality with enough context to be directionally useful. The tradeoff is that coverage is lighter than a stronger suburb profile, so the read should stay cautious.

WHY IT LOOKS LIGHTER
This is a real locality, but it has a very small Census footprint.

Small-population localities can still be worth checking, but rankings, comparisons, and broad suburb assumptions become noisier faster.

WHAT IS MISSING
Coverage is lighter across school matches, hospital coverage, population trend data, and building approvals.

The main gaps on this page are school matches, hospital coverage, population trend data, and building approvals. That narrows how much confidence you should place on a single-page read.

BEST NEXT STEP
Use this page to understand the locality shape, then compare outward.

Begin here, but pressure-test the read in compare, against the state hub, or a bigger nearby suburb before deciding.

Page status
INDEXED WITH LIGHTER COVERAGE

This page remains visible, but it should be read as a locality brief rather than a full-confidence suburb profile.

HOW TO READ THIS PAGE

Read it as a direction-setter rather than a final answer: frame the locality, then verify with compare, stronger nearby suburbs, and the state hub.

Next step path
COMPARE OR CHECK NEARBY Open NSW hub Browse rankings
Stronger nearby reads

If Braemar Bay feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.

Yaouk better covered
similar suburb scale better market coverage

pop same · adds house price coverage · rent -$500/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare
Polo Flat better covered
similar suburb scale better market coverage

pop same · rent -$420/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare
Boco most similar
similar suburb scale

pop same

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare

Braemar Bay FAQ

Common questions
  1. What LGA is Braemar Bay in?

    Braemar Bay is in the Snowy Monaro Regional Local Government Area, NSW, postcode 2628. Council-level context for Snowy Monaro Regional LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Braemar Bay?

    The median weekly rent in Braemar Bay is $600/wk, based on the current market rent dataset. The current rent signal is rent context available.

  3. What does the rent signal say about Braemar Bay?

    Rent context available: Braemar Bay has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  4. Where does QuickProperty get its data for Braemar Bay?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  5. How often is the Braemar Bay data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.