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Suburb profile ·Shoalhaven LGA · NSW ·2540

Numbaa NSW 2540

Numbaa is in Shoalhaven LGA, NSW, postcode 2540, with population 122.

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
+10.6% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2540 · Jun 2026
$600
$535
Jun 2025Jun 2026
Why it fits

Transport coverage adds a practical access signal. 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.

Median house
No local house series
Median rent
$600/wk
Rent context available
10.6%YoY D10 vs AU
Gross yield
Need rent + price
Population
111,755
112K via Shoalhaven LGA · SAL undercount
Schools
No matched school data
Drive to city
Not in commute dataset
Solar
11,327
758 added 12mo · 72MW

Price history

No price history available

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

Median mortgage · mth$1,518
Median rent · wk$300

Trend & investor depth

Rent stabilitystable — rents vary ±2.1% around trend (short window, 13 pts)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investor profile

Who invests in Numbaa

Owner-occupied 74%Rented 26%
Investor activityATO
Negatively geared5.5%
1,390 of 3,847 landlords
Avg rental loss$6,925/yr
Landlords (rental income)3,847
Reported capital gains2,211
The read

Mixed owner-renter market

65% of homes here are owner-occupied and 23% rented, with 6% of landlords negatively geared.

Why it fits

A balanced 65% owner-occupier / 23% renter mix.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Affordability

39%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $1,518/mo, while renters pay about $2,600/mo — renting runs $1,082/mo higher on these medians.

Household income · yr
$80K
Median rent · wk
$600
Owner mortgage · mo
$1,518

Household income

$80K household · yr-2.7% vs NSW suburb median
Personal
$42K
Family
$95K
Household
$80K
Household income distribution (ABS Census 2021 · weekly)
Under $300
0
$300-649
0
$650-999
12
$1,000-1,499
11
$1,500-1,999
6
$2,000-2,999
4
$3,000-3,999
3
$4,000+
5

At the median asking rent, about 71% of households here would spend more than 30% of income on rent (rent stress line: $2,000/wk income).

Housing stock and tenure

Tenure (40 households)
Owned outright
65%
Owned with mortgage
0%
Rented
23%
Dwelling structure18.0% of dwellings unoccupied on census night
Separate house
50%
Townhouse / semi
40%
Flat / apartment
0%

Getting to work: 33% drive, 0% public transport, 9% walk or cycle, 54% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Crime April 2025 - March 2026
4,089
3,690 per 100k
D5 vs AU

Crime

Rate · per 100k3,690
Total incidents4,089· April 2025 - March 2026
  • Assault1,10059%
  • Sexual Offences39921%
  • Robbery151%
  • Break And Enter36019%

Building due diligence

Construction requirements can change by location.

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

Severe broad-area context

About 85.9% 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

Severe exposure ~85.9%
~85.9% of the suburb is Bush Fire Prone Land · ~2.5% 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

Dominant zone Primary Production
Rural / Green wedge 80% Public / Open space 18%

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

5,056 people · 20225,021 by 2032 (-0.7%)

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

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

Located in New South Wales within the Shoalhaven local government area, Numbaa is a quiet locality (postcode 2540). It is home to about 122 residents, with a settled, mature resident base and a median age of 45. Households earn a median income of $80K per year, with an average household size of 2.8 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.7% year-on-year at the LGA level. 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 most common occupations are managers, technicians & trades, community & personal service. Employment in the area leans toward agriculture and professional services. The top ancestries reported are Australian, English, Scottish.

The current median weekly rent is $600. The median monthly mortgage repayment is $1,518.

Public transport access includes 1 ferry wharf, 11 bus stops. The crime rate in the Shoalhaven LGA is below average at 3,690 incidents per 100,000 population.

On the investment side, Population growth of +0.7% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Pop. Growth+0.7%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$1,518
Rent · wk(Census)$300
Market rent · wk(2026-06)$600
Population growth · Shoalhaven LGAABS ERP
Population (2025)111,755
5-year growth+0.8% CAGR
YoY change+0.7%
20012025
Development · Shoalhaven LGAABS Approvals
Approvals (2026)816
Houses 57%Units 43%
YoY change+0%
Employment · Shoalhaven LGASALM
Unemployment (Dec-25)3.7%
YoY change+1.7pp
Dec-10Dec-25
Property investors · Postcode 2540ATO
Negatively geared5.5%
1,390 of filers
Avg rental loss$6,925/yr
Landlords (rental income)3,847
Reported capital gains2,211
People & prosperity
DemographicsCensus 21
Population122
Median age45
Household size2.8
HH income · wk$1,541
Personal income · wk$809
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)8/10
Education (IEO)8/10
Economic (IER)8/10
Disadvantage (IRSD)8/10
Income momentumCensus 16→21
HH income · wk$1,303 → $1,541
Change+18.3%
vs NSW median-2.3 pp
Median rent+93.5%
stablevs NSW 2016–21
Area & amenity
TransportGTFS
Bus stops11
Ferry wharves1
Comerong Island Ferry
Hospitals · Shoalhaven LGAAIHW
Public3
Private2
David Berry Hospitalpublic
Milton Ulladulla Hospitalpublic
Shoalhaven Hospitalpublic
Nowra Private Hospitalprivate
Ulladulla Endoscopy and Medical Centreprivate
Aged care · Shoalhaven LGAGEN
Facilities17
Residential places1,370
IRT Sarah Claydon141 places
Uniting Osborne Nowra136 places
Bolton Clarke Coastal Waters (PKA - Coastal Waters Aged Care)126 places
Clelland Lodge123 places
Uniting Berry106 places
Inasmuch Community Hostel98 places
+11 more in Shoalhaven LGA
Childcare · Shoalhaven LGAACECQA
Services73
Approved places3,471
Exceeding NQS25
Little Zak's Academy Bomaderry130 places
Northside Early Learning Centre - Mollymook104 places
Bright Minds Academy South Nowra100 places
Momentum Early Learning Worrigee100 places
Peak Sports and Learning Sanctuary Point100 places
Grow Early Education Nowra Central99 places
+67 more in Shoalhaven LGA
Shortlist workspace

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

Current status
Add Numbaa if it deserves a shortlist slot.

No saved AU suburbs yet.

EMPTY SET

No saved suburbs yet. Start with one ranking or suburb page, then compare once you have two candidates.

Open rankings to save the first candidates.

Sources & freshness
Strong evidence

Numbaa has enough direct local evidence for a first-pass decision.

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 · 12 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
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 Numbaa 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 and hospital coverage.

The main gaps on this page are school matches and hospital coverage. 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

Use this page to set direction, not to close a decision — frame the locality here, then confirm with compare, stronger nearby suburbs, and the state hub.

Stronger nearby reads

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

Bendalong better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$290/wk

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

Beaumont better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$350/wk

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

Pyree better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$240/wk

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

Numbaa FAQ

Common questions
  1. What LGA is Numbaa in?

    Numbaa is in the Shoalhaven Local Government Area, NSW, postcode 2540. Council-level context for Shoalhaven LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Numbaa?

    The median weekly rent in Numbaa 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 Numbaa?

    Rent context available: Numbaa 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. Is Numbaa a good investment?

    QuickProperty's investment signals for Numbaa show: Stable, Steady. These are computed from price, rent, income, and population data — not an opaque score.

  5. Where does QuickProperty get its data for Numbaa?

    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.

  6. How often is the Numbaa 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.