Headlines and trends from the Housing Matters Action Group (HMAG) 2025 Needs Mapping project.
When HMAG’s first Needs Mapping Survey in 2018 revealed that older, single women were one of the Shire’s most vulnerable groups — often facing housing insecurity, displacement or homelessness — we turned that evidence into advocacy. That work helped pave the way for Watson Place, which now provides 23 units of affordable housing for women over 55 at risk of homelessness. Your voice, backed by good data, made that possible.
Fast forward to 2022, when the data showed us that working households were at the coalface of the housing crisis, and we responded by launching the Waterfall Way Community Land Trust, which will provide affordable shared homeownership to working households on local incomes.
In 2025 we went back to the community and listened again. Nearly 200 local households responded to our Needs Mapping and Housing Pulse surveys. We combined those voices with ABS Census data, local market analysis, workforce consultations, Gumbaynggirr-led yarning, and conversations with frontline services to build the fullest picture yet of housing in the Bellingen Shire. You can the slide deck here and the appendix here.
What You Told Us
- Costs have outpaced incomes. Median house prices are up 36–57% in five years, while the median household income sits at $1,197 per week — about a third below the NSW average.
- The “Bellingen Shuffle” is real. 61% of renters said repeated forced moves reflect their experience, disrupting families, schooling, work and community life.
- Housing stress is widespread. 56% of respondents now spend more than 30% of their income on housing, and 56% say housing stress is affecting their mental health.
- Supply doesn’t match need. Residents consistently called for smaller, more affordable and more diverse homes — especially for older downsizers and first-home buyers.
- Climate risk is a housing issue. 33% say their home isn’t suitable for a changing climate, and rising insurance costs are an emerging concern.
What Residents Want
Across the survey, people backed practical, locally appropriate solutions: more genuinely affordable housing for workers and families, greater security for renters, stronger management of short-term rentals, and innovative models including shared equity, co-housing and community-led approaches.
What Comes Next
HMAG is using this evidence to shape a ten-year housing strategy. We’re planning to advance Aboriginal-led housing pathways in partnership with Gumbaynggirr community, Elders and Local Aboriginal Land Councils; strengthen coordination with frontline homelessness and outreach services; and advocate for housing that reflects local incomes, household sizes and climate realities.
Help Shape the Next Chapter
Every Watson Place started as data on a page — and as a community willing to share their experience. If you want to be part of what comes next, read the full 2025 findings, sign up for HMAG updates, or join us at an upcoming community conversation.
