Abbotsford
High density is the defining fact of Abbotsford: 5,431 residents occupy 1.02 square kilometres, producing 5,335.0 people per square kilometre. The median age is 47, which is 7 years above the national average, while household income sits at the 87.2 percentile. Apartments account for 54.4% of dwellings, reinforcing a compact, established profile. Compared with nearby Five Dock and Drummoyne, buyers should assess Abbotsford as an apartment-led market first, with a relatively older and affluent resident base.
Population
5,431
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$2,263/wk
DAs (12 months)iDevelopment Applications lodged in the past year
49
Abbotsford suits buyers prioritising apartments, lower-maintenance homes and established surroundings over a predominantly detached-house market. Apartments make up 54.4% of dwellings, while separate houses account for 28.6%; 2-bedroom homes represent 41.4% and 3-bedroom homes 36.2%. That mix supports downsizer and professional demand because smaller households average 2.3 people. Mortgage commitments average $3,000 monthly and absorb 30.6% of income, compared with rent taking 24.3%, so borrowing capacity needs close testing. The 37.9% outright ownership rate also points to a substantial established-owner base.
For Buyers
Abbotsford suits buyers prioritising apartments, lower-maintenance homes and established surroundings over a predominantly detached-house market. Apartments make up 54.4% of dwellings, while separate houses account for 28.6%; 2-bedroom homes represent 41.4% and 3-bedroom homes 36.2%. That mix supports downsizer and professional demand because smaller households average 2.3 people. Mortgage commitments average $3,000 monthly and absorb 30.6% of income, compared with rent taking 24.3%, so borrowing capacity needs close testing. The 37.9% outright ownership rate also points to a substantial established-owner base.
For Investors
Abbotsford has a sizeable rental market, with 36.9% of occupied dwellings rented and weekly rent at $550. Vacancy is 8.2%, which is above the level normally associated with a tightly constrained rental market, so investors should allow for competition between properties and avoid assuming automatic rental growth. Development activity reached 46 applications over 12 months, although the recorded examples do not establish additional dwelling supply. The area has a high-growth outlook of 2.75% annually, driven primarily by overseas migration. Compared with an owner-occupier-only suburb, the rental base is meaningful, but the missing median sale price prevents a reliable gross-yield calculation.
Development Activity
Total DAs
222
Last 12 Months
49
YoY ChangeiYear-over-year change in DA lodgements
+14.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Abbotsford
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Abbotsford has an older, highly educated population: the median age is 47, or 7 years above the national average, and 49.5% of residents hold university qualifications, 19.4 percentage points above the national figure. Overseas-born residents account for 31.1%, 9.5 points above national levels. Average household size is 2.3 people, 0.2 below the national average, helping explain the strong apartment and 2-bedroom presence. English ancestry numbers 1,348 and Italian ancestry 1,061, while Italian is spoken by 221 residents at home, followed by Mandarin at 67 and Cantonese at 58. Compared with younger growth areas, Abbotsford's profile is more settled and established.
Age Distribution
Bedrooms
Dwelling Structure
28.6%
Houses
16.3%
Townhouse
54.4%
Apartment
Tenure
The housing mix is distinctly apartment-led: 54.4% of dwellings are apartments, compared with 28.6% separate houses and 16.3% semi-detached homes. Two-bedroom dwellings account for 41.4%, 3-bedroom homes 36.2% and 4-bedroom-plus homes 17.0%, matching the average household size of 2.3 people. Tenure is split between 37.9% owned outright, 23.9% mortgaged and 36.9% rented, with 1.2% in other arrangements. Compared with a detached-house suburb, this structure gives buyers more compact options but less family-sized stock. Mortgage costs average $3,000 monthly, versus $550 weekly rent, and mortgage stress reaches 30.6% of income compared with 24.3% for rent.
Mortgage / mo
$3,000
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $550.
$885
Bond data Jun 2026 · houses $1,300 · units $800
HH Size
2.3
Personal Income / wk
$1,179
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.2%
Unoccupied
204
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
40.8%
Couples with children
42.8%
Couples, no children
14.5%
Single parent
1,585
Total families
Economy & Employment
Abbotsford's employment base is led by Professional and Tech industries at 17.4% or 367 workers, followed by Healthcare at 13.3% or 281, Education at 11.8% or 250, Finance at 10.8% or 229, and Construction at 7.6% or 161. Professionals number 960 and managers 600, supporting the suburb's high household-income position at the 87.2 percentile. Unemployment is 3.4%, participation is 60.5% and 61.4% of workers are employed full-time. SEIFA results are strong but not uniform: education and occupation rank in decile 9, overall advantage in decile 9, disadvantage in decile 8 and economic resources in decile 7. This suggests above-average capability alongside less consistently top-tier financial resources.
Unemployment
3.4%
Labour Force
2,800
Unemployed
95
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
28.6%
Participation
60.5%
Employed
2,705
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
49.5%
Postgraduate
15.5%
Born Overseas
31.1%
Dwellings
2,273
Transport to Work
Abbotsford is better suited to home-based and car-oriented routines than a transit-led suburb. Work from home reaches 59.6%, while 34.1% drive a car, only 1.9% use public transport and 1.6% walk or cycle to work. Local school provision includes one named government primary school, Abbotsford Public School; families should check enrolment zones against the exact address because boundaries can affect practical access. The suburb records an IRSAD decile of 9, above most areas on relative socioeconomic advantage, alongside a 15.4% volunteering rate and 5.7% needing assistance. Its 47 median age and 2.3-person households reinforce a quieter, established residential pattern.
Drive
34.1%
Public Transport
1.9%
Walk / Cycle
1.6%
Work from Home
59.6%
Population Forecast
+2.75%/yr
(+284 people/yr)
High GrowthGrowth runs at 2.75% annually and is driven primarily by overseas migration, giving Abbotsford a stronger outlook than a flat-growth suburb. Across the wider area, population change reaches 85.0% over 10 years. The demographic trajectory is labelled Declining young, with the young share down 2.3%, while the working share rises 5.6% and the senior share falls 1.2%. Affordability moved from 46.8 in 2011 to 31.4 in 2021, even though the affordability trend is labelled Improving, so rising demand still needs to be weighed against purchasing pressure. Gentrification signals are mixed, with a score of 20 and an Early signs stage, alongside a shift score of 49 labelled Active.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+309
Net Internal / yr
-110
Gentrification Signal
Early signs
Net internal outflow -110/yr, Strong overseas inflow +309/yr, COVID recovered (-4% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Abbotsford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Abbotsford a good suburb to live in?
Abbotsford can suit residents seeking apartments, established surroundings and a relatively affluent population. It has 5,431 residents, a median age of 47, and an IRSAD decile of 9, above many areas for socioeconomic advantage. The 54.4% apartment share and 59.6% work-from-home rate favour compact, home-based living.
What is the median house price in Abbotsford?
A current median house price should be checked through a live sales database or local agent, as no reliable figure is stated here. The available housing benchmarks are $550 weekly rent, 28.6% separate houses and 54.4% apartments. Compared with a detached-house market, Abbotsford requires separate checks for house and apartment pricing.
What schools are in Abbotsford?
Abbotsford Public School is the named local school and is a government primary school. The local mix is narrower than in a suburb with multiple sectors and school types, so families should confirm the exact enrolment zone and available secondary options before purchasing. Abbotsford has 5,431 residents, but population size does not indicate school capacity.
Is Abbotsford safe?
Check current NSW Police and local council incident information before deciding, because safety can vary by street and over time. Abbotsford has 5,431 residents and an IRSAD decile of 9; compared with lower-decile areas, that indicates relative socioeconomic advantage, but it is not a crime measure and should not be treated as a safety rating.
Is Abbotsford good for property investment?
It has several investor positives: 36.9% of dwellings are rented, weekly rent is $550, vacancy is 8.2% and the growth outlook is 2.75% annually. Development activity reached 46 applications in 12 months. Compared with an owner-occupier-only suburb, the rental base is meaningful, but investors still need a current sale price to test yield.
How is Abbotsford's population changing?
The current population is 5,431. Across the wider area, annual growth is 2.75%, driven by overseas migration, with population change of 85.0% over 10 years. The trajectory is labelled Declining young, as the young share falls 2.3% while the working share rises 5.6%. This indicates stronger growth than a static suburb, but an ageing profile.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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