Aberglasslyn
Three quarters of dwellings here carry four or more bedrooms (75.5%) and 92.4% are separate houses, a stock built for families rather than downsizers, which explains the young median age of 32, fully 8 years below the national figure. Household income sits in the 81.8th percentile nationally at $2,147 a week, yet the $760,000 median house price keeps the mortgage-to-income ratio at a manageable 21%. The suburb is growing fast, with annual population growth of 2.5% and a 10-year change of 50.8%, driven mainly by net internal migration of 373 people a year. University qualifications reach only 19.1%, which is 11 points below national, consistent with a workforce weighted toward healthcare, mining and trades.
Population
6,552
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$2,147/wk
DAs (12 months)iDevelopment Applications lodged in the past year
42
Median House
$760K
2024-2025 (PSI derived)
The $760,000 median house price climbed 5.0% from $750,000 in 2024 to $787,500 in 2025, modest growth that keeps the market accessible relative to Sydney. What sets Aberglasslyn apart is the bedroom mix: 75.5% of homes have four or more bedrooms and only 3.7% have two, so buyers are effectively choosing large family houses rather than starter stock. Separate houses make up 92.4% of dwellings against just 0.5% apartments, leaving almost no compact or low-maintenance option. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 21%, well below the 30% stress threshold because household incomes sit in the 81.8th percentile. With 45.7% of households already carrying a mortgage, this is a buying market for owner-occupiers rather than a rental enclave.
For Buyers
The $760,000 median house price climbed 5.0% from $750,000 in 2024 to $787,500 in 2025, modest growth that keeps the market accessible relative to Sydney. What sets Aberglasslyn apart is the bedroom mix: 75.5% of homes have four or more bedrooms and only 3.7% have two, so buyers are effectively choosing large family houses rather than starter stock. Separate houses make up 92.4% of dwellings against just 0.5% apartments, leaving almost no compact or low-maintenance option. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 21%, well below the 30% stress threshold because household incomes sit in the 81.8th percentile. With 45.7% of households already carrying a mortgage, this is a buying market for owner-occupiers rather than a rental enclave.
For Investors
Renters make up 32.0% of households and weekly rent runs at $430, giving landlords a steady tenant base against a relatively low $760,000 median, which produces a gross yield near 2.9%, stronger than inner-Sydney suburbs. The vacancy rate of 4.3% is tight enough to support rent growth, and rents have already risen 29.0% over the measured period. Demand drivers are clear: net internal migration adds 373 residents a year and overseas migration a further 71, feeding annual population growth of 2.5%. Development is active with 40 applications lodged in 12 months, mostly pools, decks and sheds on existing four-bedroom blocks rather than new dwellings, so supply stays constrained. The investment case rests on population inflow and yield rather than the slow 5.0% annual price move.
Development Activity
Total DAs
268
Last 12 Months
42
YoY ChangeiYear-over-year change in DA lodgements
+16.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 32 is 8.0 years below the national figure, a young profile that fits the large-family housing and an average household size of 3.0, which is 0.5 above national. Couples with children number 2,879 households against 1,176 couples without, so families with kids clearly dominate. Overseas-born residents reach just 10.5%, which is 11.1 points below national, and ancestry leans heavily Anglo-Celtic, led by English (2,680), Irish (660) and Scottish (651). The most common non-English languages are Punjabi (24 speakers) and Malayalam (21), a small migrant presence. University qualifications at 19.1% run 11 points below national, and the trajectory is quietly aging, with the senior share up 4.7 points and the working-age share down 2.6 points over the decade despite the youthful base.
Age Distribution
Bedrooms
Dwelling Structure
92.4%
Houses
7.1%
Townhouse
0.5%
Apartment
Tenure
Tenure tilts firmly toward mortgaged owners: 45.7% carry a mortgage, 22.3% own outright and 32.0% rent, a profile typical of a growth suburb filling with recent family buyers rather than long-held wealth. The stock is overwhelmingly detached at 92.4% separate houses, with apartments at just 0.5% and semi-detached at 7.1%, and 75.5% of dwellings have four or more bedrooms against a national base skewed to three. The median house price rose from $750,000 to $787,500 across 2024-2025, a 5.0% one-year move that compounds to the same 5.0% CAGR. Both stress measures stay comfortable, with mortgage-to-income at 21% and rent-to-income at 20%, well below the 30% threshold, because the $2,147 weekly household income sits in the 81.8th percentile while prices remain far cheaper than metropolitan Sydney.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$430
HH Size
3.0
Personal Income / wk
$881
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
95
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.5%
Couples, no children
5,732
Total families
Economy & Employment
The workforce concentrates in essential and resource sectors rather than knowledge work: Healthcare leads at 20.6% (453 workers), Mining follows at 11.9% (262), then Education at 9.1%, Construction at 7.6% and Retail at 7.2%. The mining share is unusually high and reflects the suburb's position in the Hunter Valley coal region. By occupation, Professionals and Community/Personal workers tie at 500 each, with Clerical/Admin at 419 and Machinery Operators/Drivers at 391, a blend that matches the trade and care-heavy industry mix. Unemployment is low at 4.5% and the participation rate reads 67.0%, with a full-time employment rate of 66.6%. Real incomes grew 9.1% over the decade. The 19.1% university rate, 11 points below national, is consistent with this hands-on labour profile rather than a sign of disadvantage.
Unemployment
3.5%
Labour Force
9,425
Unemployed
333
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.6%
Part-time
28.9%
Participation
67.0%
Employed
3,135
Occupations
Top Industries
University
19.1%
Postgraduate
3.3%
Born Overseas
10.5%
Dwellings
2,141
Transport to Work
This is a car-dependent suburb by design: 92.8% of residents drive to work while only 0.7% use public transport and 0.5% walk or cycle, far above the national reliance on cars, a function of the spread-out 6.22 km2 layout at 1,054 residents per km2. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring Maitland suburbs, a practical trade-off for a young population where couples with children number 2,879 households. Housing costs stay comfortable, with rent-to-income at 20% and mortgage-to-income at 21%, both well below the 30% stress line. Only 5.3% of residents (338 people) need daily assistance, and the volunteering rate of 10.6% points to steady community engagement in a settled family environment.
Drive
92.8%
Public Transport
0.7%
Walk / Cycle
0.5%
Work from Home
N/A
Population Forecast
+2.5%/yr
(+499 people/yr)
EstablishedAberglasslyn is one of the faster-growing suburbs in the Hunter, with annual population growth of 2.5% and a striking 10-year change of 50.8%, classifying it as an established but high-growth market. The primary engine is net internal migration of 373 residents a year, far outweighing net overseas migration of 71, so growth comes from Australians relocating rather than new arrivals. The gentrification stage reads early signs at a score of 25, supported by that internal inflow. Affordability is improving, easing from 52.8% in 2011 to 50.8% in 2021, lower than most metropolitan markets. The trajectory is gradually aging, with the senior share up 4.7 points against a working-age share down 2.6 points, suggesting the early family cohort is maturing in place even as new households keep arriving.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+71
Net Internal / yr
+373
Gentrification Signal
Early signs
Net internal migration +373/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Aberglasslyn compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Aberglasslyn a good suburb to live in?
Aberglasslyn suits families: 92.4% of dwellings are separate houses and 75.5% have four or more bedrooms, with a young median age of 32, 8 years below national. Household income sits in the 81.8th percentile and housing costs stay low, with mortgage-to-income at 21%, well below the 30% stress line.
What is the median house price in Aberglasslyn?
The median house price is $760,000, far below metropolitan Sydney. Prices rose 5.0% from $750,000 in 2024 to $787,500 in 2025. Weekly rent averages $430 and monthly mortgage repayments run about $1,950, giving a comfortable mortgage-to-income ratio of 21%.
What schools are in Aberglasslyn?
No schools are recorded inside the Aberglasslyn boundary in this dataset, so families rely on schools in neighbouring Maitland suburbs. The suburb has a young, family-heavy profile, with couples with children numbering 2,879 households and an average household size of 3.0, 0.5 above national.
Is Aberglasslyn safe?
Detailed crime statistics are not available for Aberglasslyn in this dataset. As an indirect indicator, only 5.3% of its residents (338 people) need daily assistance and the volunteering rate is 10.6%, both consistent with a settled, family-oriented community rather than a high-disadvantage area.
Is Aberglasslyn good for property investment?
Rent of $430 a week against a $760,000 median gives a gross yield near 2.9%, stronger than inner-Sydney. The 4.3% vacancy rate is tight and rents rose 29.0% over the period. Net internal migration of 373 a year and 2.5% annual population growth support rental demand.
How is Aberglasslyn's population changing?
Population is growing 2.5% a year, with a 10-year change of 50.8%, among the faster-growing Hunter suburbs. Net internal migration of 373 residents a year is the main driver, ahead of 71 from overseas. The profile is slowly aging, with the senior share up 4.7 points over the decade.
How much development is happening in Aberglasslyn?
There were 40 development applications lodged in the past 12 months. Most are pools, decks, verandahs and sheds on existing four-bedroom homes rather than new dwellings, consistent with a detached suburb where 92.4% of stock is separate houses and growth runs at 2.5% a year.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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