Acacia Gardens
Household income in the 96th percentile nationally tells a story that Acacia Gardens backs up with its data: this 1.0 km2 suburb in north-west Sydney has a median house price of $1,310,000, 50.9% of residents hold university qualifications (20.8 points above national), and 45.5% were born overseas. Despite those credentials, the suburb is growing slowly at 0.46% annually and its population of 3,668 remains below the pre-COVID peak of 3,832. The housing stock is detached-dominant at 85.6% separate houses, mortgage-heavy at 58.6%, and skewed toward large family homes with 67.1% of dwellings having four or more bedrooms.
Population
3,668
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,796/wk
DAs (12 months)iDevelopment Applications lodged in the past year
14
Median House
$1.3M
2024-2025 (PSI derived)
The median house price sits at $1,310,000, with price data showing a slight decline from $1,325,000 in 2024 to $1,300,250 in 2025, a fall of roughly 1.9%. That makes current conditions marginally more accessible than the recent peak. Monthly mortgage repayments average $2,484, and the mortgage-to-income ratio of 20.5% is below the 30% stress threshold, which means buyers with typical incomes here are not stretched despite the high entry price. The stock is overwhelmingly separate houses at 85.6%, with 67.1% of dwellings having four or more bedrooms, suited to families rather than downsizers. Semi-detached homes account for 14.1%, while apartments are nearly absent at 0.3%.
For Buyers
The median house price sits at $1,310,000, with price data showing a slight decline from $1,325,000 in 2024 to $1,300,250 in 2025, a fall of roughly 1.9%. That makes current conditions marginally more accessible than the recent peak. Monthly mortgage repayments average $2,484, and the mortgage-to-income ratio of 20.5% is below the 30% stress threshold, which means buyers with typical incomes here are not stretched despite the high entry price. The stock is overwhelmingly separate houses at 85.6%, with 67.1% of dwellings having four or more bedrooms, suited to families rather than downsizers. Semi-detached homes account for 14.1%, while apartments are nearly absent at 0.3%.
For Investors
With 20.5% of residents renting, the investor pool is smaller than many comparable Sydney suburbs, but the 1.7% vacancy rate suggests the available rentals are absorbed quickly. Weekly rent of $540 against a $1,310,000 median implies a gross yield near 2.1%, low but consistent with capital-growth markets at this price point. Overseas migration is the primary population driver, averaging 54 net arrivals annually, while internal migration runs at negative 77 per year, a pattern typical of established outer suburbs where households move in from overseas rather than relocating from elsewhere in Australia. Development activity shows 14 applications in the past 12 months, modest for the suburb's size, with recent lodgements covering alterations and medium-density works.
Development Activity
Total DAs
60
Last 12 Months
14
YoY ChangeiYear-over-year change in DA lodgements
+27.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Acacia Gardens iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Quakers Hill East Public School
K-6 · 655 students
Demographics
The median age of 36 is 4.0 years below the national figure, reflecting a suburb skewed toward working-age families rather than retirees. Overseas-born residents reach 45.5%, which is 23.9 points above the national average. The top ancestries are Indian (662 residents) and English (628), with Filipino (237) and Chinese (206) also prominent. Punjabi is the most common non-English language at 151 speakers, followed by Hindi at 101, consistent with a substantial South Asian community. University qualifications at 50.9% run 20.8 points above national. The average household size of 3.2 is 0.7 above the national figure, confirming large family units: 1,764 families are couples with children compared to 549 couples without.
Age Distribution
Bedrooms
Dwelling Structure
85.6%
Houses
14.1%
Townhouse
0.3%
Apartment
Tenure
Tenure is strongly mortgage-heavy: 58.6% of residents carry a mortgage, 20.9% own outright, and 20.5% rent, a split that reflects recent high-price entry by working-age buyers rather than established long-hold ownership. Separate houses dominate at 85.6%, with semi-detached homes at 14.1% and apartments at just 0.3%. By bedroom count, 67.1% of dwellings have four or more bedrooms and 31.7% have three, making this one of the larger-home suburbs by national comparison. The median house price moved from $1,325,000 in 2024 to $1,300,250 in 2025, a 1.9% decline, leaving it 1.9% below the recent peak. At 58.6% mortgage holders, this suburb's fortunes are closely tied to interest rate movements.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,484
Rent / wk
$540
HH Size
3.2
Personal Income / wk
$1,055
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
1.7%
Unoccupied
19
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.0%
Couples, no children
3,430
Total families
Economy & Employment
Healthcare leads local employment at 16.8% of workers (247 people), followed by Professional and Technical services at 10.1% (148) and Education at 9.8% (144). By occupation, Professionals form the largest group at 563 workers, ahead of Clerical and Admin at 341 and Managers at 267. The full-time employment rate is 71.8% and the unemployment rate is 5.0%, slightly above the national benchmark but within a normal range. SEIFA scores place the suburb in decile 9 on IRSD and IRSAD, meaning it ranks in the top 10% nationally on advantage, and decile 10 on IER (economic resources), the highest tier. Real income grew 2.5% over the decade. The participation rate of 63.9% is moderate, with 737 residents not in the labour force.
Unemployment
1.6%
Labour Force
2,508
Unemployed
39
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.8%
Part-time
23.2%
Participation
63.9%
Employed
1,733
Occupations
Top Industries
University
50.9%
Postgraduate
15.0%
Born Overseas
45.5%
Dwellings
1,117
Transport to Work
Car dependency is high at 88.6% of residents driving to work, with public transport use at just 4.0%, below state averages for Sydney. The suburb scores decile 9 on IRSAD nationally, placing it in the top advantage tier for resources and access. Rent-to-income at 19.3% and mortgage-to-income at 20.5% both sit below the 30% stress threshold, meaning financial pressure on households here is comparatively low. Volunteering runs at 11.2% and only 3.5% of residents (125 people) need daily assistance. No schools are recorded inside the suburb boundary in this dataset, so families rely on neighbouring institutions. The 1.7% rental vacancy rate is low compared to the Sydney average, which indicates that the suburb's housing is consistently occupied.
Drive
88.6%
Public Transport
4.0%
Walk / Cycle
0.6%
Work from Home
N/A
Population Forecast
+0.46%/yr
(+17 people/yr)
EstablishedAnnual population growth runs at 0.46%, adding roughly 17 people per year. The current population of approximately 3,735 in 2025 is still below the pre-COVID figure of 3,832, which represents a 3.9% dip that has not fully recovered. The medium forecast projects the population reaching around 3,934 by 2031. Overseas migration is the primary driver at 54 net arrivals annually, but it is partly offset by an average net internal outflow of 77 people, meaning residents who can afford to do so tend to move outward to larger lots or quieter areas. The 10-year population change is negative 0.4%, marking this as a slow-growth, established suburb. The gentrification score reads as not gentrifying, consistent with a suburb that already sits in the top decile on SEIFA advantage measures.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+54
Net Internal / yr
-77
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Acacia Gardens compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Acacia Gardens a good suburb to live in?
Acacia Gardens ranks in decile 9 on IRSAD, placing it in the top 10% nationally for socioeconomic advantage. Household income sits in the 96.1st percentile nationally and university qualifications reach 50.9%, which is 20.8 points above the national figure. The main trade-offs are high entry prices at $1,310,000 median and strong car dependency at 88.6% of residents driving to work.
What is the median house price in Acacia Gardens?
The median house price is $1,310,000 as of 2024-2025. Prices dipped 1.9% from $1,325,000 in 2024 to $1,300,250 in 2025. Weekly rent averages $540 and monthly mortgage repayments average $2,484, giving a mortgage-to-income ratio of 20.5%, below the stress threshold.
What schools are in Acacia Gardens?
No schools are recorded inside the Acacia Gardens boundary in this dataset. Families rely on schools in surrounding suburbs. Despite this, the local population is highly educated, with 50.9% of residents holding university qualifications, which is 20.8 points above the national figure.
Is Acacia Gardens safe?
Detailed crime statistics are not available for Acacia Gardens in this dataset. As an indirect indicator, the suburb scores decile 9 on the IRSD index of relative disadvantage nationally, placing it in the top advantage tier. Only 3.5% of residents (125 people) need daily assistance, consistent with a low-disadvantage area.
Is Acacia Gardens good for property investment?
The 1.7% vacancy rate is low, showing strong occupancy, but weekly rent of $540 against a $1,310,000 median gives a gross yield near 2.1%. Overseas migration adds 54 residents annually, supporting demand, but net internal outflow of 77 per year and 0.46% annual population growth mean supply pressure is limited.
How is Acacia Gardens's population changing?
Population grows at 0.46% annually, adding about 17 people per year. The 2025 population of approximately 3,735 remains below the pre-COVID level of 3,832. The medium forecast projects around 3,934 residents by 2031. Overseas migration is the primary driver at 54 net arrivals per year, partially offset by an internal outflow of 77.
What languages are spoken in Acacia Gardens?
About 45.5% of residents were born overseas, which is 23.9 points above the national figure. The most common non-English languages are Punjabi (151 speakers) and Hindi (101), reflecting a substantial South Asian community. Mandarin (37) and Arabic (31) are also present.
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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