Adamstown
A median age of 36, four years below the national figure, sets the tone here: Adamstown is younger than most established suburbs while still sitting in SEIFA decile 8 on IRSAD, IEO and IRSD. University qualifications reach 41.0%, which is 10.9 points above national, yet only 12.4% of residents were born overseas, 9.2 points below national, an unusually Anglo-leaning profile for a well-educated Newcastle suburb. Household income lands in the 68.2nd percentile and the $895,000 median house price stays well below Sydney levels. With 67.6% separate houses across a 3.05 km2 footprint, the suburb reads as a settled, owner and renter mix at 2,076 residents per km2.
Population
6,335
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,875/wk
DAs (12 months)iDevelopment Applications lodged in the past year
69
Median House
$895K
2024-2025 (PSI derived)
The $895,000 median house price is moderate by NSW standards and rose 2.9% from $880,000 in 2024 to $905,500 in 2025, a steady rather than explosive trajectory. Stock favours buyers wanting a house: 67.6% of dwellings are separate houses, against 17.4% semi-detached and just 14.8% apartments. Three-bedroom homes dominate at 39.1% and two-bedroom at 32.9%, with 4-plus bedroom dwellings at 23.1%, so larger families have reasonable choice. Monthly mortgage repayments average $2,100, producing a mortgage-to-income ratio of 25.9%, comfortably below the 30% stress threshold because household incomes in the 68.2nd percentile carry that loan more easily than in dearer Sydney markets.
For Buyers
The $895,000 median house price is moderate by NSW standards and rose 2.9% from $880,000 in 2024 to $905,500 in 2025, a steady rather than explosive trajectory. Stock favours buyers wanting a house: 67.6% of dwellings are separate houses, against 17.4% semi-detached and just 14.8% apartments. Three-bedroom homes dominate at 39.1% and two-bedroom at 32.9%, with 4-plus bedroom dwellings at 23.1%, so larger families have reasonable choice. Monthly mortgage repayments average $2,100, producing a mortgage-to-income ratio of 25.9%, comfortably below the 30% stress threshold because household incomes in the 68.2nd percentile carry that loan more easily than in dearer Sydney markets.
For Investors
A 40.6% renter share gives landlords a deep tenant pool, well above the typical owner-heavy suburb. Weekly rent of $395 against the $895,000 median implies a gross yield near 2.3%, modest but stronger than premium Sydney suburbs where yields fall closer to 1.3%. The vacancy rate of 6.3% points to a market that is tenanted but not tight, so rent growth will be gradual. Demand support comes mainly from overseas migration, the primary driver at 98 net arrivals a year, with internal migration adding a further 24. Development is active at 64 applications in 12 months, largely alterations, sheds and carports rather than new dwelling supply, so the investment case leans on rent escalation, evidenced by 41.4% rent growth over the decade, more than yield or new stock.
Development Activity
Total DAs
406
Last 12 Months
69
YoY ChangeiYear-over-year change in DA lodgements
-5.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Adamstown iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Columba's Primary School
K-6 · 168 students
Belair Public School
K-6 · 409 students
Trinity Catholic College
7-11 · 849 students
Adamstown Public School
K-6 · 439 students
Kotara High School
7-12 · 1130 students
Demographics
The median age of 36 is 4.0 years below the national figure, a younger profile reflected in the senior share falling 1.9 points while the working-age share rose over the decade. Overseas-born residents sit at just 12.4%, which is 9.2 points below national, so the suburb is markedly Anglo-leaning. Ancestry is led by English (2,642), Irish (892) and Scottish (737), and the largest non-English languages are Macedonian (37 speakers), Mandarin (19) and Greek (19), a small migrant mix. University qualifications at 41.0% run 10.9 points above national. Average household size is 2.4, just 0.1 below national, and couples with children (1,884 families) outnumber couples without children (1,263), consistent with the younger family-oriented makeup.
Age Distribution
Bedrooms
Dwelling Structure
67.6%
Houses
17.4%
Townhouse
14.8%
Apartment
Tenure
Tenure splits across three groups: 27.8% own outright, 31.6% carry a mortgage and 40.6% rent, a higher renter share than most owner-dominated suburbs. The stock is 67.6% separate houses, 17.4% semi-detached and 14.8% apartments, so detached living is the norm rather than the exception. Three-bedroom dwellings make up 39.1% and two-bedroom 32.9%, with 4-plus bedroom homes at 23.1%. The median house price moved from $880,000 to $905,500 across 2024 and 2025, a 2.9% gain. Both stress measures stay comfortable: mortgage-to-income at 25.9% and rent-to-income at 21.1% both sit below the 30% threshold, because the $895,000 median is affordable relative to incomes in the 68.2nd percentile, unlike Sydney where the same metrics push past stress levels.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,100
Rent / wk
$395
HH Size
2.4
Personal Income / wk
$925
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
170
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.6%
Couples, no children
4,579
Total families
Economy & Employment
The workforce concentrates in service sectors: Healthcare leads at 23.8% (594 workers), Education follows at 13.1% (327) and Public Administration at 11.1% (278), with Professional/Tech at 9.4% and Construction at 9.0%. By occupation, Professionals (1,075) form the largest group, ahead of Clerical/Admin (452) and Community/Personal services (429), which aligns with the decile 8 IEO score for education and occupation. Unemployment is low at 4.7% and the full-time employment rate is 62.6%, with participation at 65.2%. Real incomes grew 25.5% over the decade. The IER (economic resources) score reads decile 7, one tier below the other three SEIFA indexes at decile 8, because the 40.6% renter base lowers aggregate household wealth measures relative to the suburb's strong education and disadvantage scores.
Unemployment
3.1%
Labour Force
10,197
Unemployed
315
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.6%
Part-time
32.7%
Participation
65.2%
Employed
3,271
Occupations
Top Industries
University
41.0%
Postgraduate
9.1%
Born Overseas
12.4%
Dwellings
2,535
Transport to Work
Adamstown is strongly car-oriented: 88.5% drive to work, while only 2.1% use public transport and 4.6% walk or cycle, well below the public-transport reliance of denser inner-city suburbs. The suburb scores decile 8 on IRSAD, the relative advantage index, and decile 8 on IRSD for relative disadvantage, both well above the median and signalling few residents face deprivation. Volunteering runs at 14.9% and 5.4% of residents (330 people) need daily assistance. No schools are recorded inside the 3.05 km2 boundary in this dataset, so families rely on schools in neighbouring suburbs, a practical trade-off offset by the high 41.0% university qualification rate that is 10.9 points above national.
Drive
88.5%
Public Transport
2.1%
Walk / Cycle
4.6%
Work from Home
N/A
Population Forecast
+0.77%/yr
(+135 people/yr)
EstablishedAdamstown is an established suburb growing at 0.77% a year, adding about 135 residents annually, modest but positive. Population rose 10.3% over the past decade, faster than many mature suburbs but well short of fringe greenfield rates. Overseas migration is the primary driver at a net 98 arrivals a year, ahead of net internal migration of 24, so future growth depends more on international arrivals than local relocations. Affordability improved from 47.8% in 2011 to 43.8% in 2021, an easing trend even as rents climbed 41.4% over the period. Real income growth of 25.5% outpaced that rent rise, which helps explain why both mortgage and rent stress stay below the 30% threshold despite the higher cost of living.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+98
Net Internal / yr
+24
Gentrification Signal
Not gentrifying
Population +11% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Adamstown compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Adamstown a good suburb to live in?
Adamstown scores SEIFA decile 8 on IRSAD, IEO and IRSD, above the median on all three advantage indexes, with household income in the 68.2nd percentile. The median age of 36 is 4.0 years below national, and university qualifications reach 41.0%, 10.9 points above national, a well-educated younger profile.
What is the median house price in Adamstown?
The median house price is $895,000, well below Sydney levels. Prices rose 2.9% from $880,000 in 2024 to $905,500 in 2025. Weekly rent averages $395 and monthly mortgage repayments run about $2,100, giving a mortgage-to-income ratio of 25.9%, below the 30% stress threshold.
What schools are in Adamstown?
No schools are recorded inside the 3.05 km2 Adamstown boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well educated, with university qualifications at 41.0%, which is 10.9 points above the national figure.
Is Adamstown safe?
Detailed crime statistics are not available for Adamstown in this dataset. As an indirect indicator, the suburb scores decile 8 on the IRSD index of relative disadvantage, above the median, and only 5.4% of its residents, about 330 people, need daily assistance, both consistent with a lower-disadvantage area.
Is Adamstown good for property investment?
Rent of $395 a week against the $895,000 median gives a gross yield near 2.3%, stronger than premium Sydney suburbs near 1.3%. The 40.6% renter share offers a deep tenant pool and rents grew 41.4% over the decade, though the 6.3% vacancy rate means demand is steady rather than tight.
How is Adamstown's population changing?
Population is growing 0.77% a year, about 135 residents annually, and rose 10.3% over the past decade. Overseas migration is the primary driver at a net 98 arrivals a year, ahead of net internal migration of 24, so growth depends more on international arrivals than local moves.
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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