Allambie Heights
Household income at the 96.7th percentile nationally, combined with a median house price of $2,540,000, creates a market where only the top 3% of Australian earners can comfortably service a mortgage. Allambie Heights sits in SEIFA decile 10 across three of four indices, confirming concentrated advantage. University attainment at 44.8%, some 14.7 points above the national rate, fuels a workforce dominated by professionals (1,017) and managers (768). Despite this wealth, affordability has actually improved from 58.3% mortgage-to-income in 2011 to 49.5% in 2021, because incomes grew 25.4% in real terms over the decade.
Population
7,317
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,890/wk
DAs (12 months)iDevelopment Applications lodged in the past year
70
Median House
$2.5M
2024-2025 (PSI derived)
Entry at $2,540,000 requires significant capital. Prices rose 3.3% from $2,505,000 in 2024 to $2,587,500 in 2025. Mortgage repayments of $3,467 per month absorb 27.7% of household income, technically below the stress threshold but leaving limited margin. The stock is 87.1% detached houses, with 49.5% having 4-plus bedrooms. Residential stability is high: 83.3% of residents stayed over 5 years, the lowest turnover among Northern Beaches suburbs of comparable size. With only 1 school in the suburb (Allambie Heights Public, ICSEA 1138), buyers prioritise the catchment as much as the house itself.
For Buyers
Entry at $2,540,000 requires significant capital. Prices rose 3.3% from $2,505,000 in 2024 to $2,587,500 in 2025. Mortgage repayments of $3,467 per month absorb 27.7% of household income, technically below the stress threshold but leaving limited margin. The stock is 87.1% detached houses, with 49.5% having 4-plus bedrooms. Residential stability is high: 83.3% of residents stayed over 5 years, the lowest turnover among Northern Beaches suburbs of comparable size. With only 1 school in the suburb (Allambie Heights Public, ICSEA 1138), buyers prioritise the catchment as much as the house itself.
For Investors
Renting households account for just 18.6% of the population, one of the lowest shares on the Northern Beaches. Weekly rent of $600 on a $2,540,000 median produces a gross yield of approximately 1.2%, well below the cost of capital for most leveraged investors. The 4.9% vacancy rate is within the normal band. With 66 development applications in 12 months, including secondary dwellings and demolition-rebuilds, the suburb is slowly densifying. Net overseas migration of +251 per year is offset by internal outflow of -185, suggesting turnover is driven by international professionals rather than domestic movers.
Development Activity
Total DAs
427
Last 12 Months
70
YoY ChangeiYear-over-year change in DA lodgements
-14.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Allambie Heights iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Allambie Heights Public School
K-6 · 406 students
Demographics
The median age of 43 sits 3 years above the national figure, with a working-age share that has contracted 1.6 points over the decade. University attainment at 44.8% is 14.7 percentage points above the national rate, the highest among comparable Northern Beaches suburbs. English ancestry leads (3,000), followed by Irish (960) and Scottish (766), with Italian heritage (426) adding a Southern European thread. At 28.6% born overseas, the suburb is diverse by Northern Beaches standards, with Italian (48), Mandarin (43), and French (28) among the most spoken non-English languages.
Age Distribution
Bedrooms
Dwelling Structure
87.1%
Houses
3.3%
Townhouse
9.6%
Apartment
Tenure
The median house price of $2,540,000 rose 3.3% year-on-year. Ownership patterns skew wealthy: 37.1% own outright and 44.3% hold mortgages, leaving just 18.6% renting, one of the lowest rental shares in metro Sydney. The 87.1% detached house share with 49.5% four-plus-bedroom homes confirms a family-oriented stock. Semi-detached at 3.3% and apartments at 9.6% provide limited density options. Mortgage-to-income of 27.7% is high but manageable given the income base. Rent-to-income of 20.8% for tenants indicates the rental market is affordable relative to Allambie Heights household earnings.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,467
Rent / wk
$600
HH Size
3.0
Personal Income / wk
$1,006
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.9%
Unoccupied
121
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.2%
Couples, no children
6,292
Total families
Economy & Employment
Professional and technical services lead at 15.2% (402 workers), closely followed by healthcare (14.8%, 393 workers), education (11.4%), construction (10.3%), and finance (9.8%). This white-collar dominance distinguishes Allambie Heights from more mixed-economy Northern Beaches suburbs. Professionals (1,017) and managers (768) together comprise over half the workforce. Unemployment at 3.6% is below the national average, and the participation rate of 59% reflects both part-time professional work and stay-at-home parents. SEIFA scores are uniformly high: IEO decile 9, IER decile 10, IRSD decile 10, IRSAD decile 10.
Unemployment
3.5%
Labour Force
10,380
Unemployed
364
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.5%
Part-time
32.9%
Participation
59.0%
Employed
3,273
Occupations
Top Industries
University
44.8%
Postgraduate
11.6%
Born Overseas
28.6%
Dwellings
2,335
Transport to Work
Allambie Heights Public School (Government, ICSEA 1138, 406 students) is the sole school, scoring 138 points above the national benchmark of 1000. This places it in the top tier nationally. Car dependency at 81.9% is lower than most suburban peers, and walking/cycling captures 7.2% of commutes, above average for a non-inner-city suburb. Public transport at 4.5% reflects bus connectivity to Manly and the CBD. With 66 DAs lodged in 12 months, including secondary dwellings and renovations, the built environment is actively evolving. The IRSAD decile of 10 confirms top-tier socio-economic positioning nationally.
Drive
81.9%
Public Transport
4.5%
Walk / Cycle
7.2%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+95 people/yr)
EstablishedPopulation growth of 0.53% per year (+95 persons) is modest for a suburb with this income base. The 10-year population change of 10.4% is moderate. Growth is driven entirely by overseas migration (+251 per year), while net internal migration runs at -185, suggesting domestic residents are moving out at the same time international professionals move in. Affordability improved from 58.3% in 2011 to 49.5% in 2021, a meaningful shift. Real income growth of 25.4% over the decade outpaced housing costs. The gentrification score of 10 (not gentrifying) is expected in a suburb that was already in the top decile.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+251
Net Internal / yr
-185
Gentrification Signal
Not gentrifying
Net internal outflow -185/yr, Strong overseas inflow +251/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Allambie Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Allambie Heights a good suburb to live in?
Allambie Heights ranks in SEIFA decile 10 for socio-economic advantage, with household incomes at the 96.7th percentile. The single school (ICSEA 1138) is among Australia's highest-performing government primaries. Mortgage stress at 27.7% of income is manageable for existing residents, though entry at $2,540,000 is a barrier.
What is the median house price in Allambie Heights?
The median house price is $2,540,000 as of 2025, up 3.3% from $2,505,000 in 2024. Monthly mortgage repayments of $3,467 require household income at the 96.7th percentile nationally to stay below the 30% stress threshold.
What schools are in Allambie Heights?
Allambie Heights has 1 school: Allambie Heights Public School (Government, ICSEA 1138, 406 students). Its ICSEA score of 1138 places it 138 points above the national benchmark of 1000, ranking in the top tier of Australian government primary schools.
Is Allambie Heights safe?
Crime data is not available for Allambie Heights in the current dataset. However, the SEIFA IRSD decile of 10 (lowest relative disadvantage nationally) and high outright ownership at 37.1% are both strong correlates of low crime in comparable Australian suburbs.
Is Allambie Heights good for property investment?
Gross yield of approximately 1.2% ($600/week on $2,540,000) is below the cost of capital for leveraged investors. The play here is capital growth, with the 3.3% annual gain and a 66-DA development pipeline suggesting ongoing renovations and secondary dwelling additions. Vacancy at 4.9% is normal, and only 18.6% of residents rent.
How is Allambie Heights's population changing?
Population grows at 0.53% per year (+95 persons), driven by overseas migration of +251 annually. Net internal migration runs at -185 per year, meaning domestic residents are leaving while international professionals arrive. The 10-year change of 10.4% is moderate for a Northern Beaches suburb.
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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