Ashcroft
With all four SEIFA indexes at decile 1, Ashcroft sits in the lowest advantage tier nationally across income, education, employment and economic resources. Household income lands at the 17th percentile compared to all Australian suburbs, yet house prices reached $925,000 in 2024-2025, producing a mortgage-to-income ratio of 41.4% that is well above the standard 30% stress threshold. The suburb is young, with a median age of 32 versus the national 40, and 54.2% of households rent rather than own. These two forces together explain why overseas migration of 149 residents per year is the main population driver: the suburb offers relatively affordable rents at $295 per week while internal migration runs at a net outflow of 226 per year.
Population
3,634
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,089/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Median House
$925K
2024-2025 (PSI derived)
The median house price of $925,000 reflects a 14.8% rise from $868,000 in 2024 to $996,500 in 2025, a sharp one-year gain for a suburb in the 17th income percentile. Monthly mortgage repayments average $1,950, but the mortgage-to-income ratio reaches 41.4%, well above the 30% stress benchmark, meaning buyers here carry a heavier debt burden relative to earnings than in most NSW suburbs. Stock is 78.5% separate houses with apartments at 21.0%, so detached houses are the norm. Three-bedroom homes dominate at 56.9% and four-plus bedroom dwellings account for 24.1%, consistent with the larger average household size of 3.1 persons compared to the national 2.5. Outright owners are only 20.8% of households, lower than the typical established suburb.
For Buyers
The median house price of $925,000 reflects a 14.8% rise from $868,000 in 2024 to $996,500 in 2025, a sharp one-year gain for a suburb in the 17th income percentile. Monthly mortgage repayments average $1,950, but the mortgage-to-income ratio reaches 41.4%, well above the 30% stress benchmark, meaning buyers here carry a heavier debt burden relative to earnings than in most NSW suburbs. Stock is 78.5% separate houses with apartments at 21.0%, so detached houses are the norm. Three-bedroom homes dominate at 56.9% and four-plus bedroom dwellings account for 24.1%, consistent with the larger average household size of 3.1 persons compared to the national 2.5. Outright owners are only 20.8% of households, lower than the typical established suburb.
For Investors
A 54.2% renter majority gives landlords broad tenant depth, and weekly rent of $295 is accessible enough to keep demand steady even in a decile 1 income area. The vacancy rate of 10.3% is elevated, pointing to a degree of oversupply in the rental pool, so new investors should assess local absorption carefully. Overseas migration adds a net 149 residents annually and is the sole positive migration channel, since internal migration runs at minus 226 per year. Development activity recorded 26 applications in the past 12 months, including several secondary dwelling approvals, which indicates incremental densification. Rent grew 71.6% over the decade against real income growth of 8.4%, so rental yield has expanded, though the $925,000 median constrains gross returns relative to lower-priced markets.
Development Activity
Total DAs
127
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
-14.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Ashcroft iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Ashcroft Public School
P-6 · 284 students
Ashcroft High School
7-12 · 701 students
Demographics
The median age of 32 is 8 years below the national figure, making Ashcroft one of the younger suburbs in Sydney. Overseas-born residents account for 43.1% of the population, which is 21.5 percentage points above the national rate. Lebanese ancestry (401 residents) and Vietnamese ancestry (375) are among the leading groups alongside English (546), and Arabic is the most widely spoken non-English language with 378 speakers. Samoan (53) and Khmer (31) complete a picture of sustained Pacific and Southeast Asian settlement. University qualifications reach only 15.9%, which is 14.2 percentage points below the national average, consistent with the decile 1 IEO score for education and occupation. Average household size is 3.1 persons, 0.6 above the national figure, reflecting the prevalence of larger family units.
Age Distribution
Bedrooms
Dwelling Structure
78.5%
Houses
0.5%
Townhouse
21.0%
Apartment
Tenure
Tenure tells the central story: 54.2% of households rent, 25.1% hold a mortgage and only 20.8% own outright, so the owner-occupier base is thin compared to most established NSW suburbs. The stock is 78.5% separate houses and 21.0% apartments, with semi-detached barely registering at 0.5%. Three-bedroom homes make up 56.9% and four-plus bedroom homes 24.1%, suiting the larger average household of 3.1 persons. Prices moved from $868,000 in 2024 to $996,500 in 2025, a 14.8% gain that outpaced local income growth of 8.4% over the decade and pushed the mortgage-to-income ratio to 41.4%. The gap between a $925,000 median and a household income at the 17th national percentile is the defining tension for anyone weighing purchase in this suburb.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$295
HH Size
3.1
Personal Income / wk
$458
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.3%
Unoccupied
120
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
41.4% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
10.9%
Couples, no children
2,911
Total families
Economy & Employment
Healthcare is the dominant local industry at 24.5% of employed residents (94 workers), followed by Construction at 11.2% (43) and Retail at 9.4% (36). By occupation, Machinery and Drivers leads at 145 workers, followed by Labourers (131) and Community and Personal service workers (105), a mix that reflects the decile 1 IRSD score for relative disadvantage. The unemployment rate is 14.9%, significantly higher than the national average, and the labour force participation rate of 28.1% is low, partly because 1,471 residents are not in the labour force at all. Real income grew 8.4% over the decade, below inflation in most periods. Household income at the 17th national percentile places Ashcroft well below average in purchasing power, which affects local retail and service demand.
Unemployment
15.0%
Labour Force
6,551
Unemployed
983
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
23.7%
Participation
28.1%
Employed
653
Occupations
Top Industries
University
15.9%
Postgraduate
2.7%
Born Overseas
43.1%
Dwellings
1,041
Transport to Work
Car dependence is very high at 88.6% of residents driving to work, compared to inner-Sydney suburbs where public transport share exceeds 30%. Public transport usage sits at only 2.5%, indicating limited service connectivity relative to the city centre. No schools are recorded within the Ashcroft boundary in this dataset, so families depend on schools in surrounding suburbs. The IRSAD decile of 1 places Ashcroft in the most disadvantaged tier nationally, and 9.7% of residents (312 people) need assistance with core daily activities, above the typical rate for a suburb with a median age of 32. Volunteering participation is 5.8%, below the national norm. Rent-to-income at 27.1% remains below the 30% stress threshold for renters, so while buying is strained, renting is comparatively more manageable given local income levels.
Drive
88.6%
Public Transport
2.5%
Walk / Cycle
N/A
Work from Home
N/A
Population Forecast
+0.41%/yr
(+76 people/yr)
EstablishedPopulation sits at 3,634 with annual growth of 0.41%, adding roughly 15 residents per year at the suburb level. Over the past 10 years the suburb grew 7.9%, a slow pace compared to many outer Sydney areas. The broader SA2 area reached 18,381 in 2025 and medium forecasts project it at 18,863 by 2031. Overseas migration is the sole growth engine at plus 149 per year, while net internal outflow runs at minus 226 per year, meaning residents leave for other parts of Australia at a faster rate than they arrive. The gentrification score is 50 with an Active stage in one model, but the separate gentrification signal flags not gentrifying due to the persistent internal outflow. Affordability worsened from 45.7% in 2011 to 58.8% in 2021, meaning housing costs have consumed a larger share of income over time.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+149
Net Internal / yr
-226
Gentrification Signal
Not gentrifying
Net internal outflow -226/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Ashcroft compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Ashcroft a good suburb to live in?
Ashcroft scores decile 1 on all four SEIFA indexes, placing it in the lowest advantage tier nationally for income, education and employment. Rent at $295 per week is accessible and the renter-to-owner ratio (54.2% renters) suits those not buying. The 14.9% unemployment rate and 17th income percentile are real constraints, so liveability depends heavily on household circumstances.
What is the median house price in Ashcroft?
The median house price is $925,000 based on 2024-2025 PSI data. Prices rose 14.8% from $868,000 in 2024 to $996,500 in 2025. Monthly mortgage repayments average $1,950, but the mortgage-to-income ratio reaches 41.4%, well above the 30% stress benchmark given the suburb's 17th-percentile income base.
What schools are in Ashcroft?
No schools are recorded within the Ashcroft boundary in this dataset. Families rely on schools in neighbouring suburbs within the Liverpool local area. University qualification rates locally are 15.9%, which is 14.2 percentage points below the national average, reflecting the suburb's decile 1 IEO score.
Is Ashcroft safe?
Detailed crime statistics are not available for Ashcroft in this dataset. As a contextual indicator, the suburb scores decile 1 on the IRSD index of relative disadvantage, placing it in the most disadvantaged tier nationally. Around 9.7% of residents (312 people) need assistance with daily activities, a rate above what the median age of 32 would typically suggest.
Is Ashcroft good for property investment?
A 54.2% renter majority gives consistent tenant demand, and rent grew 71.6% over the decade against real income growth of 8.4%, expanding yields. However, the 10.3% vacancy rate is elevated and the $925,000 median constrains gross yields. Overseas migration of 149 per year supports long-term demand, while net internal outflow of 226 per year is a risk factor to watch.
How is Ashcroft's population changing?
Ashcroft grew 7.9% over 10 years at an annual rate of 0.41%. Overseas migration is the sole growth driver at plus 149 residents per year, offset by net internal outflow of 226 per year. The median age is 32, which is 8 years below the national figure, and the young-skewed profile means household formation continues despite modest overall growth.
What languages are spoken in Ashcroft?
About 43.1% of residents were born overseas, which is 21.5 percentage points above the national rate. Arabic is the most spoken non-English language with 378 speakers, followed by Samoan (53) and Khmer (31). Lebanese (401) and Vietnamese (375) are among the leading ancestry groups, reflecting decades of multicultural settlement in southwest Sydney.
How much development is happening in Ashcroft?
There were 26 development applications lodged in the past 12 months. Recent applications include multiple secondary dwelling approvals and one complying development combining a dwelling house, secondary dwelling and swimming pool. This level of activity points to incremental densification rather than large-scale redevelopment, consistent with the suburb's 78.5% separate house stock.
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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