Berala
Chinese ancestry is the single largest group in Berala (3,274 people), outnumbering English (718) by more than 4 to 1, and 62.3% of residents were born overseas, 41 points above the national average. Despite this high-migration profile, population growth is nearly flat at 0.11% per year because internal outflow (-266/year) almost perfectly offsets overseas arrivals (+264/year). The $1,140,000 median house price sits alongside a SEIFA IRSD decile of 1, creating one of Sydney's starkest contradictions between property values and socioeconomic disadvantage.
Population
8,757
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,552/wk
DAs (12 months)iDevelopment Applications lodged in the past year
51
Median House
$1.1M
2024-2025 (PSI derived)
At $1,140,000, Berala costs more than many Sydney suburbs despite its SEIFA IRSD decile of 1. Prices rose 5.0% from $1,100,000 in 2024 to $1,155,500 in 2025. The housing mix is varied: 61.1% detached, 25.5% apartments, and 12.1% semi-detached. Bedroom distribution spans from 4.6% studio/1-bed through 29.7% 2-bed to 29.4% 4+ bed, reflecting the dual house/apartment market. Mortgage stress at 29.8% is the highest in this dataset, driven by household income sitting at just the 50th percentile. Berala Public School (ICSEA 980, 656 students) scores below the national average.
For Buyers
At $1,140,000, Berala costs more than many Sydney suburbs despite its SEIFA IRSD decile of 1. Prices rose 5.0% from $1,100,000 in 2024 to $1,155,500 in 2025. The housing mix is varied: 61.1% detached, 25.5% apartments, and 12.1% semi-detached. Bedroom distribution spans from 4.6% studio/1-bed through 29.7% 2-bed to 29.4% 4+ bed, reflecting the dual house/apartment market. Mortgage stress at 29.8% is the highest in this dataset, driven by household income sitting at just the 50th percentile. Berala Public School (ICSEA 980, 656 students) scores below the national average.
For Investors
A 7.6% vacancy rate is elevated, and 41.6% of residents rent, creating a large tenant pool. Weekly rent of $380 against a $1,140,000 median gives a gross yield of just 1.7%, among the lowest possible. Population is essentially static (0.11% growth, 10 people/year), limiting demand pressure. However, 50 development applications in 12 months (including secondary dwellings and commercial change-of-use) signal active infill. Rent grew 26.7% over the decade, faster than price appreciation. The SEIFA IRSD decile of 1 flags tenant financial vulnerability.
Development Activity
Total DAs
262
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
-12.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berala iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Berala Public School
K-6 · 656 students
Demographics
Chinese ancestry (3,274) dominates, with Vietnamese (494) as the 5th largest group. Mandarin (878 speakers) and Cantonese (572) together make up the largest non-English language base, followed by Arabic (258) and Korean (135). At 62.3% born overseas (41 points above national), Berala is one of Sydney's most migrant-concentrated suburbs. University attainment at 42.2% is 12 points above the national average, a pattern where educational credentials from overseas do not translate into local income because household income sits at just the 50th percentile. Average household size of 3.0 exceeds the national 2.5.
Age Distribution
Bedrooms
Dwelling Structure
61.1%
Houses
12.1%
Townhouse
25.5%
Apartment
Tenure
Prices rose modestly from $1,100,000 to $1,155,500 (5.0% in one year). The tenure split shows 33.8% own outright, 24.6% have mortgages, and 41.6% rent. The low 24.6% mortgage rate, combined with 33.8% outright ownership, suggests long-term owners who bought decades ago at far lower prices. Detached houses (61.1%), apartments (25.5%), and semi-detached (12.1%) create a mixed-density streetscape. Mortgage-to-income at 29.8% is the highest in this dataset, and household income at just the 50th percentile means the price-to-income ratio is significantly stretched.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$380
HH Size
3.0
Personal Income / wk
$595
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.6%
Unoccupied
225
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.8%
Couples, no children
6,822
Total families
Economy & Employment
Healthcare (18.8%), professional/tech (10.6%), education (8.4%), retail (8.0%), and construction (7.1%) are the top 5 employers. Professionals (690) are the largest occupational group, but labourers (489) and machinery/drivers (327) are notably high, creating a bifurcated workforce. Unemployment at 11.1% is more than double the national average, and the participation rate of 39.5% is the second-lowest in this dataset, with 3,392 people not in the labour force. The SEIFA IRSD decile of 1 confirms significant disadvantage despite the suburb's $1M+ property values.
Unemployment
6.9%
Labour Force
4,626
Unemployed
321
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.4%
Part-time
25.5%
Participation
39.5%
Employed
2,596
Occupations
Top Industries
University
42.2%
Postgraduate
8.9%
Born Overseas
62.3%
Dwellings
2,732
Transport to Work
Berala Public School (ICSEA 980, 656 students) is the only local school, scoring 20 points below the national average of 1000. Public transport usage at 13.1% is the second-highest in this dataset, reflecting Berala station on the T3 Bankstown line. The SEIFA IRSAD decile of 3 and IRSD decile of 1 create a gap between relative advantage (moderate) and absolute disadvantage (severe). The 7.5% volunteering rate is below the national average. Walking/cycling at 3.8% is moderate. The 6.2% needing assistance rate is slightly above the national figure.
Drive
74.1%
Public Transport
13.1%
Walk / Cycle
3.8%
Work from Home
N/A
Population Forecast
+0.11%/yr
(+10 people/yr)
EstablishedPopulation has barely moved, growing from roughly 8,742 in 2023 to 8,895 in 2025, with the medium forecast projecting about 8,968 by 2031 (0.11% annually). The COVID dip saw population fall 5.0% to 8,650, and recovery to pre-COVID levels (9,110) remains incomplete at 2.5%. Internal outflow of -266/year is almost exactly cancelled by overseas arrivals of +264/year. Real income grew 23.8% over the decade, the strongest in this dataset, suggesting a gradual economic upgrading that has not yet shifted SEIFA rankings. Population grew only 2.2% over 10 years, well below the national average for Sydney suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+264
Net Internal / yr
-266
Gentrification Signal
Not gentrifying
Net internal outflow -266/yr, Strong overseas inflow +264/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berala compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berala a good suburb to live in?
Berala has strong public transport access via Berala station (13.1% commuter usage), and 42.2% university attainment exceeds the national average. However, the SEIFA IRSD decile of 1 indicates significant disadvantage, 11.1% unemployment is more than double the national rate, and the only local school scores below the ICSEA average.
What is the median house price in Berala?
The median is $1,140,000 (PSI derived for 2024-2025), up 5.0% from $1,100,000 in 2024 to $1,155,500 in 2025. Mortgage stress at 29.8% is the highest in this comparison set, because household income sits at just the 50th percentile nationally.
What schools are in Berala?
Berala Public School (Government primary, ICSEA 980, 656 students) is the only school within the suburb. It scores 20 points below the national ICSEA average of 1000. Families seeking secondary education or higher-performing primaries need to access neighbouring suburbs.
Is Berala safe?
No suburb-level crime data is available. The SEIFA IRSD decile of 1 (highest disadvantage nationally) and 11.1% unemployment rate are typically associated with elevated crime. However, the 81.2% residential stability rate and 58.4% home ownership (outright plus mortgage) provide some counterbalance.
Is Berala good for property investment?
The 1.7% gross yield ($380 rent vs $1,140,000 median) is among the lowest possible. Population growth is flat at 0.11% per year. However, 50 development applications in 12 months signal active infill, and rent grew 26.7% over the decade. The 7.6% vacancy rate and 41.6% renter share are mixed indicators.
How is Berala's population changing?
Population is essentially static, growing just 2.2% over 10 years. Internal outflow of -266/year nearly cancels overseas arrivals of +264/year. The COVID dip of 5.0% has only partially recovered. The 62.3% born overseas (41 points above the national average) continues to define the suburb's character.
What languages are spoken in Berala?
Mandarin (878 speakers) and Cantonese (572) dominate, reflecting Chinese ancestry as the largest group (3,274 people). Arabic (258), Korean (135), and Urdu (90) follow. With 62.3% born overseas, Berala is one of Sydney's most linguistically diverse suburbs.
What recent development is happening in Berala?
There were 50 development applications in 12 months, including secondary dwellings, dwelling alterations, and commercial change-of-use applications. The mix of residential infill and commercial conversion reflects the suburb's transition around Berala station.
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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