Berala
At 8,757 residents across 2.13 square kilometres, Berala is a dense, migrant-majority suburb with 4,115.5 people per square kilometre. Its overseas-born share is 62.3%, or 40.7 percentage points above the national rate, while the median age of 37 is 3 years below national. The high density reflects a compact footprint and substantial apartment and semi-detached housing, while 40.9% of residents rent and 33.6% work from home. Compared with apartment-oriented options in nearby Lidcombe or Auburn, Berala's 61.1% separate-house share gives buyers a more suburban format, although annual growth of 0.11% suggests demand is steady rather than rapid. Chinese ancestry is reported by 3,274 people, reinforcing the suburb's strong international orientation.
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
45
Homebuyers get a relatively broad tenure and dwelling mix rather than a single housing format. Separate houses account for 61.1%, higher than apartments at 25.5%, while semi-detached homes add 12.1%. Three-bedroom properties lead at 36.2%, followed by four-plus bedrooms at 29.4%, so the suburb can suit both family buyers and purchasers seeking a smaller footprint. A $2,000 monthly mortgage equals 29.8% of household income, and mortgage stress is not flagged, while weekly rent is $380. Compared with an apartment-focused search in nearby Lidcombe, Berala's house share may appeal to buyers wanting a more conventional suburban setting. Check the exact property condition, parking and strata costs because dwelling type can change the ownership budget.
For Buyers
Homebuyers get a relatively broad tenure and dwelling mix rather than a single housing format. Separate houses account for 61.1%, higher than apartments at 25.5%, while semi-detached homes add 12.1%. Three-bedroom properties lead at 36.2%, followed by four-plus bedrooms at 29.4%, so the suburb can suit both family buyers and purchasers seeking a smaller footprint. A $2,000 monthly mortgage equals 29.8% of household income, and mortgage stress is not flagged, while weekly rent is $380. Compared with an apartment-focused search in nearby Lidcombe, Berala's house share may appeal to buyers wanting a more conventional suburban setting. Check the exact property condition, parking and strata costs because dwelling type can change the ownership budget.
For Investors
Investor interest is supported by a sizeable tenant base: 40.9% of households rent, with weekly rent at $380. Vacancy is 7.6%, so leasing conditions should be tested carefully rather than assumed tight. Development activity is also material, with 49 applications in the latest 12-month count, including secondary dwellings and new homes; that pipeline may add rental choice and competing supply. Overseas migration is the primary growth driver, which can support demand for accessible rental stock, while the annual trend is only 0.11%, keeping the growth case measured. The renting share is higher than the 33.2% owned-outright share, but the 24.3% mortgage share indicates a meaningful owner-occupier base. Berala suits investors prioritising tenant depth and established demand, provided purchase price, insurance and property-level costs produce an acceptable yield.
Development Activity
Total DAs
269
Last 12 Months
45
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berala
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Berala's demographic signature is shaped by overseas migration and a substantial Chinese-Australian presence. Overseas-born residents make up 62.3%, 40.7 percentage points above the national rate; Chinese ancestry is recorded for 3,274 people, with Mandarin spoken by 878 and Cantonese by 572. The median age is 37, 3 years below national, but the trajectory is aging: the young share has fallen 4.8 percentage points and the senior share has risen 3.7 points. Average household size is 3.0, 0.5 above national, consistent with 48.9% of couples having children and 18.2% of families being one-parent households. University attainment is 42.2%, 12.1 points above national, so Berala combines higher education levels with a strongly migrant-oriented social profile.
Age Distribution
Bedrooms
Dwelling Structure
61.1%
Houses
12.1%
Townhouse
25.5%
Apartment
Tenure
Berala's housing mix is anchored by 61.1% separate houses, with 25.5% apartments and 12.1% semi-detached dwellings. The bedroom profile is spread across two-bedroom homes at 29.7%, three-bedroom homes at 36.2% and four-plus homes at 29.4%, which helps explain why the suburb accommodates both smaller households and families. Tenure is more rental-heavy than outright ownership: 40.9% rent, compared with 33.2% owned outright and 24.3% mortgaged. Weekly rent is $380 and the mortgage-to-income ratio is 29.8%, while rent-to-income is 24.5%, so housing costs appear more manageable than in a severe-stress setting. Compared with an apartment-led search in nearby Lidcombe, Berala provides a stronger separate-house base, though 7.6% vacancy and 49 development applications could influence future choice.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $380.
$780
Bond data Jun 2026 · houses $800 · units $795
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
48.9%
Couples with children
29.8%
Couples, no children
18.2%
Single parent
2,170
Total families
Economy & Employment
Berala's employment base is led by healthcare at 18.8% of workers, followed by professional and technical services at 10.6%, education at 8.4%, retail at 8.0% and construction at 7.1%. That spread gives the local economy several service and trade pathways. Participation is 47.8% and unemployment is 9.2%, creating a weaker labour-market picture than the professional occupation share alone would suggest. The largest occupation groups are professionals at 690 people, labourers at 489, clerical and administrative workers at 410, trades at 357 and machinery or drivers at 327. Household income sits near the national midpoint at the 49.5th percentile. Socioeconomic scores are uneven: IEO is decile 4, IER decile 2, IRSAD decile 3 and IRSD decile 1. The gap between 42.2% university attainment and low disadvantage rankings suggests education is not translating evenly into local income because occupational mix and labour-force participation remain mixed.
Unemployment
9.2%
Labour Force
3,532
Unemployed
325
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.3%
Part-time
29.6%
Participation
47.8%
Employed
3,207
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
42.2%
Postgraduate
8.9%
Born Overseas
62.3%
Dwellings
2,732
Transport to Work
Berala's compact 2.13 square kilometre footprint and 4,115.5 people per square kilometre create a compact urban setting, but daily travel is still car-oriented: 49.2% drive, compared with 8.7% using public transport and 2.5% walking or cycling. A further 33.6% work from home, which may reduce peak commuting for some households. Berala Public School provides a local government primary option; families should check enrolment zones against the exact address and consider nearby schools across suburb boundaries. The IRSAD decile is 3, while 6.2% of residents need assistance, so access to services, affordability and support networks matter to livability. The 40.9% rental share can widen choice for newcomers because overseas-born residents account for 62.3%, but renters should assess parking, noise and local services at street level.
Drive
49.2%
Public Transport
8.7%
Walk / Cycle
2.5%
Work from Home
33.6%
Population Forecast
+0.11%/yr
(+10 people/yr)
EstablishedBerala is a slow-growth, established suburb: the annual trend is 0.11%, well below the 26.7% rent growth recorded across the shift indicators. Overseas migration is the primary growth driver, while population change across the wider area is 2.2% over 10 years. The trajectory is Aging, with the young share down 4.8 percentage points and the senior share up 3.7 points, so future demand may favour adaptable homes and services for older households as well as new migrant arrivals. Gentrification is not a clear-cut story: a score of 10 is labelled Not gentrifying, while the shift score is 29 and labelled Early signs. This points to gradual change rather than rapid repositioning, because population growth is modest even as rents and household composition move.
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 can suit households seeking a dense, culturally connected suburb with a substantial house component. It has 8,757 residents, 61.1% separate houses and 62.3% overseas-born residents. The trade-offs are 9.2% unemployment, 7.6% vacancy and a car-oriented travel pattern, so inspect the exact street, dwelling and commute before deciding.
What is the median house price in Berala?
A median house price is not stated for Berala, so a current sales source should be checked before budgeting. Useful context is that 61.1% of dwellings are separate houses, weekly rent is $380 and the mortgage-to-income ratio is 29.8%. Those figures help frame housing type and holding costs, but they do not replace a current sale-price check.
What schools are in Berala?
Berala Public School is the local government primary school identified for the suburb. Families should check the enrolment zone for the exact address because boundaries can affect eligibility, and compare nearby options in surrounding suburbs. Berala has 8,757 residents and an average household size of 3.0, so demand may vary by street and dwelling type.
Is Berala safe?
A definitive safety judgement should rely on current NSW Police or council information for the exact street, because conditions can vary by location and time. Berala has 8,757 residents across 2.13 square kilometres, giving a density of 4,115.5 people per square kilometre. Check lighting, parking activity and the immediate routes to nearby services during both day and night.
Is Berala good for property investment?
Berala may suit investors seeking an established tenant base rather than a rapid-growth story. Renting accounts for 40.9%, weekly rent is $380 and vacancy is 7.6%, while 49 development applications could add competing stock. Overseas migration is the primary growth driver, but annual growth is only 0.11%. Test the purchase price, expenses and likely rent carefully, because tenant demand does not guarantee an acceptable yield.
How is Berala's population changing?
Berala has 8,757 residents today and is changing slowly: the annual trend is 0.11%, while population change across the wider area is 2.2% over 10 years. Overseas migration is the primary driver. The trajectory is Aging, with the young share down 4.8 percentage points and the senior share up 3.7 points, so future demand may shift toward accessible housing and services as well as newcomer needs.
What development is occurring in Berala?
Development activity is meaningful, with 49 applications recorded over 12 months. Examples include a secondary dwelling and a new one-dwelling house, so additions may gradually increase rental and family-housing choice. Buyers should check approvals, construction timing, parking and neighbouring sites because 61.1% of homes are separate houses and 25.5% are apartments.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Berala on the Map
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