Bonnyrigg
With 57.0% born overseas and Vietnamese ancestry (2,598) as the second-largest heritage group after an undifferentiated 'Other' category (3,258), Bonnyrigg is one of Sydney's most internationally diverse suburbs. Rents surged 75.4% over the decade, the highest rental growth in this batch, while the median house price jumped 23.1% in a single year from $875,000 to $1,077,500. This price acceleration is colliding with household incomes at just the 39.8th percentile nationally ($1,393/week), pushing the mortgage-to-income ratio to 32.3%, well above the stress threshold. The gentrification score of 53 (active) from the shift analysis confirms demographic transformation is in progress.
Population
9,785
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,393/wk
DAs (12 months)iDevelopment Applications lodged in the past year
88
Median House
$980K
2024-2025 (PSI derived)
The $980,000 median house price is challenging relative to local incomes, with monthly mortgage repayments of $1,950 producing a mortgage-to-income ratio of 32.3%, above the 30% stress line. Prices rose 23.1% from $875,000 in 2024 to $1,077,500 in 2025, an unusually sharp annual gain. Detached houses at 73.8% dominate, with three-bedroom homes (49.8%) the most common format. Semi-detached at 19.6% and apartments at 6.5% provide alternatives. Only 25.9% own outright, while 44.7% rent, the highest renter share in this batch of western Sydney suburbs. SEIFA IRSD decile 1 confirms significant disadvantage.
For Buyers
The $980,000 median house price is challenging relative to local incomes, with monthly mortgage repayments of $1,950 producing a mortgage-to-income ratio of 32.3%, above the 30% stress line. Prices rose 23.1% from $875,000 in 2024 to $1,077,500 in 2025, an unusually sharp annual gain. Detached houses at 73.8% dominate, with three-bedroom homes (49.8%) the most common format. Semi-detached at 19.6% and apartments at 6.5% provide alternatives. Only 25.9% own outright, while 44.7% rent, the highest renter share in this batch of western Sydney suburbs. SEIFA IRSD decile 1 confirms significant disadvantage.
For Investors
Renters at 44.7% provide a deep tenant pool, and median weekly rent of $374 against a $980,000 median produces a gross yield around 2.0%. The vacancy rate of 5.5% is moderate. 81 DAs in 12 months, including secondary dwellings and subdivisions, signal active densification. Overseas migration of 154/year drives demand, though internal outflow of 180/year indicates established residents are leaving. The 75.4% rental growth over the decade, combined with a population increase of 12.9%, suggests sustained long-term demand. Capital growth of 23.1% in the latest year is exceptional but may not be sustainable.
Development Activity
Total DAs
497
Last 12 Months
88
YoY ChangeiYear-over-year change in DA lodgements
+11.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bonnyrigg iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of Mt Carmel Catholic Primary School Mount Pritchard
K-6 · 819 students
Bonnyrigg High School
7-12 · 1642 students
Bonnyrigg Public School
P-6 · 238 students
Demographics
Vietnamese (2,598), Chinese (1,346), and English (668) are the leading ancestry groups, with Arabic (312), Khmer (271), Cantonese (135), Serbian (124), and Mandarin (77) as the top non-English languages. At 57.0% born overseas (35.4 points above national), Bonnyrigg is a genuine migrant-majority suburb. The median age of 37 sits 3 years below national, and the average household size of 3.2 is 0.7 above the national 2.5, reflecting multi-generational and larger family structures. Buddhism (2,760) has a strong presence alongside Christianity (4,020), and the participation rate of just 34.5% is among the lowest nationally, with 4,109 residents not in the labour force.
Age Distribution
Bedrooms
Dwelling Structure
73.8%
Houses
19.6%
Townhouse
6.5%
Apartment
Tenure
Renters dominate at 44.7%, with outright owners at 25.9% and mortgage holders at 29.4%. Detached houses at 73.8% lead, with semi-detached at 19.6% and apartments at 6.5%. Three-bedroom homes (49.8%) are the prevailing format, followed by four-plus (36.0%). The median rose sharply from $875,000 to $1,077,500 in the latest year, a 23.1% gain. The affordability trend is worsening: the ratio climbed from 60.8% in 2011 to 78.0% in 2021. Mortgage-to-income at 32.3% exceeds the stress benchmark, and rent-to-income at 26.8% approaches the stress line, meaning both tenures are under financial pressure.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$374
HH Size
3.2
Personal Income / wk
$486
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.5%
Unoccupied
167
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.3% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
14.4%
Couples, no children
8,428
Total families
Economy & Employment
Healthcare leads at 17.7% (284 workers), followed by Retail at 9.6% (154), Education at 8.8% (142), and Manufacturing at 8.5% (136). The occupation mix skews away from knowledge work: Machinery/Drivers (450) and Labourers (445) rank second and third behind Professionals (476), reflecting the suburb's blue-collar character. Unemployment at 9.8% is nearly double the national average, and the participation rate of 34.5% is one of the lowest in any Australian suburb. The SEIFA IEO decile 3 and IER decile 4 confirm below-average education, occupation, and economic resource levels. Need-for-assistance at 9.7% (891 people) is well above average.
Unemployment
5.6%
Labour Force
8,281
Unemployed
463
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.7%
Part-time
25.5%
Participation
34.5%
Employed
2,464
Occupations
Top Industries
University
28.6%
Postgraduate
4.3%
Born Overseas
57.0%
Dwellings
2,878
Transport to Work
Three schools serve the suburb: Our Lady of Mt Carmel Catholic Primary (ICSEA 1,053, 819 students), Bonnyrigg High School (Government Secondary, 962, 1,642 students), and Bonnyrigg Public School (Government Primary, 900, 238 students). The gap between the Catholic primary (above benchmark) and the government primary (100 points below) is striking. Car dependence at 88.7% is high, with public transport at 3.3%. The IRSAD decile 2 confirms significant socioeconomic disadvantage. Volunteering at 6.0% is among the lowest nationally, partly reflecting the low participation rate.
Drive
88.7%
Public Transport
3.3%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+0.46%/yr
(+79 people/yr)
EstablishedPopulation grows at 0.46% per year (79 persons), with the 2025 estimate at 17,332. Overseas migration of 154/year is the primary driver, while internal outflow of 180/year means established residents are net leaving. The 10-year change of 12.9% is above the national average. The aging trajectory is notable: senior share expanded 6.7 percentage points while the young share contracted 2.0 points. The shift analysis flags active gentrification (score 53), driven by the extreme rent growth (75.4%) and population influx, though the forecast model reads 0 (not gentrifying), suggesting the change is migration-driven rather than income-driven.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+154
Net Internal / yr
-180
Gentrification Signal
Not gentrifying
Net internal outflow -180/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bonnyrigg compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bonnyrigg a good suburb to live in?
Bonnyrigg is a multicultural suburb (57.0% born overseas) with affordable entry relative to Sydney, though the $980,000 median creates mortgage stress at 32.3% of income. IRSAD decile 2 indicates significant disadvantage, and unemployment at 9.8% is nearly double the national average. Buyers should weigh affordability against socioeconomic indicators.
What is the median house price in Bonnyrigg?
The median is $980,000 (PSI-derived), surging 23.1% from $875,000 in 2024 to $1,077,500 in 2025. Monthly mortgage repayments average $1,950, and median weekly rent is $374. The mortgage-to-income ratio of 32.3% exceeds the 30% stress threshold, reflecting household incomes at just the 39.8th percentile nationally.
What schools are in Bonnyrigg?
Three schools operate in Bonnyrigg: Our Lady of Mt Carmel Catholic Primary (ICSEA 1,053, 819 students) sits above the national benchmark. Bonnyrigg High School (Government Secondary, 962, 1,642 students) and Bonnyrigg Public School (Government Primary, 900, 238 students) fall below the 1,000 ICSEA line.
Is Bonnyrigg safe?
Crime-specific data is not available in the current dataset. The IRSD decile 1 indicates high relative disadvantage, and the 9.8% unemployment rate is well above the national average. The IRSAD decile 2 places Bonnyrigg near the bottom nationally for socioeconomic advantage, which typically correlates with higher property crime.
Is Bonnyrigg good for property investment?
The 44.7% renter share provides a deep tenant pool, but gross yield is only about 2.0% ($374/week on $980,000). Capital growth of 23.1% in the latest year was exceptional. 81 DAs in 12 months (including secondary dwellings and subdivisions) add supply. Overseas migration of 154/year sustains demand, but the worsening affordability trend (ratio 60.8% to 78.0% over the decade) may constrain future price growth.
How is Bonnyrigg's population changing?
Population grows at 0.46% per year (79 persons), reaching an estimated 17,332 in 2025. Overseas migration adds 154/year, but internal outflow of 180/year means established residents are leaving. The 10-year change of 12.9% is above the national average. The median age of 37 is 3 years below national, but the senior share grew by 6.7 percentage points.
What languages are spoken in Bonnyrigg?
Arabic (312 speakers), Khmer (271), Cantonese (135), Serbian (124), and Mandarin (77) lead non-English languages. With 57.0% born overseas (35.4 points above national), Bonnyrigg is a migrant-majority suburb. Vietnamese ancestry (2,598) and Buddhism (2,760 adherents) reflect the strong Southeast Asian community.
How much development is happening in Bonnyrigg?
81 development applications were lodged in the past 12 months, including secondary dwellings, subdivisions, and swimming pools. This high activity level reflects ongoing densification as the suburb transitions. The 12.9% population growth over the decade and 23.1% annual price surge are driving both new construction and lot subdivision.
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.
Explore Bonnyrigg on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map