Bringelly
A $3,750,000 median house price combined with a population that tripled in a decade tells the core story of Bringelly. Sitting in the 66th income percentile nationally, residents here achieve that ultra-premium price point not through exceptionally high wages but through large landholdings: 69.1% of dwellings have 4 or more bedrooms and 99.3% are separate houses on 40 square kilometres of south-west Sydney fringe. SEIFA places the suburb in the top decile nationally on economic resources (IER decile 10) while the education index sits at decile 6, a gap that reflects established farming and trades wealth rather than knowledge-economy credentials. Population has grown 195.3% over 10 years, making it one of the fastest-expanding corridors in NSW.
Population
2,433
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,833/wk
DAs (12 months)iDevelopment Applications lodged in the past year
94
Median House
$3.3M
2024-2025 (PSI derived)
The median house price reached $3,750,000 in 2025, up 15.9% from $3,235,000 in 2024, outpacing most NSW metro suburbs over the same period. Stock is almost entirely detached houses at 99.3%, with 69.1% carrying 4 or more bedrooms, which limits entry-level options but means buyers get significant land and internal space. Monthly mortgage repayments average $2,167, producing a mortgage-to-income ratio of 27.3%, below the 30% stress threshold despite the high price point because the purchases tend to be made by established wealth rather than first-home buyers. Outright owners are 51.5% of households compared to 26.3% with a mortgage, indicating that most of the housing stock is held debt-free. The absence of apartments and the near-zero semi-detached share (0.7%) means there are no lower-cost entry products in the suburb itself.
For Buyers
The median house price reached $3,750,000 in 2025, up 15.9% from $3,235,000 in 2024, outpacing most NSW metro suburbs over the same period. Stock is almost entirely detached houses at 99.3%, with 69.1% carrying 4 or more bedrooms, which limits entry-level options but means buyers get significant land and internal space. Monthly mortgage repayments average $2,167, producing a mortgage-to-income ratio of 27.3%, below the 30% stress threshold despite the high price point because the purchases tend to be made by established wealth rather than first-home buyers. Outright owners are 51.5% of households compared to 26.3% with a mortgage, indicating that most of the housing stock is held debt-free. The absence of apartments and the near-zero semi-detached share (0.7%) means there are no lower-cost entry products in the suburb itself.
For Investors
Bringelly carries a 7.2% vacancy rate, above the level that typically signals balanced supply and demand, which puts downward pressure on achievable rents. Weekly rent sits at $500, and against a $3,750,000 median that implies a gross yield well below 1%, making rental yield essentially irrelevant to the investment thesis here. The case for holding rests on land banking and capital growth: prices rose 15.9% in one year and the suburb attracted 260 net internal migrants annually as families follow infrastructure development westward. Development activity reached 84 applications in 12 months, mostly residential dwellings, which signals active land use even if yield fundamentals are weak. Investors benchmarking against NSW state medians will note Bringelly already trades at a substantial premium, so the growth argument hinges on continued south-west Sydney corridor expansion rather than yield catch-up.
Development Activity
Total DAs
180
Last 12 Months
94
YoY ChangeiYear-over-year change in DA lodgements
+422.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bringelly iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bringelly Public School
K-6 · 114 students
Demographics
The median age of 42 sits 2.0 years above the national figure, leaning toward established families rather than young renters. Average household size is 3.2, which is 0.7 above the national average, consistent with the prevalence of large family homes where 4-plus bedroom dwellings make up 69.1% of stock. Overseas-born residents are 22.9% of the population, close to the national rate. Ancestry leans Anglo-Celtic with English (499) the largest group, followed by Italian (393) and Maltese (273), giving the suburb a distinctly Mediterranean-tinged European heritage that differs from many newer western Sydney growth corridors. University qualifications reach 17.8%, which is 12.3 percentage points below the national figure, reinforcing a profile built on trades, management and construction rather than professional or academic credentials. Christianity accounts for the majority (1,601 residents), with Islam the second religion (172).
Age Distribution
Bedrooms
Dwelling Structure
99.3%
Houses
N/A
Townhouse
0.7%
Apartment
Tenure
The housing profile is almost entirely detached houses at 99.3%, with apartments at a minimal 0.7% and semi-detached dwellings not recorded, making this one of the most detached-house-dominant suburbs in NSW compared to the broader Sydney average. Bedroom distribution skews large: 69.1% of dwellings have 4 or more bedrooms, 25.0% have 3 bedrooms and only 5.8% have 2 bedrooms or fewer. Tenure is dominated by outright ownership at 51.5%, with mortgage holders at 26.3% and renters at 22.3%. The mortgage-to-income ratio sits at 27.3%, below the 30% stress level, and the rent-to-income ratio matches at 27.3%. The $3,750,000 2025 price represents a 15.9% lift from $3,235,000 in 2024. With 84 development applications in the past 12 months, land use is actively evolving on the urban fringe.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$500
HH Size
3.2
Personal Income / wk
$686
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.2%
Unoccupied
53
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.8%
Couples, no children
2,032
Total families
Economy & Employment
Construction dominates local employment at 21.7% of workers (117 people), followed by Education at 12.8% (69) and Healthcare at 8.9% (48), with Manufacturing at 8.5% and Transport at 8.3% rounding out the top five. By occupation, Clerical and Admin workers lead (168), followed by Managers (158) and Machinery and Drivers (128), a mix that reflects the area's rural-fringe character where land management, logistics and hands-on trades remain significant. Unemployment is low at 3.0%, and 62.9% of employed residents work full-time. The SEIFA IER decile of 10 places the suburb at the top nationally for economic resources, driven by the large property holdings and low debt burden, even though the IEO decile of 6 signals that formal educational qualifications and white-collar occupations are around average. Real household income grew 29.7% over the decade in real terms.
Unemployment
1.7%
Labour Force
3,704
Unemployed
62
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.9%
Part-time
34.1%
Participation
40.6%
Employed
804
Occupations
Top Industries
University
17.8%
Postgraduate
3.4%
Born Overseas
22.9%
Dwellings
680
Transport to Work
Car dependence is high at 83.8% using private vehicles to get to work, compared to just 2.9% on public transport and 7.0% walking or cycling. This reflects the 40 square kilometre area and rural-fringe location where transit options are limited. No schools are recorded within the Bringelly boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical constraint for a suburb where 680 families have children. The IRSAD decile of 8 places residents in the top 20% nationally for relative advantage, and the IRSD decile of 9 similarly signals low disadvantage. Volunteering sits at 7.3% of residents, modestly below the national average. Only 6.0% of residents (132 people) need daily assistance, low relative to the 42-year median age. The suburb's large lot sizes, low density at 60.5 people per square kilometre and 87.0% resident stability rate point to a settled, owner-occupier community.
Drive
83.8%
Public Transport
2.9%
Walk / Cycle
7.0%
Work from Home
N/A
Population Forecast
+4.46%/yr
(+280 people/yr)
High GrowthPopulation has grown 195.3% over 10 years, one of the most dramatic trajectories of any NSW suburb, rising from 2,433 at census to an estimated 6,281 by 2025 based on ABS-derived forecasts. Annual growth runs at 4.46%, adding roughly 280 residents per year. Internal migration is the primary driver, with 260 net arrivals annually from other parts of Australia, while overseas migration contributes 43 per year. Medium forecasts project the population reaching 7,555 by 2031, continuing the growth trend as south-west Sydney infrastructure draws families outward. Rent has grown 51.4% over the period, well above wage growth. The gentrification stage is classified as new development rather than gentrification, which fits: this is greenfield and rural land transitioning to suburban residential use, not an inner-ring revival. The suburb has not had a COVID-related population dip, setting it apart from many urban markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+43
Net Internal / yr
+260
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bringelly compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bringelly a good suburb to live in?
Bringelly scores in the top 20% nationally on the IRSAD advantage index (decile 8) and ranks in decile 10 for economic resources, the top tier nationally. The suburb offers large 4-plus bedroom homes at 69.1% of stock across 40 square kilometres. Trade-offs include limited public transport at 2.9% usage and no schools recorded within the boundary.
What is the median house price in Bringelly?
The median house price is $3,750,000 as of 2025, up 15.9% from $3,235,000 in 2024. Monthly mortgage repayments average $2,167 and weekly rents sit at $500. The mortgage-to-income ratio is 27.3%, below the 30% stress benchmark despite the high price point.
What schools are in Bringelly?
No schools are recorded within the Bringelly boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population has a university qualification rate of 17.8%, which is 12.3 percentage points below the national figure, reflecting a trades and management-oriented workforce rather than an academic one.
Is Bringelly safe?
Specific crime statistics for Bringelly are not available in this dataset. As an indirect indicator, the suburb scores in the top 10% nationally on the IRSD index of relative disadvantage (decile 9) and 87.0% of residents stayed in the area over the past year, both consistent with a stable, low-disadvantage community.
Is Bringelly good for property investment?
Capital growth has been strong, with prices rising 15.9% in one year to $3,750,000. However, the 7.2% vacancy rate is elevated and the weekly rent of $500 implies a gross yield well below 1% against the median price. The investment case depends on land value appreciation from south-west Sydney infrastructure growth rather than rental income.
How is Bringelly's population changing?
Population grew 195.3% over 10 years, reaching an estimated 6,281 in 2025. Annual growth runs at 4.46%, adding about 280 residents per year, driven mainly by 260 net internal migrants annually. Medium forecasts project the population reaching 7,555 by 2031 as the south-west Sydney corridor continues expanding.
How much development is happening in Bringelly?
There were 84 development applications lodged in the past 12 months, including dwelling constructions and complying development certificates for new houses and swimming pools. This level of activity reflects the suburb's status as an active greenfield and rural-fringe residential growth area within the south-west Sydney corridor.
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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