Broadmeadow
At a median age of 34, Broadmeadow sits 6 years below the national figure, and the suburb's gentrification score of 57 (Active stage) helps explain why. Renting accounts for 45.3% of households, well above the national average, and university qualifications reach 37.8%, which is 7.7 percentage points above national. The small 2.07 km2 footprint holds 1,688 residents at a density of 815 people per km2. Household income lands in the 57th percentile nationally, modest but consistent with a suburb drawing younger professionals rather than established wealth.
Population
1,688
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,653/wk
DAs (12 months)iDevelopment Applications lodged in the past year
23
Median House
$799K
2024-2025 (PSI derived)
The median house price in Broadmeadow is $799,000, with prices rising from $780,000 in 2024 to $840,000 in 2025, a 7.7% one-year gain. Separate houses dominate at 66.8% of dwellings, a higher proportion than many comparable inner-ring suburbs, while semi-detached homes add 18.3% and apartments 13.6%. Three-bedroom homes make up 43.8% of stock and are the most common choice. Monthly mortgage repayments average $1,856, producing a mortgage-to-income ratio of 25.9%, which is below the 30% stress threshold, so purchase costs remain relatively manageable compared to many NSW coastal markets. Outright owners represent 25.5% of households, lower than suburbs with older ownership profiles.
For Buyers
The median house price in Broadmeadow is $799,000, with prices rising from $780,000 in 2024 to $840,000 in 2025, a 7.7% one-year gain. Separate houses dominate at 66.8% of dwellings, a higher proportion than many comparable inner-ring suburbs, while semi-detached homes add 18.3% and apartments 13.6%. Three-bedroom homes make up 43.8% of stock and are the most common choice. Monthly mortgage repayments average $1,856, producing a mortgage-to-income ratio of 25.9%, which is below the 30% stress threshold, so purchase costs remain relatively manageable compared to many NSW coastal markets. Outright owners represent 25.5% of households, lower than suburbs with older ownership profiles.
For Investors
A renter share of 45.3% is significantly above the NSW average, creating a large and consistent tenant pool. Weekly rent of $400 against a $799,000 median implies a gross yield near 2.6%, modest but above the inner-Sydney norm. The vacancy rate at 9.7% is elevated and warrants attention, pointing to some softness in absorption relative to supply. Overseas migration drives most growth, with a net inflow of 444 people a year compared to an internal net outflow of 353, a pattern that sustains rental demand from newly arrived residents. Twenty development applications were lodged in the past 12 months, including demolition, subdivision and commercial change-of-use activity, signalling ongoing incremental transition in the suburb.
Development Activity
Total DAs
182
Last 12 Months
23
YoY ChangeiYear-over-year change in DA lodgements
-8.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Broadmeadow iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Merewether High School
7-12 · 1080 students
Hunter School of Performing Arts
K-12 · 1094 students
Hamilton North Public School
K-6 · 123 students
Demographics
The median age of 34 sits 6 years below the national figure, reflecting the suburb's draw for working-age residents. University qualifications at 37.8% run 7.7 percentage points above national, and Professionals are the largest occupation group at 265 workers. Overseas-born residents make up 16.8%, which is 4.8 points below national, so the population leans Anglo-Celtic: English ancestry leads at 637 residents, followed by Irish at 243 and Scottish at 173. The average household size of 2.2 is 0.3 below national, consistent with the younger, smaller-household profile. Couples with children account for 425 families compared to 337 couples without children, indicating a meaningful family presence despite the high renter share.
Age Distribution
Bedrooms
Dwelling Structure
66.8%
Houses
18.3%
Townhouse
13.6%
Apartment
Tenure
Separate houses represent 66.8% of dwellings, giving Broadmeadow a more detached-house character than many comparably priced urban suburbs. The tenure split is 25.5% owned outright, 29.3% mortgaged and 45.3% renting, with renters forming the clear plurality. Three-bedroom homes are the modal size at 43.8%, followed by 2-bedroom at 31.7% and 4-plus at 15.6%. Prices moved from $780,000 in 2024 to $840,000 in 2025, a 7.7% rise over one year. Rent-to-income sits at 24.2% and mortgage-to-income at 25.9%, both below the 30% stress threshold, so neither owners nor renters face severe housing cost pressure relative to local incomes. The IRSAD decile of 6 places the suburb in above-average advantage nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,856
Rent / wk
$400
HH Size
2.2
Personal Income / wk
$886
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
75
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.8%
Couples, no children
1,093
Total families
Economy & Employment
Healthcare is the dominant employer at 22.3% of workers (143 people), consistent with proximity to the broader Hunter region health precinct. Education follows at 15.0% (96 workers) and Professional/Tech at 12.2% (78 workers), together making knowledge-sector employment the backbone of the local economy. Professionals (265) and Community/Personal service workers (128) lead the occupation list, with Managers (90) and Clerical/Admin (107) rounding out white-collar roles. The unemployment rate of 6.5% is above the national rate, while the full-time employment rate of 62.8% is reasonable. Real income grew 19.4% over the decade and the SEIFA IEO decile of 7 ranks the suburb above average nationally for education and occupation outcomes.
Unemployment
5.5%
Labour Force
7,837
Unemployed
431
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.8%
Part-time
30.7%
Participation
62.9%
Employed
850
Occupations
Top Industries
University
37.8%
Postgraduate
7.9%
Born Overseas
16.8%
Dwellings
698
Transport to Work
Car use is high at 82.8% of commuters, above the national average, though walking and cycling at 8.2% is a meaningful share for a suburb of this density. Public transport use at 3.0% is low, reflecting the suburban street layout rather than proximity to major rapid-transit corridors. The IRSAD decile of 6 places Broadmeadow above the national median for relative advantage and disadvantage combined. Rent-to-income at 24.2% and mortgage-to-income at 25.9% keep housing costs below stress thresholds. No schools are recorded within the suburb boundary, so families use institutions in neighbouring suburbs. Volunteering reaches 11.9% and 5.5% of residents (87 people) need daily assistance, consistent with the younger-than-average population profile.
Drive
82.8%
Public Transport
3.0%
Walk / Cycle
8.2%
Work from Home
N/A
Population Forecast
+0.96%/yr
(+144 people/yr)
EstablishedBroadmeadow's population grew 18.5% over the decade and the SA2 area reached 14,972 in 2025 after recovering fully from a 4.8% COVID dip. Annual growth runs at 0.96%, adding roughly 144 persons a year, and medium forecasts project the SA2 reaching 15,756 by 2031. The primary growth driver is overseas migration at plus 444 per year, offset by net internal outflow of 353. The gentrification score of 27 signals early signs, supported by population growth of 22% since 2011, strong overseas inflow and full COVID recovery. Rent climbed 37.9% over the period and working-age share rose 4.9 points, both markers of a suburb attracting economically active new residents rather than aging in place.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+444
Net Internal / yr
-353
Gentrification Signal
Early signs
Population +22% since 2011, Net internal outflow -353/yr, Strong overseas inflow +444/yr, COVID recovered (-5% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Broadmeadow compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Broadmeadow a good suburb to live in?
Broadmeadow scores decile 6 on IRSAD, placing it above the national median for relative advantage. Household income sits in the 57th percentile nationally and the mortgage-to-income ratio of 25.9% is below the 30% stress threshold. The main trade-offs are a 45.3% renter share and a 9.7% vacancy rate pointing to softer rental demand.
What is the median house price in Broadmeadow?
The median house price is $799,000, up 7.7% from $780,000 in 2024 to $840,000 in 2025. Weekly rent averages $400 and monthly mortgage repayments run about $1,856, giving a mortgage-to-income ratio of 25.9%, below the 30% stress threshold.
What schools are in Broadmeadow?
No schools are recorded inside the Broadmeadow suburb boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well educated, with 37.8% holding university qualifications, which is 7.7 percentage points above the national figure.
Is Broadmeadow safe?
Detailed crime statistics are not available for Broadmeadow in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSD index of relative disadvantage, which is above the national median, and only 5.5% of residents (87 people) need daily assistance, consistent with a reasonably low-disadvantage area.
Is Broadmeadow good for property investment?
A 45.3% renter share provides a deep tenant pool and rent rose 37.9% over the decade. Against a $799,000 median and $400 weekly rent, gross yield runs near 2.6%. The 9.7% vacancy rate is elevated, and net overseas migration of 444 a year is the primary demand driver, offsetting internal outflow of 353.
How is Broadmeadow's population changing?
The SA2 population grew 18.5% over 10 years and reached 14,972 in 2025, growing at 0.96% annually. Overseas migration adds a net 444 residents per year while internal migration removes 353. Medium forecasts project the area reaching 15,756 by 2031.
What industries employ people in Broadmeadow?
Healthcare employs the most residents at 22.3% (143 workers), followed by Education at 15.0% (96) and Professional/Tech at 12.2% (78). Construction accounts for 8.1% (52) and Public Administration 6.2% (40). The unemployment rate is 6.5% and the full-time employment rate is 62.8%.
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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