Bungarribee
With 57.1% of residents born overseas, 35.5 percentage points above the national figure, and household income in the 96.9th percentile nationally, Bungarribee sits at an unusual intersection: a high-earning, strongly migrant-majority community packed into just 2.46 square kilometres. The median age of 33 is 7 years below the national average, and 81.8% of dwellings have 4 or more bedrooms, signalling large family households with an average size of 3.9 persons compared to the national 2.5. University qualifications reach 61.0% among residents, which is 30.9 percentage points above the national level. This is a suburb defined by high-income professional families, predominantly of South Asian ancestry, in a new-build, detached-house setting.
Population
3,177
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$2,928/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Median House
$1.3M
2024-2025 (PSI derived)
The median house price stands at $1,325,000 based on 2024-2025 data, with prices easing slightly from $1,334,015 in 2024 to $1,320,000 in 2025, a change of -1.1%. At 73.7% of dwellings carrying a mortgage, this is firmly a mortgage-belt suburb, and monthly repayments average $2,600. The mortgage-to-income ratio of 20.5% remains below the 30% stress threshold, so even at $1.3 million the high household incomes in the 96.9th percentile nationally keep repayments manageable. The stock is almost entirely detached houses at 99%, with 81.8% having 4 or more bedrooms, so buyers seeking smaller or denser properties will find limited options. Only 9.4% of homes are owned outright, which is low compared to more established suburbs.
For Buyers
The median house price stands at $1,325,000 based on 2024-2025 data, with prices easing slightly from $1,334,015 in 2024 to $1,320,000 in 2025, a change of -1.1%. At 73.7% of dwellings carrying a mortgage, this is firmly a mortgage-belt suburb, and monthly repayments average $2,600. The mortgage-to-income ratio of 20.5% remains below the 30% stress threshold, so even at $1.3 million the high household incomes in the 96.9th percentile nationally keep repayments manageable. The stock is almost entirely detached houses at 99%, with 81.8% having 4 or more bedrooms, so buyers seeking smaller or denser properties will find limited options. Only 9.4% of homes are owned outright, which is low compared to more established suburbs.
For Investors
The rental market in Bungarribee is thin, with only 17.0% of dwellings rented compared to higher renter shares found in denser Sydney suburbs. Weekly rent averages $453, and the vacancy rate sits at 1.1%, indicating tight supply for tenants. Against the $1,325,000 median, that rent implies a gross yield near 1.8%, low but consistent with the capital-growth expectations of a high-income owner-occupier suburb. Development activity in the past 12 months recorded just 6 applications, mostly alterations and pool installations on existing homes, so new supply is limited. The 88.8% resident stability rate and average household size of 3.9 suggest low tenant turnover in the small rental pool. Investment returns here depend on capital appreciation rather than yield.
Development Activity
Total DAs
22
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 33 sits 7 years below the national average, reflecting a young professional and family-formation cohort. Overseas-born residents at 57.1% run 35.5 percentage points above the national level, the highest identity signal for this suburb. The top ancestries are Other (1,187), Indian (990), Filipino (362) and English (250), with Gujarati the leading non-English language at 228 speakers, followed by Hindi (134) and Punjabi (97), indicating a heavily South Asian-origin community. Religion reflects this: Hinduism (1,094 residents) approaches Christianity (1,163) in size. Average household size of 3.9 persons is 1.4 above the national figure, with 64.7% of families being couples with children, consistent with a young, family-centred population. University qualifications at 61.0% are 30.9 points above the national figure.
Age Distribution
Bedrooms
Dwelling Structure
99.0%
Houses
1.0%
Townhouse
N/A
Apartment
Tenure
Almost every dwelling in Bungarribee is a separate house at 99%, with 81.8% containing 4 or more bedrooms. This bedroom profile is one of the most family-oriented in Western Sydney. The tenure split leans heavily toward mortgaged ownership at 73.7%, with outright owners at only 9.4% and renters at 17.0%. Prices moved from $1,334,015 in 2024 to $1,320,000 in 2025, a -1.1% shift that places current values modestly below the recent peak. The mortgage-to-income ratio of 20.5% and rent-to-income of 15.5% both sit below stress thresholds, despite a median house price above $1.3 million, because household incomes sit in the 96.9th percentile nationally. The vacancy rate of 1.1% reflects genuine demand with little slack in supply.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$453
HH Size
3.9
Personal Income / wk
$1,077
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
1.1%
Unoccupied
9
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
7.6%
Couples, no children
3,030
Total families
Economy & Employment
Healthcare dominates local industry at 21.6% of the workforce (258 workers), well above the national sector share, followed by Finance at 9.0% (108), Public Administration at 8.6% (103), Retail at 8.1% (97) and Professional/Tech at 8.0% (95). By occupation, Professionals account for 476 workers, the largest group, with Clerical/Admin at 267 and Managers at 209. The full-time employment rate is 73.4%, and the unemployment rate of 5.4% is modestly above the national average. Personal weekly income averages $1,077 and household weekly income averages $2,928, placing households in the 96.9th percentile nationally. The labour force participation rate of 66.7% is somewhat constrained by 545 residents not in the labour force, consistent with a proportion of stay-at-home parents in a family-heavy demographic.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
73.4%
Part-time
21.2%
Participation
66.7%
Employed
1,408
Occupations
Top Industries
University
61.0%
Postgraduate
20.0%
Born Overseas
57.1%
Dwellings
795
Transport to Work
Car dependency is high at 89.4% of commuters driving, compared to metropolitan Sydney averages closer to 70%, with only 6.1% using public transport. This reflects the suburb's outer-western location and the practical transport choices of a young working family population. No schools are recorded within the Bungarribee boundary in this dataset, so families rely on facilities in surrounding Blacktown and Doonside. The need-assistance rate of 4.1% (125 residents) is low, consistent with the young median age of 33. Housing stress indicators are below standard thresholds: mortgage-to-income at 20.5% and rent-to-income at 15.5% both sit comfortably under 30%. Household incomes in the 96.9th percentile nationally and a volunteering rate of 11.5% round out a picture of a financially stable, working-age community.
Drive
89.4%
Public Transport
6.1%
Walk / Cycle
N/A
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bungarribee compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bungarribee a good suburb to live in?
Bungarribee suits high-income families seeking large detached homes. Household incomes sit in the 96.9th percentile nationally, housing stress ratios are below 25%, and the young median age of 33 reflects a family-formation community. The main trade-off is high car dependency at 89.4% and no schools recorded within the suburb boundary.
What is the median house price in Bungarribee?
The median house price is $1,325,000, easing from $1,334,015 in 2024 to $1,320,000 in 2025, a -1.1% shift. Monthly mortgage repayments average $2,600. Weekly rent averages $453. Despite the high price, the mortgage-to-income ratio sits at 20.5% because household incomes are in the 96.9th percentile nationally.
What schools are in Bungarribee?
No schools are recorded inside the Bungarribee boundary in this dataset. Families rely on schools in surrounding suburbs such as Blacktown and Doonside. The local population is highly educated, with 61.0% of residents holding university qualifications, which is 30.9 percentage points above the national figure.
Is Bungarribee safe?
Detailed crime statistics are not available for Bungarribee in this dataset. As an indirect indicator, housing stress rates are low (mortgage-to-income 20.5%, rent-to-income 15.5%), and only 4.1% of residents (125 people) need daily assistance. Household incomes in the 96.9th percentile nationally are associated with lower socioeconomic disadvantage.
Is Bungarribee good for property investment?
The investment case centres on capital growth rather than yield. Weekly rent of $453 against a $1,325,000 median implies a gross yield near 1.8%, which is low. However, the 1.1% vacancy rate shows tight rental demand, and the suburb's high-income owner-occupier profile (73.7% mortgaged) has supported prices above $1.3 million. Development activity is minimal at 6 applications in 12 months.
How is Bungarribee's population changing?
Bungarribee's 3,177 residents are concentrated in a 2.46 square kilometre footprint at a density of 1,292.7 per square kilometre. The suburb shows high residential stability, with 88.8% of residents remaining in place, and a turnover rate of just 11.2%. The young median age of 33, which is 7 years below the national average, suggests ongoing family-formation demand.
What languages are spoken in Bungarribee?
With 57.1% of residents born overseas, 35.5 percentage points above the national figure, Bungarribee is one of Western Sydney's most internationally diverse suburbs. Gujarati is spoken by 228 residents, followed by Hindi (134), Punjabi (97), Arabic (48) and Malayalam (41), reflecting the suburb's predominantly South Asian-origin population.
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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