Cabramatta
With 69.6% of residents born overseas and Vietnamese and Chinese ancestry counts of 7,995 and 5,891, Cabramatta's centre of gravity is more migrant-led than the national average by 48.0 percentage points. The suburb pairs a 21,142 population with high density at 4,193.6 people per sq km, plus a $515,000 median house price that sits in an affordable band for Sydney. Compared with nearby Fairfield and Canley Vale, Cabramatta is especially defined by its station-side retail core, 49.5% renting share and low household income percentile of 23.7.
Population
21,142
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,184/wk
DAs (12 months)iDevelopment Applications lodged in the past year
126
Median House
$1.4M
12m to Jun 2026 (PSI)
Homebuyers are buying into a mixed stock profile rather than a detached-only market: 38.9% separate houses, 38.8% apartments and 22.1% semi-detached homes. The $515,000 median house price and $1,500 monthly mortgage sit alongside mortgage payments at 29.3% of household income, below common stress thresholds. Buyers needing space should note 42.6% of dwellings have 2 bedrooms, while only 19.1% have 4 or more, so family-sized stock is thinner than the unit and townhouse pool.
For Buyers
Homebuyers are buying into a mixed stock profile rather than a detached-only market: 38.9% separate houses, 38.8% apartments and 22.1% semi-detached homes. The $515,000 median house price and $1,500 monthly mortgage sit alongside mortgage payments at 29.3% of household income, below common stress thresholds. Buyers needing space should note 42.6% of dwellings have 2 bedrooms, while only 19.1% have 4 or more, so family-sized stock is thinner than the unit and townhouse pool.
For Investors
Investor appeal is mainly rental-market depth rather than rapid scarcity. Renters make up 49.5% of households, weekly rent is $330, and 114 development applications in 12 months point to active small-site and commercial change. The caution is vacancy at 8.5%, higher than a tight rental market, so tenant selection and presentation matter. Development activity and a station retail catchment support demand, but forecast internal migration at -290 people a year suggests some locals are priced or pulled elsewhere.
Development Activity
Total DAs
606
Last 12 Months
126
YoY ChangeiYear-over-year change in DA lodgements
-4.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cabramatta iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Sacred Heart Catholic Primary School Cabramatta
K-6 · 622 students
Harrington Street Public School
P-6 · 740 students
Lansvale East Public School
K-6 · 117 students
Cabramatta Public School
K-6 · 435 students
Cabramatta West Public School
K-6 · 477 students
Demographics
Cabramatta is one of Sydney's clearest migrant-majority communities: 69.6% born overseas, 48.0 percentage points above the national benchmark, with Vietnamese ancestry at 7,995 people and Chinese ancestry at 5,891. Median age is 40, exactly 0.0 years versus the national figure, while university attainment at 30.9% is 0.8 points higher. Buddhism accounts for 8,931 people and Christianity 4,913, explaining the local retail, food and service mix around daily needs.
Age Distribution
Bedrooms
Dwelling Structure
38.9%
Houses
22.1%
Townhouse
38.8%
Apartment
Tenure
Housing tenure is unusually rental-heavy for an established suburb, with 49.5% renting compared with 29.2% owned outright and 21.4% mortgaged. Prices rose from $490,000 in 2024 to $550,000 in 2025, a 12.2% earliest-to-latest gain, with the latest price matching the 2025 peak and 0.0% below peak. The structure mix is balanced rather than house-dominated: 38.9% separate houses, 38.8% apartments and 22.1% semi-detached homes, more compact than many outer south-west suburbs.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$1,500
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $330.
$578
Bond data Mar 2026 · houses $680 · units $435
HH Size
3.0
Personal Income / wk
$461
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.5%
Unoccupied
607
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.0%
Couples, no children
16,365
Total families
Economy & Employment
Cabramatta's job base leans practical and service-oriented: Healthcare is 17.9% of listed local industry jobs, followed by Retail at 9.7%, Manufacturing at 9.4%, Professional/Tech at 8.3% and Education at 7.0%. Labourers count 1,242 workers and Machinery/Drivers 1,099, higher than Professionals at 879, which helps explain the modest $1,184 weekly household income and 23.7 income percentile. SEIFA is low across all 4 measures: IEO decile 2, IER 1, IRSD 1 and IRSAD 1, with hardship outweighing education pockets.
Unemployment
5.7%
Labour Force
11,381
Unemployed
648
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.2%
Part-time
25.3%
Participation
32.9%
Employed
5,107
Occupations
Top Industries
University
30.9%
Postgraduate
5.0%
Born Overseas
69.6%
Dwellings
6,492
Transport to Work
Cabramatta's livability is built around convenience, schools and a busy station-area centre. There are 6 local schools with an ICSEA range from 934 to 1012; Sacred Heart Catholic Primary leads at 1012 and 622 enrolments, while Harrington Street Public reaches 1000 with 740 enrolments and Cabramatta High provides the main government secondary option with 1,624 enrolments. Public transport commuting is 8.6% compared with 75.6% driving, and 6.2% walk or cycle. IRSAD decile 1 signals lower advantage, so amenities matter because household budgets are tighter.
Drive
75.6%
Public Transport
8.6%
Walk / Cycle
6.2%
Work from Home
N/A
Population Forecast
+0.67%/yr
(+123 people/yr)
EstablishedGrowth looks steady but not explosive. The trend forecast is 0.67% a year, or 123 people annually, with the medium series moving from 18,827 in 2026 to 19,442 in 2031. Migration is the key split: overseas migration is the primary driver at +227 people a year, while internal migration averages -290, below zero. The gentrification score is 14 and stage is Not gentrifying, so change is more population replacement than premium repositioning. The shift profile also shows Declining young, with young share down 2.8 points and seniors up 1.2.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+227
Net Internal / yr
-290
Gentrification Signal
Not gentrifying
Population +12% since 2011, Net internal outflow -290/yr, Strong overseas inflow +227/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cabramatta compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cabramatta a good suburb to live in?
Cabramatta suits buyers and renters who value food, services, rail access and multicultural familiarity. It has 6 schools, 8.6% public transport commuting and a dense 4,193.6 people per sq km, but IRSAD decile 1 means incomes are lower than advantaged Sydney areas.
What is the median house price in Cabramatta?
The median house price is $515,000, with recent price history moving from $490,000 in 2024 to $550,000 in 2025. That 12.2% rise is strong, while the latest price is 0.0% below the recorded peak.
What schools are in Cabramatta?
Cabramatta has 6 local schools spanning Catholic and Government sectors. The top ICSEA results are Sacred Heart Catholic Primary at 1012 and Harrington Street Public at 1000, with Cabramatta High enrolling 1,624 students.
Is Cabramatta safe?
A current suburb-specific crime rate is not available, so safety should be checked against recent NSW crime maps and street-level inspections. For context, the suburb has 21,142 residents, 6 schools and a busy centre, which can vary by time of day.
Is Cabramatta good for property investment?
Cabramatta can suit income-focused investors because 49.5% of households rent and median weekly rent is $330. The watchpoint is an 8.5% vacancy rate, higher than a tight market, plus 114 recent development applications adding competition.
How is Cabramatta's population changing?
Population change is modest in the forecast series, rising from 18,827 in 2026 to 19,442 in 2031. Growth runs at 0.67% or 123 people a year, driven by +227 overseas migration against -290 internal migration.
What languages are spoken in Cabramatta?
Cabramatta is strongly multilingual, with 69.6% of residents born overseas. Listed language counts include Canton at 989, Khmer at 739 and Mandarin at 535, reflecting a community much more overseas-born than the national average.
Is there much development in Cabramatta?
Yes. There were 114 development applications in the last 12 months, including commercial, retail and secondary dwelling examples. That is high enough to matter for investors because new supply can affect rents and resale competition.
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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