Caringbah
Apartments shape Caringbah more than many buyers expect for the Sutherland Shire: 44.9% of dwellings are apartments, compared with 27.7% separate houses and 27.4% semi-detached homes. That gives it a denser, station-focused feel than beach-facing Cronulla or retail-centred Miranda. The suburb has 12,575 residents at 3,099.6 people per sq km, a median age of 37, and household income in the 70.5th percentile, so demand is supported by above-average earning power as well as access to schools and services.
Population
12,575
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,890/wk
DAs (12 months)iDevelopment Applications lodged in the past year
107
Median House
$1.1M
2024-2025 (PSI derived)
Homebuyers face a compact, higher-density market rather than a classic detached-house suburb. The house benchmark is $1,100,000, with the latest price series at $1,140,000 in 2025 after 7.8% growth from 2024. Apartments make up 44.9% of dwellings, while 40.2% of homes have 2 bedrooms and 32.6% have 3, suiting couples, downsizers and small families. The main affordability pressure is repayments: mortgages average $2,500 monthly and mortgage-to-income is 30.5%, higher than the 24.9% rent-to-income ratio.
For Buyers
Homebuyers face a compact, higher-density market rather than a classic detached-house suburb. The house benchmark is $1,100,000, with the latest price series at $1,140,000 in 2025 after 7.8% growth from 2024. Apartments make up 44.9% of dwellings, while 40.2% of homes have 2 bedrooms and 32.6% have 3, suiting couples, downsizers and small families. The main affordability pressure is repayments: mortgages average $2,500 monthly and mortgage-to-income is 30.5%, higher than the 24.9% rent-to-income ratio.
For Investors
Caringbah has a renter base large enough to matter, with 38.9% of households renting compared with 26.7% owned outright and 34.4% mortgaged. Median rent is $470 weekly, and rents have risen 30.6% across the recent shift period, helped by population growth and overseas migration. The caution is vacancy: 8.5% is a higher-vacancy setting, so pricing and presentation matter. Development is active too, with 102 applications in 12 months, which can add amenity but may also lift competing supply.
Development Activity
Total DAs
631
Last 12 Months
107
YoY ChangeiYear-over-year change in DA lodgements
+0.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Caringbah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Caringbah High School
7-12 · 908 students
Our Lady of Fatima Catholic Primary School
K-6 · 599 students
Caringbah Public School
K-6 · 394 students
Caringbah North Public School
K-6 · 538 students
Laguna Street Public School
K-6 · 440 students
Demographics
Caringbah skews slightly younger and more educated than the national profile. The median age is 37, which is 3.0 years below the national benchmark, and 34.7% of residents hold a university qualification, 4.6 percentage points above national. Overseas-born residents are 22.4%, only 0.8 points above national, so the suburb remains more Anglo-leaning than many Sydney middle-ring areas. English ancestry is the largest count at 4,621, while average household size is 2.3, 0.2 below national, matching the 44.9% apartment share.
Age Distribution
Bedrooms
Dwelling Structure
27.7%
Houses
27.4%
Townhouse
44.9%
Apartment
Tenure
Housing stock is split across density formats, with apartments at 44.9%, separate houses at 27.7% and semi-detached homes at 27.4%. That mix keeps entry options broader than a house-only suburb, but the median house price remains high at $1,100,000 and the latest series reached $1,140,000 in 2025. Prices are at their recorded peak, with 0.0% peak-to-latest decline and 7.8% growth from 2024. Tenure is relatively balanced: 26.7% own outright, 34.4% have a mortgage and 38.9% rent, compared with a mortgage-to-income load of 30.5%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,500
Rent / wk
$470
HH Size
2.3
Personal Income / wk
$1,032
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.5%
Unoccupied
490
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.5% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.9%
Couples, no children
9,605
Total families
Economy & Employment
Caringbah's economy is anchored by service and skilled work, with healthcare the largest industry at 15.3%, followed by construction at 13.1%, education at 10.9%, professional and tech at 9.3%, and public administration at 8.7%. Professionals number 1,548, ahead of managers at 1,020 and clerical or admin workers at 1,016. Unemployment is 4.4%, participation is 59.1%, and 67.2% of employed residents work full time. SEIFA is consistently above average: IEO decile 7, IER decile 6, IRSD decile 7 and IRSAD decile 8, reflecting strong advantage but only moderate economic resources.
Unemployment
4.0%
Labour Force
8,331
Unemployed
336
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.2%
Part-time
28.4%
Participation
59.1%
Employed
5,800
Occupations
Top Industries
University
34.7%
Postgraduate
7.9%
Born Overseas
22.4%
Dwellings
5,244
Transport to Work
Caringbah works best for households comfortable with car-based routines plus strong local schooling. Commuting is dominated by drivers at 82.6%, while 5.0% use public transport and 7.2% walk or cycle, so parking and road access matter more than in inner Sydney. School depth is a major advantage: 7 local schools span Government, Catholic and secondary options, with ICSEA scores from 1040 to 1172. Caringbah High School leads at 1172 with 908 students, followed by Our Lady of Fatima at 1110 and Caringbah Public at 1088. IRSAD decile 8 adds an above-average socioeconomic base.
Drive
82.6%
Public Transport
5.0%
Walk / Cycle
7.2%
Work from Home
N/A
Population Forecast
+1.3%/yr
(+182 people/yr)
EstablishedCaringbah's forecast is steady rather than speculative. The trend points to 1.3% annual growth, equal to about 182 extra residents a year, with the medium path rising to 14,940 people by 2031. Migration is the key driver: overseas migration averages 146 net residents annually, higher than the 21 net internal migration gain. Gentrification is still labelled Early signs, with a score of 22, so uplift is more about incremental renewal than a rapid suburb reset. The stable trajectory is supported by 17.3% population change over 10 years and 30.6% rent growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+146
Net Internal / yr
+21
Gentrification Signal
Early signs
Population +22% since 2011, Accelerating: 7% → 15%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Caringbah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Caringbah a good suburb to live in?
Yes, especially for buyers wanting Sutherland Shire access with more apartment choice than many nearby areas. Caringbah has 12,575 residents, 7 local schools, IRSAD decile 8 and a median age of 37, although 82.6% of commuters drive.
What is the median house price in Caringbah?
The median house price is $1,100,000, while the latest price series reached $1,140,000 in 2025. Prices rose 7.8% from 2024 and are sitting at their recorded peak, with 0.0% decline from peak to latest.
What schools are in Caringbah?
Caringbah has 7 schools, including Caringbah High School, Our Lady of Fatima Catholic Primary, Caringbah Public, Caringbah North Public, Laguna Street Public, De La Salle Catholic College and Endeavour Sports High School.
Is Caringbah safe?
Caringbah's safety should be checked with current NSW crime maps and street inspections, as no suburb-level per 1,000 crime rate is available. Local context includes 7 schools, 12,575 residents and an IRSAD advantage ranking in decile 8.
Is Caringbah good for property investment?
Caringbah has investment appeal through its 38.9% renter share, $470 median weekly rent and 30.6% recent rent growth. The main risk is the 8.5% vacancy rate, so investors need to compare stock quality, pricing and lease-up times carefully.
How is Caringbah's population changing?
Caringbah is forecast to grow at 1.3% a year, or about 182 people annually. The medium projection reaches 14,940 residents by 2031, with overseas migration the main driver at 146 net residents a year compared with 21 internal.
Is there much development in Caringbah?
Yes. There were 102 development applications in the past 12 months, including activity such as dwelling alterations, a child care proposal and a vehicle repair station. That level of activity is above a quiet-renewal setting and can reshape local supply.
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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