Casula
Casula's strongest signal is scale without high-rise density: 16,584 residents live at 2,345 people per sq km, yet 71.2% of homes are separate houses and only 4.1% are apartments. The suburb is more family-weighted than the national pattern, with an average household size of 3.2, which is 0.7 above the national figure. Its population is also internationally connected, with 46.8% born overseas, 25.2 percentage points above national. Compared with nearby Liverpool, Casula feels more house-led and residential, while still carrying a younger profile, with a median age of 36, 4 years below national.
Population
16,584
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,730/wk
DAs (12 months)iDevelopment Applications lodged in the past year
84
Median House
$1.3M
12m to Jun 2026 (PSI)
Casula suits buyers seeking larger homes because 48.1% of dwellings have 4 or more bedrooms and another 38.7% have 3 bedrooms. The median house price is $1,016,500, while the latest price series moved from $957,500 in 2024 to $1,052,500 in 2025, a 9.9% rise. Mortgage repayments sit at $2,167 per month and mortgage-to-income is 28.9%, below the stress flag in the local measures. Compared with apartment-focused suburbs, the 71.2% separate-house share gives families more house stock, but the entry cost is clearly above many outer south-west alternatives.
For Buyers
Casula suits buyers seeking larger homes because 48.1% of dwellings have 4 or more bedrooms and another 38.7% have 3 bedrooms. The median house price is $1,016,500, while the latest price series moved from $957,500 in 2024 to $1,052,500 in 2025, a 9.9% rise. Mortgage repayments sit at $2,167 per month and mortgage-to-income is 28.9%, below the stress flag in the local measures. Compared with apartment-focused suburbs, the 71.2% separate-house share gives families more house stock, but the entry cost is clearly above many outer south-west alternatives.
For Investors
Casula has a meaningful rental pool, with 33.1% of homes renting compared with 39.3% under mortgage and 27.6% owned outright. Median rent is $450 per week, but the 5.3% vacancy rate is the caution point because it can reduce short-term pricing power. Development is active, with 77 applications over 12 months, so renewal and added supply are both part of the story. Demand is supported by overseas migration, averaging 188 net arrivals a year, although internal migration is lower at -207 a year, so investors should price vacancy risk carefully.
Development Activity
Total DAs
601
Last 12 Months
84
YoY ChangeiYear-over-year change in DA lodgements
-18.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Casula iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Casula Public School
K-6 · 660 students
Casula High School
7-12 · 1281 students
Demographics
Casula is younger, larger-household and more migrant-connected than the national benchmark. Median age is 36, which is 4 years below national, while university attainment is 35.3%, 5.2 percentage points above national. The overseas-born share is 46.8%, 25.2 percentage points above national, led by Arabic with 1,452 speakers and ancestry groups including English 1,920, Lebanese 1,387 and Indian 1,061. Household size averages 3.2, above national by 0.7, because family households remain a dominant part of local housing demand.
Age Distribution
Bedrooms
Dwelling Structure
71.2%
Houses
24.7%
Townhouse
4.1%
Apartment
Tenure
Casula's housing base is still family-sized and ground-oriented. Separate houses account for 71.2% of dwellings, much higher than apartments at 4.1%, while semi-detached homes make up 24.7%. Tenure is mixed, with 27.6% owned outright, 39.3% mortgaged and 33.1% rented, so neither owner-occupiers nor investors dominate completely. Prices rose from $957,500 in 2024 to a $1,052,500 peak in 2025, with peak-to-latest at 0.0% because the latest quarter is also the peak. Compared with more unit-heavy centres, scarcity of apartments keeps the market tied to family affordability.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $450.
$600
Bond data Mar 2026 · houses $700 · units $560
HH Size
3.2
Personal Income / wk
$645
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
278
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
14.8%
Couples, no children
14,371
Total families
Economy & Employment
Casula's workforce is service-led rather than CBD-office dominated. Healthcare is the largest industry at 19.3% and 792 workers, followed by education at 11.1%, retail at 8.2%, construction at 7.9% and manufacturing at 7.4%. Occupations show a broad middle-income base, with 1,325 professionals, 961 clerical and admin workers and 715 managers. SEIFA is mixed: education and occupation sit in decile 5, economic resources in decile 5, disadvantage in decile 2 and advantage-disadvantage in decile 4. That lower social ranking fits the 9.1% unemployment rate and 43.5% participation rate.
Unemployment
4.2%
Labour Force
8,923
Unemployed
376
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.0%
Part-time
25.9%
Participation
43.5%
Employed
5,173
Occupations
Top Industries
University
35.3%
Postgraduate
8.3%
Born Overseas
46.8%
Dwellings
4,969
Transport to Work
Casula's livability is car-based and school-centred. Car-driver commuting is very high at 87.3%, while public transport is 4.4% and walking or cycling is 1.7%, so daily convenience depends heavily on road access. The suburb has 2 schools, both government, with ICSEA scores ranging from 957 to 980. Casula Public School has ICSEA 980 and 660 enrolments, while Casula High School has ICSEA 957 and 1,281 enrolments. IRSAD sits in decile 4, below the state top tier, which points to practical family amenity rather than prestige positioning.
Drive
87.3%
Public Transport
4.4%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+0.9%/yr
(+154 people/yr)
EstablishedCasula is forecast to grow steadily rather than surge, with the trend running at 0.9% a year, or about 154 people annually. The medium path lifts population from 17,371 in 2026 to 18,140 in 2031. Migration explains the pattern: overseas migration is the primary driver at 188 net people a year, while internal migration is lower at -207 a year, showing locals are also moving out. The shift is an aging trajectory, with senior share up 3.4 and young share down 1.6. Gentrification is scored 4 and labelled Not gentrifying, below a rapid change profile.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+188
Net Internal / yr
-207
Gentrification Signal
Not gentrifying
Population +11% since 2011, Net internal outflow -207/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Casula compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Casula a good suburb to live in?
Casula can suit families wanting house space, with 71.2% separate houses and 48.1% of dwellings having 4 or more bedrooms. It is more car-reliant than many Sydney suburbs, with 87.3% of commuters driving, so location within the suburb matters.
What is the median house price in Casula?
The median house price in Casula is $1,016,500. The short price series shows growth from $957,500 in 2024 to $1,052,500 in 2025, a 9.9% increase, with the latest quarter matching the recorded peak.
What schools are in Casula?
Casula has 2 local schools. Casula Public School is a government primary with ICSEA 980 and 660 enrolments, while Casula High School is a government secondary with ICSEA 957 and 1,281 enrolments.
Is Casula safe?
Safety in Casula should be assessed street by street and by time of day. The suburb has 16,584 residents and a very high 87.3% car-driver commute share, so activity patterns can vary between residential pockets, roads and station areas.
Is Casula good for property investment?
Casula has investor appeal through a 33.1% renting share and $450 median weekly rent. The 5.3% vacancy rate is the key caution, while 77 development applications in 12 months point to active local change and possible added supply.
How is Casula's population changing?
Casula is growing at a forecast 0.9% a year, equal to about 154 people annually. The medium path reaches 18,140 residents by 2031, supported by 188 net overseas migrants a year despite -207 net internal migration.
What languages are spoken in Casula?
Casula has a strong multilingual profile, with 46.8% of residents born overseas. Arabic is the largest listed non-English language with 1,452 speakers, followed by Hindi 259, Greek 176, Macedonian 166 and Italian 154.
Is there much development in Casula?
Yes. Casula recorded 77 development applications over 12 months, including new dwelling houses and an indoor recreation facility. On a 7.07 sq km suburb footprint, that level of activity signals ongoing infill and renewal.
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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