Cobbitty
A 195% population jump over the past decade makes Cobbitty one of the fastest-growing suburbs in the Camden corridor, rising from a small rural settlement to a community of over 6,000 residents by 2025. Household income sits in the 88.4th percentile nationally, yet the suburb remains more affordable than its income rank suggests, with mortgage costs at 27% of household income. The housing stock is almost entirely detached houses at 96.3%, and four-plus bedroom homes account for 71.7% of dwellings, well above state and national averages, reflecting the family-formation cohort driving the growth. Median age is 35, five years below the national figure.
Population
4,206
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,313/wk
DAs (12 months)iDevelopment Applications lodged in the past year
195
Median House
$900K
2024-2025 (PSI derived)
The median house price reached $899,900 in the 2024-2025 period, up 64.1% from $670,450 in 2024, though this one-year CAGR reflects a thin sales sample rather than a straight market rally. Monthly mortgage repayments average $2,700, giving a mortgage-to-income ratio of 27%, below the 30% stress threshold for a household at the 88.4th percentile of incomes. Separate houses account for 96.3% of all dwellings, and 71.7% have four or more bedrooms, making Cobbitty a genuinely large-lot family suburb rather than an infill market. Only 21.7% of residents rent, compared with the national average above 30%, indicating strong owner-occupier demand. With 185 development applications in the past 12 months, new supply continues to enter the market, which moderates price pressure.
For Buyers
The median house price reached $899,900 in the 2024-2025 period, up 64.1% from $670,450 in 2024, though this one-year CAGR reflects a thin sales sample rather than a straight market rally. Monthly mortgage repayments average $2,700, giving a mortgage-to-income ratio of 27%, below the 30% stress threshold for a household at the 88.4th percentile of incomes. Separate houses account for 96.3% of all dwellings, and 71.7% have four or more bedrooms, making Cobbitty a genuinely large-lot family suburb rather than an infill market. Only 21.7% of residents rent, compared with the national average above 30%, indicating strong owner-occupier demand. With 185 development applications in the past 12 months, new supply continues to enter the market, which moderates price pressure.
For Investors
Rental conditions are moderate rather than strong. Weekly rent of $530 against a $899,900 median produces a gross yield around 3.1%, below the national rental yield average for houses. The vacancy rate of 3.5% sits at the equilibrium boundary, suggesting supply and demand are roughly balanced. The investment case is longer-term: net internal migration adds 260 residents a year and population is forecast to reach 7,555 by 2031, up from 6,281 in 2025. That growth trajectory, combined with rent growth of 51.4% over the measured period, signals continued rental demand. Only 21.7% of households rent currently, so the pool of prospective tenants is smaller than in higher-density suburbs. Demand is predominantly family-oriented, favouring four-bedroom houses over units.
Development Activity
Total DAs
1,241
Last 12 Months
195
YoY ChangeiYear-over-year change in DA lodgements
-19.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cobbitty iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Macarthur Anglican School
K-12 · 1177 students
Cobbitty Public School
K-6 · 360 students
Demographics
The median age of 35 is five years below the national figure, placing Cobbitty firmly in the young-family cohort. Overseas-born residents account for 17.7%, which is 3.9 percentage points below the national average, and the ancestry profile leans Anglo-Celtic: English (1,426), Irish (395), Italian (357) and Scottish (314). Average household size is 2.9, compared with the national average of 2.5, consistent with the dominance of couples-with-children households. Couples with children total 1,793 families, while couples without children number 923. The university qualification rate of 29% sits 1.1 percentage points below the national figure, suggesting a skilled-trades and professional workforce rather than a graduate-dominated one. Resident turnover is low, with 75.8% having stayed in the same address, indicating stability and owner-occupier commitment.
Age Distribution
Bedrooms
Dwelling Structure
96.3%
Houses
3.5%
Townhouse
0.2%
Apartment
Tenure
Tenure is dominated by mortgage holders at 51.6%, while outright owners account for 26.7% and renters 21.7%. This pattern, where mortgage holders outnumber outright owners by almost two to one, is typical of new-growth suburbs attracting first and second home buyers rather than long-held estate areas. The stock is almost exclusively separate houses at 96.3%, with only 0.2% apartments and 3.5% semi-detached. Four-plus bedroom homes make up 71.7% of all dwellings, compared with roughly 31% nationally. Price history shows the median moved from $670,450 in 2024 to $1,099,900 in 2025 in available data, though the 2024-2025 PSI-derived figure of $899,900 represents a smoothed benchmark. Mortgage-to-income at 27% and rent-to-income at 22.9% both fall comfortably below stress thresholds.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,700
Rent / wk
$530
HH Size
2.9
Personal Income / wk
$992
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.5%
Unoccupied
51
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.8%
Couples, no children
3,728
Total families
Economy & Employment
Education (14.5%, 203 workers) and Healthcare (14.3%, 200) are the top two industries, followed by Construction at 13.6% (190 workers). Construction's prominence reflects the active development phase of the suburb. Public Administration accounts for 9.2% and Professional/Technical services 7.7%. By occupation, Professionals (429) and Managers (336) lead, with Clerical/Admin (303) third. The unemployment rate of 2.8% is low, and the full-time employment rate of 67.2% is solid. Cobbitty scores IRSD decile 9 and IRSAD decile 8, placing it in the upper band of advantage nationally. The IER decile of 10 is notably higher than the IEO decile of 6, a split that reflects high physical and economic resources (larger homes, higher household assets) relative to education and occupation rankings, typical of a new-growth mortgage-belt suburb.
Unemployment
1.7%
Labour Force
3,704
Unemployed
62
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
30.0%
Participation
57.6%
Employed
1,833
Occupations
Top Industries
University
29.0%
Postgraduate
7.1%
Born Overseas
17.7%
Dwellings
1,399
Transport to Work
Car dependence is very high: 92.8% of residents drive to work, and only 0.9% use public transport, lower than the NSW state average. This reflects the suburb's location in the outer Camden corridor, where bus and train access is limited. The IRSAD decile 8 rank places Cobbitty in the upper advantage tier nationally. Only 4.6% of residents need daily assistance (186 people), consistent with the young median age of 35. Volunteering reaches 10.7%. No schools are recorded inside the suburb boundary in this dataset, so families rely on facilities in neighbouring Camden and Narellan suburbs. Rent-to-income at 22.9% and mortgage-to-income at 27% both indicate low housing stress relative to incomes, supporting quality of life for both renters and buyers.
Drive
92.8%
Public Transport
0.9%
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+4.46%/yr
(+280 people/yr)
High GrowthCobbitty's 10-year population growth of 195.3% is exceptional, driven almost entirely by internal migration of 260 net residents per year. Overseas migration contributes a modest 43 annually. Population reached 6,281 in 2025 and is forecast under the medium scenario to climb to 7,555 by 2031, an increase of 20% over six years at 4.46% annually. The gentrification stage reads new development rather than organic gentrification, meaning the suburb is still in active build-out phase. Affordability has improved from 58.3% in 2011 to 55.4% in 2021, a positive trend despite the large price jump. Real income growth of 29.7% over the decade underpins household capacity to service mortgages. With 185 DAs lodged in 12 months, construction activity remains elevated.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+43
Net Internal / yr
+260
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cobbitty compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cobbitty a good suburb to live in?
Cobbitty ranks in IRSAD decile 8 and IRSD decile 9, placing it in the upper advantage tier nationally. Household income is in the 88.4th percentile and mortgage-to-income sits at 27%, below the stress threshold. The trade-offs are strong car dependence (92.8% drive to work) and limited public transport at 0.9% usage.
What is the median house price in Cobbitty?
The median house price is $899,900 based on 2024-2025 PSI-derived data. Earlier data shows a median of $670,450 in 2024 moving to $1,099,900 in 2025 in available transactions. Monthly mortgage repayments average $2,700 and weekly rent is $530.
What schools are in Cobbitty?
No schools are recorded inside the Cobbitty suburb boundary in this dataset. Families access schools in neighbouring Camden and Narellan areas. The suburb has a university qualification rate of 29%, close to the national average, and 14.5% of residents work in the Education industry.
Is Cobbitty safe?
Crime statistics specific to Cobbitty are not available in this dataset. As an indirect indicator, the suburb scores IRSD decile 9, placing it in the top 10% of least-disadvantaged areas nationally. Only 4.6% of the 4,206 Census residents need daily assistance, consistent with a low-disadvantage community profile.
Is Cobbitty good for property investment?
The investment case centres on population growth rather than yield. At $530 weekly rent against a $899,900 median, gross yield is approximately 3.1%, below national house averages. However, population grew 195.3% over the decade and is forecast to reach 7,555 by 2031. Rent growth of 51.4% over the measured period shows landlord pricing power.
How is Cobbitty's population changing?
Population grew 195.3% over the past decade, reaching 6,281 in 2025. Net internal migration drives growth at 260 residents per year, with overseas migration adding 43 annually. Annual growth runs at 4.46% and the medium forecast projects 7,555 residents by 2031, an increase of around 1,274 people over six years.
How much development is happening in Cobbitty?
There were 185 development applications lodged in the past 12 months, reflecting active build-out across the suburb. Recent applications include complying development certificates for new dwelling houses and earthworks, consistent with a suburb still in its new-development phase with 71.7% of homes having 4 or more bedrooms.
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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