Colebee
Population here jumped 677.3% in a decade, from a few hundred residents to 4,914 today, which explains almost everything else about the suburb. This is a near-greenfield estate in Sydney's northwest growth corridor where 99.8% of dwellings are separate houses and 93.6% carry four or more bedrooms, far above the typical Sydney mix. The build-out attracted young mortgage-holding families: the median age of 33 sits 7 years below national, household income lands in the 98.2nd percentile nationally, and 70.0% of households carry a mortgage against just 9.5% who own outright. Almost half of residents, 48.2%, were born overseas, 26.6 points above national, led by Indian and Filipino communities.
Population
4,914
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$3,223/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
Median House
$1.3M
2024-2025 (PSI derived)
The median house price is $1,305,000, with prices rising 4.1% from $1,271,500 in 2024 to $1,324,000 in 2025. Buyers here are paying for new, large family homes rather than location convenience, because the stock is overwhelmingly modern: 99.8% separate houses and 93.6% with four or more bedrooms, while two-bedroom and smaller dwellings combined sit below 1%. That uniformity narrows choice to a single product, the large detached family home, and pushes anyone wanting a smaller or cheaper dwelling out of the suburb entirely. Despite the seven-figure median, affordability holds up because incomes are high: monthly mortgage repayments average $3,000, giving a mortgage-to-income ratio of 21.5%, well below the 30% stress threshold, which is why the suburb attracts dual-income family buyers rather than first-home owners.
For Buyers
The median house price is $1,305,000, with prices rising 4.1% from $1,271,500 in 2024 to $1,324,000 in 2025. Buyers here are paying for new, large family homes rather than location convenience, because the stock is overwhelmingly modern: 99.8% separate houses and 93.6% with four or more bedrooms, while two-bedroom and smaller dwellings combined sit below 1%. That uniformity narrows choice to a single product, the large detached family home, and pushes anyone wanting a smaller or cheaper dwelling out of the suburb entirely. Despite the seven-figure median, affordability holds up because incomes are high: monthly mortgage repayments average $3,000, giving a mortgage-to-income ratio of 21.5%, well below the 30% stress threshold, which is why the suburb attracts dual-income family buyers rather than first-home owners.
For Investors
Renters make up only 20.5% of households against 70.0% on a mortgage, so the tenant pool is shallow by Sydney standards and most stock is owner-occupied. Weekly rent averages $620, which against the $1,305,000 median implies a gross yield near 2.5%, modest but better than premium inner-Sydney suburbs. The vacancy rate of 3.1% is balanced rather than tight. The stronger investment case is demand-driven: net internal migration adds 852 residents a year, the primary growth driver, and the suburb is forecast to grow 5.78% annually. Rent grew 93.3% over the measured period, the fastest signal in the data, so the thesis rests on continued population inflow and rent escalation rather than current yield, supported by 27 development applications lodged in the past 12 months.
Development Activity
Total DAs
430
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
-6.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 33 is 7.0 years below national, and the trajectory is rejuvenating: the working-age share rose 4.1 points and the young-resident share rose 5.6 points while the senior share fell 4.3 points over the decade. This is a family-formation suburb, with 2,695 couples with children against just 571 couples without, and an average household size of 3.7, which is 1.2 above national. Overseas-born residents reach 48.2%, which is 26.6 points above national, led by Indian (893) and Filipino (832) ancestry ahead of English (637). University qualifications at 53.8% run 23.7 points above national, reflecting a skilled-migrant base. Hindi (189 speakers) and Punjabi (145) are the top languages after English, and Hinduism (680) is the second-largest religion behind Christianity (2,476).
Age Distribution
Bedrooms
Dwelling Structure
99.8%
Houses
N/A
Townhouse
0.2%
Apartment
Tenure
Tenure is dominated by mortgages: 70.0% of households carry one, while only 9.5% own outright and 20.5% rent, the inverse of established suburbs where outright owners build over time. That pattern is a direct result of the estate's youth, since most homes were bought new within the last decade and owners are still early in their loans. The stock is almost entirely new detached product, 99.8% separate houses and 93.6% with four or more bedrooms, leaving virtually no apartments or small dwellings. The median house price rose from $1,271,500 to $1,324,000 across 2024 to 2025, a 4.1% one-year move. Despite the price level, both stress ratios stay comfortable, mortgage-to-income at 21.5% and rent-to-income at 19.2%, because household income sits in the 98.2nd percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$620
HH Size
3.7
Personal Income / wk
$1,173
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.1%
Unoccupied
42
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
12.5%
Couples, no children
4,585
Total families
Economy & Employment
The workforce concentrates in service and care sectors: Healthcare leads at 18.4% (340 workers), followed by Finance at 8.8% (162), Professional/Tech at 8.6% (159) and Education at 8.6% (158). By occupation, Professionals (715), Clerical and Administrative workers (408) and Managers (384) form the bulk, a white-collar mix consistent with the decile 8 IEO score for education and occupation. Unemployment is low at 4.0% and the full-time employment rate is 73.4%, higher than typical because the young family base is in peak earning years. Real incomes grew 65.9% over the decade, an unusually steep rise driven by the influx of high-earning households into new stock. The IER score for economic resources reaches decile 10, the top tier, reflecting high incomes paired with new, mortgage-financed assets.
Unemployment
1.4%
Labour Force
9,037
Unemployed
126
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
73.4%
Part-time
22.6%
Participation
64.6%
Employed
2,233
Occupations
Top Industries
University
53.8%
Postgraduate
13.5%
Born Overseas
48.2%
Dwellings
1,293
Transport to Work
The suburb is heavily car-dependent, with 88.4% of commuters driving and only 2.6% using public transport and 0.7% walking or cycling, well below national active-transport rates, a typical trade-off for a greenfield estate without rail. No schools are recorded inside the 3.48 km2 boundary in this dataset, so families rely on schools in neighbouring suburbs of the Blacktown growth area. On disadvantage measures the suburb scores strongly, decile 10 on both IRSAD and IRSD, the top advantage tier nationally, and only 2.4% of residents (114 people) need daily assistance, consistent with the young median age of 33. Volunteering runs lower at 8.6%, common in new suburbs where community networks are still forming. Housing stress is low, with rent-to-income at 19.2%.
Drive
88.4%
Public Transport
2.6%
Walk / Cycle
0.7%
Work from Home
N/A
Population Forecast
+5.78%/yr
(+852 people/yr)
High GrowthColebee is one of Sydney's fastest-growing suburbs, with annual population growth of 5.78% and a 10-year change of 677.3%, classifying it firmly as high-growth. Historical counts climbed from 12,720 in the wider forecast area in 2023 to 14,743 in 2025, and the medium projection continues to 18,679 by 2031, adding roughly 852 residents a year. Internal migration is the primary driver at 852 net arrivals annually, dwarfing net overseas migration of 111, which shows growth is fed by Sydney families relocating to new housing rather than fresh arrivals. The gentrification stage reads as new development rather than displacement, because there was no established population to displace. Affordability improved from 50.7% in 2011 to 48.0% in 2021, an easing trend rare among growth suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+111
Net Internal / yr
+852
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Colebee compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Colebee a good suburb to live in?
Colebee scores decile 10 on both IRSAD and IRSD, the top advantage tier nationally, with household income in the 98.2nd percentile. It suits young families wanting new, large homes, since 93.6% of dwellings have four or more bedrooms. The main trade-off is heavy car dependence, with 88.4% of commuters driving.
What is the median house price in Colebee?
The median house price is $1,305,000. Prices rose 4.1% from $1,271,500 in 2024 to $1,324,000 in 2025. Weekly rent averages $620 and monthly mortgage repayments run about $3,000, giving a mortgage-to-income ratio of 21.5%, below the 30% stress threshold.
What schools are in Colebee?
No schools are recorded inside the 3.48 km2 Colebee boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is well educated, with university qualifications at 53.8%, which is 23.7 points above the national figure.
Is Colebee safe?
Detailed crime statistics are not available for Colebee in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier, and only 2.4% of its residents, 114 people, need daily assistance, both consistent with a low-disadvantage area.
Is Colebee good for property investment?
Rent of $620 a week against a $1,305,000 median gives a gross yield near 2.5%, modest, with a balanced 3.1% vacancy rate. The case rests on growth, since net internal migration adds 852 residents a year and the suburb is forecast to grow 5.78% annually, with rent up 93.3% over the period.
How is Colebee's population changing?
Colebee is among Sydney's fastest-growing suburbs, with population up 677.3% over 10 years and forecast annual growth of 5.78%. The medium projection adds about 852 residents a year. Internal migration drives this at 852 net arrivals annually, far above net overseas migration of 111.
What languages are spoken in Colebee?
About 48.2% of residents were born overseas, 26.6 points above the national figure. After English, the most common languages are Hindi with 189 speakers, Punjabi with 145, Gujarati with 76 and Mandarin with 69, reflecting strong Indian and Chinese migrant communities.
How much development is happening in Colebee?
There were 27 development applications lodged in the past 12 months, including new dwelling houses and swimming pools, consistent with a high-growth estate still building out. The suburb is forecast to grow 5.78% annually, adding roughly 852 residents a year.
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.
Explore Colebee on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map