Colo Vale
With 98.5% of dwellings being separate houses and 53.9% having four or more bedrooms, Colo Vale ranks among NSW's most detached-dominant suburbs. The population of 1,775 sits across 65.74 square kilometres, giving a density of just 27 people per km2 compared to typical suburban NSW figures many times higher. Household income lands at the 68.2nd percentile nationally, above average despite a low IEO decile of 3, because economic resources (IER decile 9) reflect tangible assets rather than education or occupation credentials. Population has grown 12.7% over the decade, and the median age of 38 is 2 years below the national figure, signalling a younger owner-occupier base than the aging-trajectory tag might suggest.
Population
1,775
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,875/wk
DAs (12 months)iDevelopment Applications lodged in the past year
40
Median House
$895K
2024-2025 (PSI derived)
The median house price sits at $895,000, with recent sales data showing $820,000 in 2024 rising to $972,500 in 2025, an 18.6% gain in one year. Monthly mortgage repayments average $2,100, producing a mortgage-to-income ratio of 25.9%, below the 30% stress threshold. That relative affordability is one reason 47.3% of households carry a mortgage, higher than the 34.8% who own outright. The stock is almost entirely separate houses at 98.5%, with four-plus bedroom homes making up 53.9% of all dwellings. Buyers choosing Colo Vale over nearby Southern Highlands towns trade density for space, as the large-lot character is consistent across the suburb rather than confined to a premium pocket.
For Buyers
The median house price sits at $895,000, with recent sales data showing $820,000 in 2024 rising to $972,500 in 2025, an 18.6% gain in one year. Monthly mortgage repayments average $2,100, producing a mortgage-to-income ratio of 25.9%, below the 30% stress threshold. That relative affordability is one reason 47.3% of households carry a mortgage, higher than the 34.8% who own outright. The stock is almost entirely separate houses at 98.5%, with four-plus bedroom homes making up 53.9% of all dwellings. Buyers choosing Colo Vale over nearby Southern Highlands towns trade density for space, as the large-lot character is consistent across the suburb rather than confined to a premium pocket.
For Investors
Rental demand is modest: 17.9% of households rent, below the national average, and the vacancy rate sits at 6.9%, which signals a soft rental market. Weekly rent averages $430, and against the $895,000 median that implies a gross yield near 2.5%. Development activity shows 39 applications lodged in the past 12 months, including dwelling houses and secondary dwellings via Complying Development Certificates, pointing to steady infill and granny-flat activity. Migration is balanced: net internal migration averages minus 22 per year while overseas arrivals add 13, leaving population growth dependent on natural increase. Rent grew 50.9% over the decade compared to real income growth of 18.9%, meaning rental income has outpaced purchasing power, though absolute yield remains low on the $895,000 base.
Development Activity
Total DAs
147
Last 12 Months
40
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Colo Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Colo Vale Public School
K-6 · 144 students
Demographics
The median age of 38 is 2 years below the national figure, and the suburb is on an aging trajectory with the senior share rising 4.2 points over the decade. Overseas-born residents make up 12.0% of the population, which is 9.6 percentage points below the national figure, reflecting a strongly Anglo-Celtic community: English ancestry leads at 810 residents, followed by Scottish (229) and Irish (212). University qualifications reach 20.0% of residents, 10.1 points below the national rate, consistent with the IEO decile 3 score for education and occupation. The average household size is 2.8, which is 0.3 above national, aligning with the dominance of larger family homes. Volunteering runs at 14.6%, and 63% of employed residents work full-time.
Age Distribution
Bedrooms
Dwelling Structure
98.5%
Houses
N/A
Townhouse
0.5%
Apartment
Tenure
The ownership structure tilts strongly toward mortgaged owner-occupiers: 47.3% carry a mortgage, 34.8% own outright and only 17.9% rent, a profile more owner-dominated than the national average. The stock is almost entirely freestanding houses at 98.5%, with four-plus bedroom homes accounting for 53.9% of dwellings and three-bedroom homes at 38.8%, leaving very little in the smaller-dwelling segment. Prices moved from $820,000 in 2024 to $972,500 in 2025, an 18.6% single-year gain, though the longer-run median basis sits at $895,000. Mortgage-to-income at 25.9% and rent-to-income at 22.9% both stay below the 30% stress threshold, keeping housing costs manageable relative to the 68.2nd-percentile income. The high vacancy rate of 6.9% reflects limited rental demand rather than new supply pressure.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,100
Rent / wk
$430
HH Size
2.8
Personal Income / wk
$796
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.9%
Unoccupied
45
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.9%
Community Profile
Ancestry
Household Composition
24.4%
Couples, no children
1,526
Total families
Economy & Employment
Construction is the leading industry at 16.3% (98 workers), followed by Healthcare at 13.3% (80) and Education at 11.5% (69). Manufacturing at 8.5% and Other Services at 8.0% round out the top five. By occupation, Community and Personal Services leads (126 workers), ahead of Professionals (117), Clerical and Admin (111) and Managers (105). The unemployment rate is 3.2%, and the full-time employment rate is 63%. The SEIFA picture contains a notable split: IEO decile 3 signals lower education and occupation levels than the national median, yet IER decile 9 points to strong economic resources, likely reflecting long-held property assets and superannuation among older residents rather than high wages. Real income grew 18.9% over the decade, ahead of the national CPI.
Unemployment
1.7%
Labour Force
3,606
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
63.0%
Part-time
33.8%
Participation
61.2%
Employed
836
Occupations
Top Industries
University
20.0%
Postgraduate
3.9%
Born Overseas
12.0%
Dwellings
604
Transport to Work
Car dependency is very high: 93.6% of workers drive, compared to much lower national averages in metro areas, reflecting the rural-fringe character and sparse public transport connections. Colo Vale sits at IRSAD decile 5, close to the national median for relative advantage and disadvantage. The mortgage-to-income ratio of 25.9% and rent-to-income of 22.9% both stay below the 30% stress threshold, so cost-of-living pressure is moderate relative to many NSW markets. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in neighbouring Southern Highlands towns. About 5.3% of residents (91 people) require daily assistance, which is not unusually high for a population with a growing senior share. The 82% household stability rate, meaning 82% of residents stayed in the same address over the period, suggests a settled, low-turnover community.
Drive
93.6%
Public Transport
N/A
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+52 people/yr)
EstablishedPopulation has grown at 0.79% annually, adding roughly 52 people per year, and the 10-year increase of 12.7% places Colo Vale in the established-growth category. Medium forecasts project the broader SA2 rising from 6,602 in 2025 to 6,938 by 2031. The gentrification score of 56 and active stage reflect rising amenity investment and price appreciation rather than demographic displacement, since the suburb is already majority owner-occupied. Internal migration averages minus 22 per year, offset by plus 13 in overseas arrivals. Affordability has been broadly stable: the ratio edged from 50.9% in 2011 to 52.5% in 2021, suggesting that price rises tracked income growth over that period. The young adult share fell 4 points while the senior share gained 4.2 points, consistent with the aging-trajectory signal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+13
Net Internal / yr
-22
Gentrification Signal
Not gentrifying
Population +12% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Colo Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Colo Vale a good suburb to live in?
Colo Vale suits buyers prioritising space and owner-occupier stability. Household income ranks at the 68.2nd percentile nationally, mortgage costs stay at 25.9% of income (below the 30% stress mark), and 82% of residents remained in the same address over the survey period. The main trade-off is very high car dependency at 93.6% and no recorded schools within the suburb boundary.
What is the median house price in Colo Vale?
The median house price is $895,000. Recent data shows prices at $820,000 in 2024 rising to $972,500 in 2025, an 18.6% gain. Monthly mortgage repayments average $2,100, and the mortgage-to-income ratio of 25.9% is below the 30% stress threshold.
What schools are in Colo Vale?
No schools are recorded inside the Colo Vale suburb boundary in this dataset. Families rely on educational facilities in nearby Southern Highlands towns. Locally, 20.0% of residents hold university qualifications, which is 10.1 percentage points below the national figure.
Is Colo Vale safe?
Detailed crime statistics are not available for Colo Vale in this dataset. As an indirect indicator, the suburb scores IRSD decile 6, above the national median for relative disadvantage, and only 5.3% of residents (91 people) need daily assistance. The 82% residential stability rate also suggests a settled, low-transience community.
Is Colo Vale good for property investment?
The rental market is small: only 17.9% of households rent, below the national average, and the 6.9% vacancy rate points to limited tenant demand. Weekly rent of $430 against an $895,000 median implies a gross yield near 2.5%. On the upside, prices rose 18.6% in one year and rent grew 50.9% over the decade, above the 18.9% real income growth over the same period.
How is Colo Vale's population changing?
Population has grown 12.7% over the past decade at about 0.79% annually, adding roughly 52 people per year. The profile is aging, with the senior share rising 4.2 points and the young adult share falling 4 points over the decade. Internal migration averages minus 22 per year, partially offset by plus 13 in overseas arrivals annually.
How much development is happening in Colo Vale?
There were 39 development applications lodged in the past 12 months, including new dwelling houses and secondary dwellings approved via Complying Development Certificates. This level of activity is consistent with steady infill on larger lots. The suburb's 98.5% detached house stock and large-lot character support secondary dwelling additions.
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 Colo Vale on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map