Cooranbong
Detached houses make up 85.9% of Cooranbong's stock and 52.3% of dwellings carry four or more bedrooms, the clearest signal that this Lake Macquarie suburb is built for families rather than downsizers. Yet the gentrification score of 55 sits in the Active stage, driven by population growth of 31.0% over the decade and net internal migration of 737 people a year. The household income percentile of 56.7 places residents just above the national midpoint, while the median age of 39 runs only 1 year below the national figure. Overseas-born residents at 15.9% are 5.7 points below national, confirming an anglo-leaning, established family base now absorbing a steady inflow of domestic movers.
Population
7,077
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,639/wk
DAs (12 months)iDevelopment Applications lodged in the past year
283
Median House
$940K
12m to Jun 2026 (PSI)
The median house price of $750,000 buys a genuine family home here, where 85.9% of dwellings are separate houses and 52.3% have four or more bedrooms, far above the typical apartment-heavy growth corridor. Prices softened recently, with the PSI-derived series falling 10.5% from $775,000 in 2024 to $693,888 in 2025, which hands buyers more negotiating room than they had a year ago. Monthly mortgage repayments average $2,058, producing a mortgage-to-income ratio of 29.0%, just under the 30% stress threshold because family incomes of $2,032 a week absorb the cost. Owner-occupiers dominate, with 44.9% holding a mortgage and 31.8% owning outright, leaving only 23.3% renting. That ownership depth, higher than most outer-Sydney release areas, signals a settled rather than speculative market.
For Buyers
The median house price of $750,000 buys a genuine family home here, where 85.9% of dwellings are separate houses and 52.3% have four or more bedrooms, far above the typical apartment-heavy growth corridor. Prices softened recently, with the PSI-derived series falling 10.5% from $775,000 in 2024 to $693,888 in 2025, which hands buyers more negotiating room than they had a year ago. Monthly mortgage repayments average $2,058, producing a mortgage-to-income ratio of 29.0%, just under the 30% stress threshold because family incomes of $2,032 a week absorb the cost. Owner-occupiers dominate, with 44.9% holding a mortgage and 31.8% owning outright, leaving only 23.3% renting. That ownership depth, higher than most outer-Sydney release areas, signals a settled rather than speculative market.
For Investors
Renters make up only 23.3% of Cooranbong households, a shallower tenant pool than apartment-led suburbs, so investors here lean on owner-occupier capital growth rather than yield. Weekly rent of $380 against the $750,000 median produces a gross yield near 2.6%, modest but better than inner-city alternatives. The vacancy rate of 6.6% is elevated and points to soft short-term rental demand, a caution flag for cash flow. The stronger investment case is structural growth: net internal migration of 737 people a year drives demand, and development activity is intense with 265 applications lodged in 12 months, mostly single dwellings and dual occupancies. Rent grew 53.2% across the decade, well above income growth of 18.5%, suggesting tightening affordability that can support future rent rises.
Development Activity
Total DAs
1,223
Last 12 Months
283
YoY ChangeiYear-over-year change in DA lodgements
+30.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cooranbong iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Avondale School
K-12 · 977 students
Cooranbong Public School
K-6 · 330 students
Demographics
The median age of 39 is 1 year below the national median, but the senior share grew 3.7 points over the decade while the working-age share fell 1.5 points, marking an aging trajectory. University qualifications at 29.7% sit 0.4 points below national, and overseas-born residents at 15.9% are 5.7 points under the national figure, confirming an anglo-leaning population. English ancestry leads at 3,234 people, followed by Scottish (756) and Irish (686), with Samoan (20) and Afrikaans (17) the largest non-English language groups. Average household size of 2.7 is 0.2 above national, consistent with the family-oriented form. Couples with children (2,505 families) outnumber couples without children (1,565), reinforcing that this is a household-formation suburb rather than a singles or DINK market.
Age Distribution
Bedrooms
Dwelling Structure
85.9%
Houses
10.3%
Townhouse
3.7%
Apartment
Tenure
Owner-occupiers hold 76.7% of Cooranbong homes, split between 44.9% with a mortgage and 31.8% owned outright, leaving renters at just 23.3%. The stock is overwhelmingly detached at 85.9%, with apartments at only 3.7% and semi-detached at 10.3%. Larger homes prevail: 52.3% have four or more bedrooms and 27.8% have three, while one-bedroom dwellings are negligible at 4.3%. The PSI-derived median fell 10.5% from $775,000 in 2024 to $693,888 in 2025, an unusual decline against the suburb's growth profile that likely reflects thin transaction volume. The SEIFA IER decile of 6 sits above the IEO decile of 4, meaning economic resources outrank education and occupation rankings, a pattern typical of asset-rich, trade-employed outer suburbs. Mortgage-to-income of 29.0% stays below the stress line.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$2,058
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $380.
$545
Bond data Mar 2026 · houses $690 · units $280
HH Size
2.7
Personal Income / wk
$732
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.6%
Unoccupied
178
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.5%
Couples, no children
5,698
Total families
Economy & Employment
Healthcare leads employment at 23.8% (513 workers), well above the national average for the sector, followed by Education at 15.3% (329) and Construction at 11.5% (248), giving Cooranbong an unusually services-and-trades-weighted base anchored by the local Avondale education and health institutions. Professionals (718) top the occupation mix, ahead of Community and Personal Service workers and Clerical staff (373 each). Full-time employment runs at 61.4% and unemployment at 4.8%, near the national average, though the participation rate of 52.5% is depressed by the rising senior share. The SEIFA IRSAD decile of 4 places the suburb in the lower-middle tier nationally, yet the higher IER decile of 6 shows residents hold more economic resources than that ranking implies.
Unemployment
4.7%
Labour Force
9,329
Unemployed
435
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
33.8%
Participation
52.5%
Employed
2,833
Occupations
Top Industries
University
29.7%
Postgraduate
8.5%
Born Overseas
15.9%
Dwellings
2,492
Transport to Work
Cooranbong is heavily car-dependent, with 91.2% of commuters driving and public transport use at just 1.0%, far below metropolitan norms, a function of its 70.49 sq km rural-residential footprint and density of only 100.4 people per sq km. Walking or cycling to work sits at 2.9%. The low SEIFA IRSAD decile of 4 reflects a lower-middle national position, though the higher IER decile of 6 indicates households are more financially comfortable than that figure suggests. Volunteering at 19.5% points to active community participation above many growth suburbs. The family-oriented form, with average household size of 2.7 above national and 52.3% of homes carrying four or more bedrooms, suits buyers prioritising space over amenity density.
Drive
91.2%
Public Transport
1.0%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+2.04%/yr
(+430 people/yr)
EstablishedPopulation growth runs at 2.04% a year, about 430 people, and the suburb expanded 31.0% over the decade, putting it firmly in the high-growth bracket for a non-metro location. The primary driver is internal migration at a net 737 people a year, dwarfing net overseas migration of just 68, so the growth is Sydney and Newcastle households relocating rather than international arrivals. Medium forecasts continue the trend upward through 2031. The gentrification score of 55 sits in the Active stage, with signals including population up 46% since 2011 and accelerating development. Affordability worsened, with the stress measure rising from 54.7% in 2011 to 57.6% in 2021, a direct consequence of rent growth of 53.2% running well above real income growth of 18.5% over the same period.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+68
Net Internal / yr
+737
Gentrification Signal
Active
Population +46% since 2011, Net internal migration +737/yr, Accelerating: 6% → 38%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cooranbong compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cooranbong a good suburb to live in?
Cooranbong suits families wanting space, with 85.9% detached houses and 52.3% having four or more bedrooms. Household income sits at the 56.7 percentile nationally and the median age of 39 is 1 year below national. The trade-offs are heavy car dependence at 91.2% and a SEIFA IRSAD decile of 4, a lower-middle national ranking.
What is the median house price in Cooranbong?
The median house price is $750,000, with the PSI-derived series showing a 10.5% fall from $775,000 in 2024 to $693,888 in 2025. Monthly mortgage repayments average $2,058 and weekly rent is $380, giving a gross yield near 2.6%. The mortgage-to-income ratio of 29.0% stays just below the stress threshold.
What schools are in Cooranbong?
No schools are recorded in the suburb dataset for Cooranbong, so the 2,505 couple-with-children families here rely on facilities in neighbouring areas such as Avondale and Morisset. Education employs 15.3% of the local workforce (329 workers), reflecting the area's institutional presence despite no listed in-suburb schools.
Is Cooranbong safe?
Crime statistics are not available in the Cooranbong dataset, so safety cannot be quantified here. Community indicators are positive, with a volunteering rate of 19.5% above many growth suburbs and 74.1% of residents staying put year on year, a turnover rate of 25.9% that points to a settled, owner-occupier population of 76.7%.
Is Cooranbong good for property investment?
Investment depends on growth over yield. The renter share is only 23.3% and gross yield near 2.6% ($380/week on $750,000) is modest, with a 6.6% vacancy rate flagging soft demand. The case rests on net internal migration of 737 people a year and 265 development applications in 12 months, plus rent growth of 53.2% over the decade.
How is Cooranbong's population changing?
Population grows 2.04% a year, about 430 people, and rose 31.0% over the decade. The driver is internal migration at a net 737 a year versus just 68 net overseas, so growth comes from domestic relocations. The senior share rose 3.7 points while the working-age share fell 1.5 points, marking an aging trajectory despite strong inflow.
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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