Douglas Park
With 95.8% of dwellings being separate houses and household income at the 85.3rd percentile nationally, Douglas Park sits firmly in the established-wealth, detached-house owner category on Sydney's outer fringe. The suburb's median house price of $1,326,500 pairs with a median age of 42, two years above the national figure, and a 57.2% population surge over the past decade that far outpaces NSW averages. Across 26.77 square kilometres, just 1,386 residents spread at 51.8 people per km2, making this one of the most low-density communities in the region. Internal migration is the engine, pulling in 401 net arrivals per year compared to only 48 from overseas.
Population
1,386
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,250/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$1.4M
2024-2025 (PSI derived)
The median house price reached $1,465,000 in 2024 before easing 9.5% to $1,326,500 in 2025, which remains well above the broader Macarthur region median. Stock is almost entirely separate houses at 95.8%, and 65.2% of those homes have 4 or more bedrooms, far higher than the state average. Monthly mortgage repayments average $2,368, and the mortgage-to-income ratio sits at 24.3%, below the 30% stress threshold, meaning buyers here carry less financial strain than in many comparable Sydney-fringe markets. Ownership is the dominant tenure: 41.9% own outright and 48.9% carry a mortgage, leaving only 9.2% renting, a profile that signals low turnover and stable long-term owners.
For Buyers
The median house price reached $1,465,000 in 2024 before easing 9.5% to $1,326,500 in 2025, which remains well above the broader Macarthur region median. Stock is almost entirely separate houses at 95.8%, and 65.2% of those homes have 4 or more bedrooms, far higher than the state average. Monthly mortgage repayments average $2,368, and the mortgage-to-income ratio sits at 24.3%, below the 30% stress threshold, meaning buyers here carry less financial strain than in many comparable Sydney-fringe markets. Ownership is the dominant tenure: 41.9% own outright and 48.9% carry a mortgage, leaving only 9.2% renting, a profile that signals low turnover and stable long-term owners.
For Investors
A 9.2% renter share is low by any standard, and weekly rent of $446 against a $1,326,500 median implies a gross yield near 1.75%, thin for regional NSW. The vacancy rate of 4.3% is above typical healthy levels, suggesting limited rental competition. Development activity tells a different story: 35 applications were lodged in the past 12 months, including subdivision and secondary dwelling proposals, indicating growing landowner interest in value-add strategies. Population is forecast to reach 14,855 by 2031 under the medium scenario, driven by net internal migration of 401 per year. The gentrification score of 25 and stage of Early Signs, combined with 57.2% population growth over the decade, points to early-mover potential rather than established yield.
Development Activity
Total DAs
132
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+35.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Douglas Park iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Douglas Park Public School
K-6 · 145 students
Demographics
The median age of 42 is 2.0 years above the national figure, and the senior share of the population grew 3.7 points over the decade while the working-age share fell 4.1 points, signalling a clear aging trajectory. Average household size of 3.1 is 0.6 above national, consistent with the large-bedroom, family-house stock. Overseas-born residents reach 12.4%, which is 9.2 points below the national rate, reflecting a strongly Anglo-Celtic community: English (531), Irish (148) and Scottish (111) are the top three ancestries. University qualifications at 21.6% run 8.5 points below the national figure, aligned with the construction and trade occupation mix. The volunteering rate of 16.4% suggests active civic participation.
Age Distribution
Bedrooms
Dwelling Structure
95.8%
Houses
3.5%
Townhouse
0.7%
Apartment
Tenure
Tenure is overwhelmingly owner-occupier: 41.9% own outright and 48.9% carry a mortgage, totalling 90.8% in ownership, well above the national owner rate. Only 9.2% rent, which limits the landlord market but reinforces price stability. Four-plus bedroom homes account for 65.2% of stock, 3-bedroom homes 27.0%, and just 1.4% are studio or 1-bedroom, making Douglas Park purpose-built for families rather than singles or downsizers. The median house price fell from $1,465,000 in 2024 to $1,326,500 in 2025, a 9.5% correction that brought it closer in line with regional comparables. With separate houses at 95.8% of all dwellings and apartments at just 0.7%, supply is almost entirely land-and-house.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,368
Rent / wk
$446
HH Size
3.1
Personal Income / wk
$861
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
19
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Ancestry
Household Composition
25.6%
Couples, no children
1,194
Total families
Economy & Employment
Construction dominates at 17.7% of employed residents (71 workers), followed by Healthcare at 13.4% (54) and Education at 12.7% (51), which together shape a workforce tied to physical infrastructure, care services and schools rather than high-density office employment. Public Admin at 12.2% (49) adds stability. By occupation, Professionals (100), Clerical and Admin workers (94) and Managers (91) lead, while Labourers (60) reflect the construction and trades share. The full-time employment rate of 65.2% is solid, and unemployment at 1.4% is low nationally. The SEIFA economic resources decile of 10 stands out, meaning the suburb ranks among the top 10% nationally for household assets and economic resources, despite IEO (education and occupation) sitting at decile 6.
Unemployment
1.5%
Labour Force
7,697
Unemployed
119
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
33.4%
Participation
52.1%
Employed
575
Occupations
Top Industries
University
21.6%
Postgraduate
5.0%
Born Overseas
12.4%
Dwellings
429
Transport to Work
Car dependency is extreme: 91.1% of residents drive to work and only 1.6% use public transport, compared to the national public transport share of around 8-10%. This reflects the rural-fringe geography, where bus connections are limited. No schools appear in the dataset for the suburb boundary itself, so families use facilities in nearby Appin, Campbelltown or Camden. The IRSAD decile of 8 places Douglas Park in the upper-advantage tier nationally, and the IRSD decile of 9 confirms very low deprivation. Housing stress is minimal: rent-to-income at 19.8% and mortgage-to-income at 24.3% both sit below stress thresholds. With 4.9% of residents needing daily assistance and a mortgage-to-income ratio below 25%, the suburb provides financial comfort for the families it attracts.
Drive
91.1%
Public Transport
1.6%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+2.56%/yr
(+341 people/yr)
EstablishedPopulation grew 57.2% over the decade, from around 8,700 to an estimated 13,313 in 2025, a pace that far exceeds typical NSW growth rates. The medium forecast adds another 1,542 residents by 2031, reaching 14,855. Annual growth of 2.56% translates to roughly 341 new persons per year. Internal migration drives this, averaging 401 net arrivals annually compared to 48 from overseas, meaning the growth is domestic relocation, particularly families seeking larger homes at lower prices than closer-in Sydney suburbs. Rent growth of 84.9% over the period outstrips real income growth of 19.8%, worsening affordability from 40.7% of income in 2011 to 51.1% in 2021. The gentrification stage is Early Signs, with the primary signal being the sustained internal migration inflow.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+48
Net Internal / yr
+401
Gentrification Signal
Early signs
Net internal migration +401/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Douglas Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Douglas Park a good suburb to live in?
Douglas Park suits families seeking large detached homes with space and financial headroom. The mortgage-to-income ratio is 24.3%, below the stress threshold, household income sits at the 85.3rd percentile nationally, and the IRSAD decile is 8, upper-advantage tier. The trade-off is extreme car dependency at 91.1% of commuters driving, with minimal public transport.
What is the median house price in Douglas Park?
The median house price was $1,326,500 in 2025, down 9.5% from $1,465,000 in 2024. Monthly mortgage repayments average $2,368. With 95.8% of dwellings being separate houses and 65.2% having 4 or more bedrooms, the market caters almost entirely to family buyers.
What schools are in Douglas Park?
No schools are recorded within the Douglas Park suburb boundary in this dataset. Families typically access schools in nearby Appin, Campbelltown or Camden. The local university qualification rate is 21.6%, which is 8.5 points below the national figure, consistent with a trades and construction workforce.
Is Douglas Park safe?
Detailed crime statistics are not available for Douglas Park in this dataset. As an indirect measure, the suburb scores decile 9 on the IRSD index of relative disadvantage, placing it in the top 10% nationally for low deprivation. The 86.9% residential stability rate (residents who did not move in the past year) also suggests a settled, low-turnover community.
Is Douglas Park good for property investment?
The investment case is growth-oriented rather than yield-driven. Weekly rent of $446 against a $1,326,500 median implies a gross yield near 1.75%, and the 4.3% vacancy rate is above typical healthy levels. However, 57.2% population growth over the decade, net internal migration of 401 per year and 35 development applications in 12 months point to expanding demand.
How is Douglas Park's population changing?
Population grew 57.2% over the past decade and sits at an estimated 13,313 in 2025, with annual growth of 2.56% (about 341 persons per year). The medium forecast reaches 14,855 by 2031. Growth is driven by internal migration averaging 401 net arrivals annually, primarily families relocating from inner Sydney.
How much development is happening in Douglas Park?
35 development applications were lodged in the past 12 months, including secondary dwelling proposals and subdivision applications. This activity reflects landowner interest in value-add development, consistent with the suburb's high-growth profile and 57.2% population rise over the decade.
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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