Eagle Vale
Detached houses make up 89.8% of dwellings in Eagle Vale, against just 0.7% apartments, which marks it out as a near-pure family-house pocket of Sydney's south-west. The median house price is $900,000 yet household income sits in only the 63.2nd percentile nationally, so affordability has worsened from 41.0% of income in 2011 to 49.7% in 2021. The median age of 36 runs 4 years below the national figure, and average household size of 3.0 is 0.5 above national, both pointing to a young family base. University qualifications reach 25.1%, which is 5 points below national, reflecting a workforce weighted toward trades, transport and clerical roles rather than professional ones.
Population
5,789
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,785/wk
DAs (12 months)iDevelopment Applications lodged in the past year
37
Median House
$900K
2024-2025 (PSI derived)
At a $900,000 median, Eagle Vale buyers get a detached-house market: 89.8% of dwellings are separate houses and only 9.6% are semi-detached, so apartments are effectively unavailable at 0.7%. Stock skews toward families, with 55.7% of homes carrying three bedrooms and 39.3% four or more, leaving small dwellings scarce. Prices rose 5.4% over the year, from $872,500 in 2024 to $920,000 in 2025. The mortgage-to-income ratio of 24.7% stays below the 30% stress threshold, helped by average monthly repayments of $1,907, which keeps entry achievable for dual-income households despite incomes only in the 63.2nd percentile. The 48.0% mortgage-holder share, higher than the 25.7% who own outright, confirms this is an active buying market rather than one of long-settled owners.
For Buyers
At a $900,000 median, Eagle Vale buyers get a detached-house market: 89.8% of dwellings are separate houses and only 9.6% are semi-detached, so apartments are effectively unavailable at 0.7%. Stock skews toward families, with 55.7% of homes carrying three bedrooms and 39.3% four or more, leaving small dwellings scarce. Prices rose 5.4% over the year, from $872,500 in 2024 to $920,000 in 2025. The mortgage-to-income ratio of 24.7% stays below the 30% stress threshold, helped by average monthly repayments of $1,907, which keeps entry achievable for dual-income households despite incomes only in the 63.2nd percentile. The 48.0% mortgage-holder share, higher than the 25.7% who own outright, confirms this is an active buying market rather than one of long-settled owners.
For Investors
Renters make up 26.3% of households and weekly rent averages $400, which against the $900,000 median implies a gross yield near 2.3%, modest but typical for detached south-west Sydney stock. The vacancy rate of 3.7% is balanced rather than tight, so rent escalation has done the heavy lifting: rents have grown 56.2% over the period. Demand support is mixed, because the suburb loses a net 315 residents a year to internal migration while overseas migration adds only 117, leaving population on a slow decline. Development is limited at 36 applications in 12 months, and the recent lodgements are secondary dwellings and alterations rather than new estates, so supply stays flat. With detached houses at 89.8% of stock, the investment case rests on stable family tenant demand and rent growth more than on yield or capital turnover.
Development Activity
Total DAs
132
Last 12 Months
37
YoY ChangeiYear-over-year change in DA lodgements
+105.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eagle Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Mary Immaculate Catholic Primary School
K-6 · 595 students
Eagle Vale High School
7-12 · 662 students
Demographics
The median age of 36 is 4.0 years below the national figure, and the 3.0 average household size runs 0.5 above national, a profile built on couples with children, who form 1,814 of local families against 956 couples with no children. Overseas-born residents reach 33.6%, which is 12 points above national, and the leading non-English languages are Arabic (159 speakers), Hindi (58) and Samoan (55). Christianity dominates at 3,037 residents, with Islam a sizeable second at 597, consistent with the migrant share. University qualifications at 25.1% sit 5 points below national, while the resident turnover rate of 17.3% means 82.7% stayed put over the period, a settled rather than transient population. The trajectory is gradually aging, with the senior share up 5.5 points and the young share down 2.0 points.
Age Distribution
Bedrooms
Dwelling Structure
89.8%
Houses
9.6%
Townhouse
0.7%
Apartment
Tenure
Tenure tilts toward mortgage holders at 48.0%, well above the 25.7% who own outright and the 26.3% who rent, a signature of a working family suburb still paying down homes. The stock is overwhelmingly detached at 89.8%, with semi-detached at 9.6% and apartments negligible at 0.7%, so dwelling choice is narrow. Three-bedroom homes account for 55.7% and four-plus-bedroom 39.3%, leaving one and two-bedroom options under 5% combined. The median house price climbed 5.4% from $872,500 in 2024 to $920,000 in 2025. Mortgage-to-income at 24.7% and rent-to-income at 22.4% both stay under the 30% stress line, but affordability has still worsened from 41.0% in 2011 to 49.7% in 2021, because prices have outrun the 4.7% real income growth recorded over the decade.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,907
Rent / wk
$400
HH Size
3.0
Personal Income / wk
$728
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
69
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.2%
Couples, no children
4,980
Total families
Economy & Employment
The workforce concentrates in service and blue-collar sectors: Healthcare leads at 19.3% (268 workers), Education follows at 11.0% (153), then Manufacturing at 9.1%, Retail at 8.9% and Construction at 8.3%. By occupation, Professionals (370) edge out Clerical/Admin (361) and Machinery operators and drivers (361), with Labourers at 308, a spread that explains the below-national university rate. Unemployment runs at 7.7% and the participation rate is 48.5%, held down by 1,700 residents not in the labour force. SEIFA reads decile 2 on IRSD for relative disadvantage and decile 3 on IRSAD, both below the national midpoint, while the economic resources index (IER) is stronger at decile 5, because near-universal home ownership lifts household assets even where incomes sit only in the 63.2nd percentile.
Unemployment
5.8%
Labour Force
11,471
Unemployed
670
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.1%
Part-time
27.2%
Participation
48.5%
Employed
2,064
Occupations
Top Industries
University
25.1%
Postgraduate
5.7%
Born Overseas
33.6%
Dwellings
1,797
Transport to Work
Car dependence is high: 88.5% of residents drive to work while only 3.2% take public transport and 1.0% walk or cycle, well above the national reliance on cars and a function of the suburb's outer south-west position. No schools are recorded inside the 2.52 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a notable gap given the young median age of 36 and 1,814 couple-with-children families. SEIFA places the area in decile 2 on IRSD, indicating higher relative disadvantage than most of Australia, and 7.2% of residents (392 people) need daily assistance. Volunteering runs at 8.5%, and the settled population, with 82.7% staying put, points to community stability despite the modest socioeconomic scores.
Drive
88.5%
Public Transport
3.2%
Walk / Cycle
1.0%
Work from Home
N/A
Population Forecast
-0.43%/yr
(-87 people/yr)
EstablishedEagle Vale is contracting slowly, with annual population change of -0.43% and a 10-year decline of 3.7%, which classifies it as an established, slow-growth suburb past its build-out phase. Medium forecasts continue the trend downward through 2031. The drivers are clear: net internal migration removes 315 residents a year, far outweighing the 117 added through overseas migration, the area's only positive inflow. The gentrification score reads 31, an early-signs stage, supported by 56.2% rent growth, yet the net internal outflow keeps prices and incomes from accelerating. Real incomes grew just 4.7% over the decade while affordability worsened from 41.0% to 49.7% of income, so the suburb is aging in place rather than turning over to wealthier newcomers.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+117
Net Internal / yr
-315
Gentrification Signal
Not gentrifying
Net internal outflow -315/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Eagle Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eagle Vale a good suburb to live in?
Eagle Vale suits young families: the median age of 36 is 4 years below national, household size of 3.0 is 0.5 above national, and 89.8% of homes are detached houses. Trade-offs are SEIFA decile 2 on IRSD for relative disadvantage and heavy car reliance, with 88.5% of residents driving to work.
What is the median house price in Eagle Vale?
The median house price is $900,000, having risen 5.4% from $872,500 in 2024 to $920,000 in 2025. Weekly rent averages $400 and monthly mortgage repayments run about $1,907, giving a mortgage-to-income ratio of 24.7%, which stays below the 30% stress threshold.
What schools are in Eagle Vale?
No schools are recorded inside the 2.52 km2 Eagle Vale boundary in this dataset, so the 1,814 couple-with-children families rely on schools in neighbouring suburbs. The local university qualification rate is 25.1%, which is 5 points below the national figure.
Is Eagle Vale safe?
Detailed crime statistics are not available for Eagle Vale in this dataset. As an indirect indicator, the suburb scores SEIFA decile 2 on IRSD, below the national midpoint, and 7.2% of its residents (392 people) need daily assistance, both pointing to higher relative disadvantage than average.
Is Eagle Vale good for property investment?
Rent of $400 a week against a $900,000 median gives a gross yield near 2.3%, with a balanced 3.7% vacancy rate. Rents have grown 56.2% over the period, but net internal migration removes 315 residents a year, so returns lean on rent growth more than capital turnover.
How is Eagle Vale's population changing?
Population is declining slowly, at -0.43% a year and 3.7% over the past decade, classed as an established slow-growth suburb. Net internal migration removes 315 residents annually against 117 added by overseas migration, and the profile is aging, with the senior share up 5.5 points.
What languages are spoken in Eagle Vale?
About 33.6% of residents were born overseas, 12 points above the national figure. English is dominant, while Arabic (159 speakers), Hindi (58), Samoan (55) and Bengali (40) are the most common non-English languages, reflecting a sizeable migrant population for an outer Sydney suburb.
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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