Earlwood
A 44-year median age, 44.9% outright home ownership and 80.2% separate-house share give Earlwood an established, owner-oriented profile. Its median age sits 4.0 years above the national comparison, while household income ranks at the 82.3rd percentile. Overseas-born residents make up 36.0%, or 14.4 percentage points above the national figure, with Greek ancestry recorded for 4,029 people. Compared with the denser form of nearby Campsie and Clemton Park, Earlwood's lower-density housing helps explain its appeal to established households, although growth is slow at 0.05% annually.
Population
18,053
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$2,164/wk
DAs (12 months)iDevelopment Applications lodged in the past year
181
Earlwood suits buyers seeking established family housing, because 80.2% of dwellings are separate houses and 44.4% contain 3 bedrooms, with another 33.6% having 4 or more. A monthly mortgage figure of $2,817 is material against a household income of $2,164 per week, and mortgage costs reach 30.1% of household income, higher than the 26.3% rent-to-income measure. The 11.5% apartment share is lower than the separate-house share, so buyers should expect more competition for detached stock than for units. Current comparable sales remain important when setting a purchase budget.
For Buyers
Earlwood suits buyers seeking established family housing, because 80.2% of dwellings are separate houses and 44.4% contain 3 bedrooms, with another 33.6% having 4 or more. A monthly mortgage figure of $2,817 is material against a household income of $2,164 per week, and mortgage costs reach 30.1% of household income, higher than the 26.3% rent-to-income measure. The 11.5% apartment share is lower than the separate-house share, so buyers should expect more competition for detached stock than for units. Current comparable sales remain important when setting a purchase budget.
For Investors
Earlwood has a 20.8% renting share, a weekly rent of $570 and a 6.3% vacancy rate, creating a rental market that needs to be assessed street by street rather than assumed from suburb averages. Rent growth of 39.0% is higher than the 0.05% annual population trend, suggesting rental pricing has moved faster than local resident growth. Overseas migration is the primary growth driver, which can support tenant demand, while 183 development records in 12 months point to active property change. Investors should allow for established-house maintenance and check how new applications may affect nearby supply.
Development Activity
Total DAs
937
Last 12 Months
181
YoY ChangeiYear-over-year change in DA lodgements
-0.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Earlwood
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Earlwood's population of 18,053 has a median age of 44, which is 4.0 years above the national comparison. University attainment is 44.9%, or 14.8 percentage points above the national figure, and 36.0% of residents were born overseas, 14.4 points above national levels. Greek ancestry is the largest recorded ancestry at 4,029 people, while Greek is spoken by 1,571 residents, followed by Arabic at 488. Average household size is 2.8, 0.3 above national levels, because couples with children account for 51.8% of families. Compared with nearby Campsie and Clemton Park, this produces a more established family profile.
Age Distribution
Bedrooms
Dwelling Structure
80.2%
Houses
8.3%
Townhouse
11.5%
Apartment
Tenure
Earlwood's housing is tilted towards ownership and larger dwellings. Outright ownership is 44.9% and mortgage ownership is 32.8%, compared with 20.8% renting, so the combined owner share is substantially higher than the renter share. Three-bedroom homes account for 44.4% and 4-plus-bedroom homes 33.6%, while 2-bedroom dwellings represent 19.6%. Mortgage-to-income pressure is 30.1%, higher than the 26.3% rent-to-income measure, because established detached homes require greater borrowing than the suburb's smaller apartment segment. The 11.5% apartment share remains lower than the 80.2% separate-house share, distinguishing Earlwood from denser nearby areas.
Mortgage / mo
$2,817
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $570.
$883
Bond data Jun 2026 · houses $1,000 · units $685
HH Size
2.8
Personal Income / wk
$837
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
413
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
51.8%
Couples with children
31.6%
Couples, no children
15.3%
Single parent
4,987
Total families
Economy & Employment
Healthcare is Earlwood's largest listed industry at 13.8%, employing 800 people, followed by Education at 13.5% and 783, Professional and Technical services at 12.5% and 729, Construction at 8.7% and 508, and Finance at 8.3% and 484. The occupation mix is led by 2,438 Professionals and 1,448 Managers, with 1,219 in Clerical and Administrative work. Unemployment is 3.9% and labour-force participation 55.7%, while 5,970 people are outside the labour force, consistent with a median age of 44. SEIFA education and occupation deciles are both 8, higher than the IRSD decile of 7, while IRSAD is also 8, indicating strong resources alongside a slightly lower broad-disadvantage result.
Unemployment
3.9%
Labour Force
8,385
Unemployed
330
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.2%
Part-time
27.4%
Participation
55.7%
Employed
8,055
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
44.9%
Postgraduate
12.1%
Born Overseas
36.0%
Dwellings
6,132
Transport to Work
Earlwood is practical for households that value space and home-based work, because 58.3% of residents work from home, compared with 34.3% who drive a car and 2.9% who use public transport for commuting. Walking and cycling account for 1.8%, so the suburb is less transit-oriented than denser inner-city locations. Three nearby schools are government primary schools, giving families local access while making exact enrolment-zone checks important. The IRSAD score sits in decile 8, above the national midpoint, reflecting relatively strong resources. With 18,053 residents across 5.61 square kilometres, street choice still matters for noise, traffic and access to services.
Drive
34.3%
Public Transport
2.9%
Walk / Cycle
1.8%
Work from Home
58.3%
Population Forecast
+0.05%/yr
(+10 people/yr)
EstablishedEarlwood is an established, slow-growth suburb, with forecast trend growth of 0.05% annually and overseas migration identified as the primary driver. Across the wider area, population change is 7.3% over 10 years, while the shift trajectory is labelled Mixed. The indicators also diverge on gentrification: one measure gives a score of 10 and a stage of Not gentrifying, while the shift measure records 44 and Early signs. Rent growth of 39.0% is higher than the annual population trend, which can increase investor interest even when resident growth is limited. The senior share has risen 2.3 percentage points and the young share fallen 1.9 points, reinforcing the ageing direction.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+188
Net Internal / yr
-175
Gentrification Signal
Not gentrifying
Net internal outflow -175/yr, COVID recovered (-2% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Earlwood compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Earlwood a good suburb to live in?
Earlwood suits households wanting established detached housing, with 80.2% of dwellings separate houses and 44.9% owned outright. Its median age is 44, household income ranks at the 82.3rd percentile, and 58.3% of residents work from home. Buyers should weigh car dependence against local schools and everyday services.
What is the median house price in Earlwood?
Check a current NSW market source and recent comparable sales for Earlwood's median house price before budgeting. The suburb has 80.2% separate houses, 44.4% 3-bedroom homes and a $2,817 monthly mortgage figure, but those indicators do not replace a current sale median.
What schools are in Earlwood?
Earlwood has 3 nearby government primary schools: Earlwood Public School, Clemton Park Public School and Undercliffe Public School. Families should check the exact enrolment zone for each address, because school boundaries can differ even between nearby streets.
Is Earlwood safe?
Use the current NSW Police incident map and visit the exact streets at different times before deciding. Earlwood has 18,053 residents across 5.61 square kilometres, so conditions can vary between pockets. Comparing nearby Campsie and Undercliffe can also help with street-level context.
Is Earlwood good for property investment?
Earlwood has a 20.8% renting share, $570 weekly rent and a 6.3% vacancy rate. Rent growth of 39.0% is higher than the 0.05% annual population trend, while 183 development records in 12 months indicate active change. Check the purchase price, property condition and local supply before estimating returns.
How is Earlwood's population changing?
Earlwood has 18,053 residents today, with forecast trend growth of 0.05% annually and overseas migration as the primary driver. Across the wider area, population change is 7.3% over 10 years. The trajectory is Mixed, the senior share has risen 2.3 points and the young share has fallen 1.9 points.
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 education open registers (school locations), 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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