East Lismore
Despite a population of 4,980, East Lismore has a density of 761.4 people per square kilometre and a median age of 39, only 1.0 year below the national comparison. Its 38.4% renting share sits above outright ownership at 31.8%, while 79.0% of homes are separate houses. That mix points to an established, car-oriented suburb with a sizeable rental base rather than a high-turnover apartment market. Compared with central Lismore, the detached housing profile gives East Lismore a more residential feel, while 17.0% volunteering and 75.1% residential stability point to durable local ties. Household income ranks at the 27.2 percentile, helping explain why affordability remains important even as rents have grown 36.4%.
Population
4,980
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,236/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
Homebuyers are choosing mostly conventional family stock: 79.0% separate houses, 15.3% semi-detached dwellings and 5.7% apartments. Three-bedroom homes account for 46.7% and four-plus-bedroom homes 24.1%, so space-led buyers have more choice than apartment seekers. The monthly mortgage figure is $1,430, while rent is $310 a week; mortgage-to-income is 26.7%, compared with rent-to-income of 25.1%, indicating similar housing-cost pressure. Outright ownership is 31.8% and mortgage ownership 28.4%, below the 38.4% renting share. Compared with central Lismore, East Lismore suits buyers prioritising detached living, but the household income percentile of 27.2 calls for careful borrowing.
For Buyers
Homebuyers are choosing mostly conventional family stock: 79.0% separate houses, 15.3% semi-detached dwellings and 5.7% apartments. Three-bedroom homes account for 46.7% and four-plus-bedroom homes 24.1%, so space-led buyers have more choice than apartment seekers. The monthly mortgage figure is $1,430, while rent is $310 a week; mortgage-to-income is 26.7%, compared with rent-to-income of 25.1%, indicating similar housing-cost pressure. Outright ownership is 31.8% and mortgage ownership 28.4%, below the 38.4% renting share. Compared with central Lismore, East Lismore suits buyers prioritising detached living, but the household income percentile of 27.2 calls for careful borrowing.
For Investors
Investors get a renter base of 38.4%, higher than outright ownership at 31.8%, with weekly rent of $310 and vacancy at 6.2%. That combination can support tenant demand, although a 6.2% vacancy rate is a softer signal than a tightly constrained market. Twenty-eight development applications in 12 months, including a new dwelling, secondary dwelling and pool, suggest ongoing incremental improvement rather than a major release. The primary forecast migration driver is overseas migration, but the annual trend is -1.07%, so population momentum is weaker than in faster-growing suburbs. With rent growth of 36.4% and an aging trajectory, the strategy is more defensive and cash-flow aware than speculative. Compare achievable rent, maintenance and insurance with Lismore and Goonellabah before buying.
Development Activity
Total DAs
147
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
+75.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in East Lismore
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
East Lismore has a median age of 39, which is 1.0 year below the national comparison, but its trajectory is aging: the senior share has risen 4.3 percentage points while the young share has fallen 2.2 points. Overseas-born residents make up 10.2%, 11.4 points below the national comparison, and university attainment is 28.3%, 1.8 points below national. English, Irish and Scottish ancestry counts are 2,017, 738 and 612, while Christianity and no religion account for 2,207 and 2,099 people. Average household size is 2.3, 0.2 below national, and 75.1% stayed at the same address, supporting a settled profile. Compared with central Lismore and Goonellabah, East Lismore's lower overseas share and smaller households suggest demand shaped more by established local networks than rapid population churn.
Age Distribution
Bedrooms
Dwelling Structure
79.0%
Houses
15.3%
Townhouse
5.7%
Apartment
Tenure
Tenure is split across 31.8% outright ownership, 28.4% mortgage ownership and 38.4% renting, so rental households are more common than either ownership category individually. The dwelling stock is detached-led, with 79.0% separate houses, compared with 15.3% semi-detached homes and 5.7% apartments. Three-bedroom dwellings make up 46.7%, followed by 24.1% with four or more bedrooms and 22.8% two-bedroom homes. Housing costs absorb 26.7% of household income for mortgages and 25.1% for rent, while household income sits at the 27.2 percentile. That combination explains why East Lismore can remain accessible to some buyers yet exposed to affordability pressure for renters. Compared with central Lismore, the stronger house orientation is the clearest housing distinction.
Mortgage / mo
$1,430
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $310.
$550
Bond data Jun 2026 · houses $620 · units $435
HH Size
2.3
Personal Income / wk
$670
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.2%
Unoccupied
130
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.7%
Couples with children
36.8%
Couples, no children
26.5%
Single parent
1,196
Total families
Economy & Employment
Healthcare is the leading industry at 28.2% and 406 workers, followed by education at 16.7% and 241, retail at 8.6% and 124, construction at 6.5% and 93, and other services at 5.6% and 81. This service concentration links East Lismore to the wider Lismore regional economy because care, education and retail provide recurring local employment. Professionals number 452, community and personal service workers 363, labourers 288, trades 269 and clerical or administrative workers 257, giving the suburb a mixed occupational base. The labour-force participation rate is 56.5%, full-time employment 53.9% and unemployment 5.9%. Socioeconomic measures sit below the national midpoint: IEO is decile 3, IER decile 1, IRSD decile 2 and IRSAD decile 2. The low education and income rankings are consistent with the household income percentile of 27.2, despite a strong professional and health presence.
Unemployment
5.9%
Labour Force
2,340
Unemployed
138
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.9%
Part-time
39.7%
Participation
56.5%
Employed
2,202
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
28.3%
Postgraduate
6.4%
Born Overseas
10.2%
Dwellings
1,940
Transport to Work
Daily life is strongly car dependent: 74.0% travel as car drivers, compared with only 0.7% using public transport and 4.9% walking or cycling. A further 12.9% work from home, which can soften commute pressure but does not replace local transport options. Three local schools cover government primary, government secondary and government specific-purpose provision; families should check enrolment zones against the exact address because boundaries can cross suburb edges. Volunteering is 17.0%, and 8.6% of residents report needing assistance, so community support and accessible services matter. IRSAD is decile 2 and IER is decile 1, placing East Lismore below the national midpoint on relative socioeconomic measures. Compared with a more walkable inner area, the suburb trades convenience for conventional housing and access to Lismore's broader services.
Drive
74.0%
Public Transport
0.7%
Walk / Cycle
4.9%
Work from Home
12.9%
Population Forecast
-1.07%/yr
(-146 people/yr)
EstablishedEast Lismore's growth outlook is cautious. The forecast annual trend is -1.07%, while population change across the wider area is -2.2% over 10 years, consistent with an Aging trajectory. The shift measures show the senior share up 4.3 points and the young share down 2.2 points, so demographic change is more likely to come through household composition than expansion. Overseas migration is the primary migration driver, but that has not translated into positive local momentum. Gentrification signals are mixed: one indicator records a score of 0 and stage Not gentrifying, while the shift measure records 27 and Early signs. Rent growth of 36.4% and real income growth of 22.9% may support gradual reinvestment, yet the annual trend remains lower than a growth corridor. Expect established-suburb renewal rather than rapid transformation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+70
Net Internal / yr
-480
Gentrification Signal
Not gentrifying
Net internal outflow -480/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How East Lismore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is East Lismore a good suburb to live in?
East Lismore can suit households wanting detached housing, established services and a quieter residential setting. It has 79.0% separate houses, 74.0% car drivers and 17.0% volunteering. Compared with central Lismore, it is more house-oriented, but its IRSAD decile of 2 and household income percentile of 27.2 make budgets and service access important.
What is the median house price in East Lismore?
Use recent settled sales to identify East Lismore's current median rather than relying on an estimate. The suburb has 79.0% separate houses and 46.7% three-bedroom dwellings, which can make its median differ from apartment-heavy areas. Compare East Lismore with Lismore and Goonellabah by dwelling type, block size and sale date.
What schools are in East Lismore?
Three local government schools cover primary, secondary and specific-purpose education. Families should compare the exact address with current enrolment zones, since school boundaries can differ from suburb boundaries. Compared with an area that has only primary provision, East Lismore provides a broader local school mix across 3 settings.
Is East Lismore safe?
Check current NSW Police incident data and compare East Lismore with nearby Lismore by offence type and recent year. The suburb has 4,980 residents, but population size alone cannot establish safety. Street-level conditions can vary, so compare the exact location, nearby routes and surrounding activity before renting or buying.
Is East Lismore good for property investment?
It may suit a cautious, income-aware strategy more than a high-growth one. Rent is $310 a week, vacancy is 6.2% and 38.4% of households rent, while the forecast annual trend is -1.07%. Twenty-eight development applications in 12 months indicate ongoing activity, but not necessarily strong capital growth. Compare net yield, insurance, maintenance and tenant demand with Lismore and Goonellabah.
How is East Lismore's population changing?
The direction is aging and slow. The annual forecast trend is -1.07%, and population change across the wider area is -2.2% over 10 years. The senior share has increased 4.3 points while the young share has fallen 2.2 points. Overseas migration is the primary driver, so compared with a growth corridor, expect steadier demand and more age-related service needs.
What development is occurring in East Lismore?
Development activity is incremental, with 28 applications in the past 12 months. Examples include a new dwelling, a secondary dwelling with garage or parking, and a swimming pool. That pattern suggests household upgrades and small-scale additions rather than a major estate rollout. Compared with greenfield areas, the likely effect is gradual renewal within an established 6.54 square kilometre 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 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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