Edgeworth
Median house prices in Edgeworth jumped 16.9% in a single year, from $577,500 in 2024 to $675,000 in 2025, the kind of move that follows real demand rather than speculation. The driver is people, not money: net internal migration runs at 354 residents a year and the population has climbed 43.3% over the decade, classifying the suburb as actively gentrifying. Yet it stays firmly affordable and detached, with 88.4% separate houses and household income in the 42.5th percentile nationally, below the midpoint. The profile is anglo-leaning, with only 8.4% of residents born overseas, 13.2 points below the national figure.
Population
6,401
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,435/wk
DAs (12 months)iDevelopment Applications lodged in the past year
188
Median House
$612K
2024-2025 (PSI derived)
At a $612,500 median house price, Edgeworth sits well below Sydney and most coastal NSW markets, which is why internal migration adds 354 residents a year. The stock suits families: 88.4% are separate houses, 52.8% have three bedrooms and 26.4% have four or more, so buyers compete for genuine houses rather than apartments, which are just 7.3% of dwellings. Affordability is real, with monthly mortgage repayments averaging $1,733 and a mortgage-to-income ratio of 27.9%, below the 30% stress threshold despite household income in the 42.5th percentile. The catch is timing: prices rose 16.9% from $577,500 to $675,000 across 2024 to 2025, so the entry window is narrowing faster than incomes are growing.
For Buyers
At a $612,500 median house price, Edgeworth sits well below Sydney and most coastal NSW markets, which is why internal migration adds 354 residents a year. The stock suits families: 88.4% are separate houses, 52.8% have three bedrooms and 26.4% have four or more, so buyers compete for genuine houses rather than apartments, which are just 7.3% of dwellings. Affordability is real, with monthly mortgage repayments averaging $1,733 and a mortgage-to-income ratio of 27.9%, below the 30% stress threshold despite household income in the 42.5th percentile. The catch is timing: prices rose 16.9% from $577,500 to $675,000 across 2024 to 2025, so the entry window is narrowing faster than incomes are growing.
For Investors
Edgeworth leans toward owner-occupiers, with only 27.8% of residents renting against 40.9% on a mortgage and 31.2% owning outright, so the tenant pool is shallower than in inner-city markets. Weekly rent of $360 against the $612,500 median implies a gross yield near 3.1%, higher than premium Sydney suburbs where yields fall below 2%. Rent has grown 60.7% over the period, and the 5.0% vacancy rate leaves room before oversupply bites. The demand case is strong: net internal migration of 354 a year far outweighs overseas migration of 52, and 176 development applications were lodged in 12 months. With annual population growth forecast at 2.34%, the investment thesis rests on capital growth and rising rents rather than a deep existing rental base.
Development Activity
Total DAs
836
Last 12 Months
188
YoY ChangeiYear-over-year change in DA lodgements
+7.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Edgeworth iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Benedict's Primary School
K-6 · 357 students
Edgeworth Heights Public School
K-6 · 305 students
Edgeworth Public School
P-6 · 647 students
Demographics
The median age of 39 is 1.0 year below national, and the working-age share has held steady while the senior share edged up just 0.9 points over the decade, a younger and more stable profile than aging coastal towns nearby. Overseas-born residents are only 8.4%, which is 13.2 points below national, and ancestry is strongly anglo, led by English (2,781), Scottish (660) and Irish (544). University qualifications reach 15.6%, 14.5 points below the national figure, consistent with a workforce weighted toward trades and services rather than knowledge professions. Average household size is 2.4, close to national at 0.1 below, and family households skew toward couples with children (1,767) over couples with no children (1,458), reinforcing the family-suburb character.
Age Distribution
Bedrooms
Dwelling Structure
88.4%
Houses
4.3%
Townhouse
7.3%
Apartment
Tenure
Tenure tilts toward buyers paying down debt: 40.9% carry a mortgage, 31.2% own outright and 27.8% rent, a mortgage-heavy mix typical of an affordable growth corridor. The stock is overwhelmingly detached at 88.4% separate houses, with apartments at 7.3% and semi-detached at 4.3%, so density stays low at 1,063.9 residents per km2. Three-bedroom homes dominate at 52.8% and four-plus bedroom at 26.4%, matching the family demographic. The median rose from $577,500 to $675,000 across 2024 to 2025, a 16.9% one-year move, yet mortgage-to-income holds at 27.9% and rent-to-income at 25.1%, both below the 30% stress line. Affordability is worsening though, slipping from 49.3% in 2011 to 51.9% in 2021 as prices outpace local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$360
HH Size
2.4
Personal Income / wk
$713
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
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
27.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.2%
Couples, no children
5,001
Total families
Economy & Employment
The workforce concentrates in services and trades rather than corporate roles: Healthcare leads at 23.9% (443 workers), Construction follows at 12.7% (236) and Education at 9.5% (175), with Manufacturing at 8.4% and Retail at 7.2%. By occupation, Clerical/Admin (403), Community/Personal (387) and Professionals (376) sit close together, and Labourers (375) nearly match the professional count, a balance you rarely see in higher-income suburbs. This mix explains the SEIFA pattern: the IEO decile for education and occupation is just 4, while the IER decile for economic resources reaches 8 because affordable housing and high homeownership lift household resources above what incomes alone suggest. Unemployment is 5.0% and the full-time rate is 63.6%.
Unemployment
3.5%
Labour Force
10,359
Unemployed
360
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.6%
Part-time
31.4%
Participation
54.2%
Employed
2,705
Occupations
Top Industries
University
15.6%
Postgraduate
2.1%
Born Overseas
8.4%
Dwellings
2,484
Transport to Work
Edgeworth is built around the car, with 91.6% of commuters driving and only 0.9% using public transport and 1.6% walking or cycling, well below national active-transport rates, a function of its low-density, detached layout. The suburb scores decile 6 on IRSD for relative disadvantage and decile 5 on IRSAD, both near the national midpoint, indicating a broadly average socioeconomic standing rather than concentrated hardship. Around 10.4% of residents (632 people) need daily assistance and volunteering runs at 10.2%. Housing costs stay manageable for a growth suburb, with rent-to-income at 25.1% and mortgage-to-income at 27.9%, both below the 30% stress threshold, which helps explain why net internal migration keeps adding 354 residents a year.
Drive
91.6%
Public Transport
0.9%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+2.34%/yr
(+433 people/yr)
EstablishedEdgeworth is one of the faster-growing suburbs in the Lake Macquarie area, with population up 43.3% over the decade and a forecast annual growth rate of 2.34%, adding around 433 residents a year. The primary engine is internal migration at a net 354 residents annually, dwarfing overseas migration of 52, which means growth depends on Australians relocating from pricier markets rather than new arrivals. The gentrification stage reads Active with a score of 44, supported by signals of a 57% population rise since 2011 and steady net internal inflow. Real incomes grew 24.1% over the decade, but affordability still worsened from 49.3% to 51.9%, a sign that price growth of 16.9% in the latest year is running ahead of wages.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+52
Net Internal / yr
+354
Gentrification Signal
Active
Population +57% since 2011, Net internal migration +354/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Edgeworth compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Edgeworth a good suburb to live in?
Edgeworth scores decile 6 on IRSD and decile 5 on IRSAD, near the national midpoint, with affordable detached housing at a $612,500 median and a low-stress mortgage-to-income ratio of 27.9%. It draws 354 net internal migrants a year, though university qualifications at 15.6% sit 14.5 points below national.
What is the median house price in Edgeworth?
The median house price is $612,500, well below Sydney levels. Prices rose 16.9% from $577,500 in 2024 to $675,000 in 2025. Weekly rent averages $360 and monthly mortgage repayments run about $1,733, keeping the mortgage-to-income ratio at 27.9%, below the 30% stress line.
What schools are in Edgeworth?
No schools are recorded inside the Edgeworth boundary in this dataset, so families rely on schools in neighbouring suburbs. The area skews young, with a median age of 39, one year below national, and family households led by 1,767 couples with children.
Is Edgeworth safe?
Detailed crime statistics are not available for Edgeworth in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSD index of relative disadvantage, above the national midpoint, and 10.4% of its 6,401 residents need daily assistance, both consistent with a broadly average area.
Is Edgeworth good for property investment?
Weekly rent of $360 against a $612,500 median gives a gross yield near 3.1%, higher than premium Sydney suburbs below 2%. Rent grew 60.7% over the period and vacancy is 5.0%. Net internal migration of 354 a year and 2.34% annual population growth support both rents and capital values.
How is Edgeworth's population changing?
Edgeworth's population has grown 43.3% over the decade and is forecast to expand 2.34% a year, adding about 433 residents annually. The main driver is net internal migration of 354 a year, far above overseas migration of 52, placing the suburb in an Active gentrification stage.
How much development is happening in Edgeworth?
There were 176 development applications lodged in the past 12 months, high for a suburb of 6,401 people. Many are new dwelling houses and complying development certificates, consistent with an actively growing area expanding at 2.34% a year on net internal migration of 354 residents.
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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