Emu Plains
House prices surged 13.9% in one year from $900,000 to $1,025,000, yet Emu Plains' vacancy rate of just 3.2% is among the tightest in western Sydney, suggesting strong owner-occupier demand rather than speculative buying. With 82.0% separate houses and 41.1% having 4-plus bedrooms, the suburb delivers large family homes at prices still below $1 million for many stock types. The population has barely grown over the decade (+0.2%), making it one of the most static communities in the Penrith corridor.
Population
8,126
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,877/wk
DAs (12 months)iDevelopment Applications lodged in the past year
81
Median House
$950K
2024-2025 (PSI derived)
The $950,000 median house price rose 13.9% from $900,000 the previous year. Four-plus bedroom homes dominate at 41.1%, higher than most western Sydney suburbs, reflecting the newer estates and ex-farm subdivisions. Three-bedroom stock at 47.8% provides the core. Monthly mortgage repayments of $2,200 push mortgage-to-income to 27.1%, safely below stress. Outright ownership at 40.0% is high, and 37.0% are on mortgages. Turnover is low at 16.3%, with 83.7% staying over 5 years, so listings are scarce. Six schools serve the area, with ICSEA scores ranging from 993 to 1049, all near or above the national median.
For Buyers
The $950,000 median house price rose 13.9% from $900,000 the previous year. Four-plus bedroom homes dominate at 41.1%, higher than most western Sydney suburbs, reflecting the newer estates and ex-farm subdivisions. Three-bedroom stock at 47.8% provides the core. Monthly mortgage repayments of $2,200 push mortgage-to-income to 27.1%, safely below stress. Outright ownership at 40.0% is high, and 37.0% are on mortgages. Turnover is low at 16.3%, with 83.7% staying over 5 years, so listings are scarce. Six schools serve the area, with ICSEA scores ranging from 993 to 1049, all near or above the national median.
For Investors
Weekly rent of $420 against a $950,000 median produces roughly 2.3% gross yield, below the Sydney average. The 3.2% vacancy rate is exceptionally tight, favouring landlords. The 22.9% renter share is moderate. 74 DAs in 12 months include commercial developments and subdivisions alongside residential alterations. Population is declining at -0.24%/yr (-34 persons), and the suburb hasn't recovered from its COVID dip (-2.2%), currently 0.8% below pre-COVID levels. Internal migration runs at -108/yr, partially offset by overseas arrivals (+53/yr). The tight vacancy partly reflects limited new construction keeping supply constrained.
Development Activity
Total DAs
412
Last 12 Months
81
YoY ChangeiYear-over-year change in DA lodgements
-3.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Emu Plains iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Leonay Public School
K-6 · 191 students
Our Lady of The Way Primary School
K-6 · 328 students
Penola Catholic College Emu Plains
7-12 · 709 students
Emu Heights Public School
K-6 · 237 students
Nepean Creative and Performing Arts High School
7-12 · 807 students
Demographics
Only 15.9% were born overseas, 5.7pp below the national average, one of the lowest in western Sydney. English ancestry leads at 3,250, followed by Irish (1,116) and Scottish (808). University attainment at 27.4% is 2.7pp below the national average. The median age of 41 is 1 year above national. Professionals (816) and clerical/admin (640) lead occupations. Average household size of 2.6 is slightly above the national 2.5. Couples with children (2,809) make up the largest family type, consistent with the family-suburb character. Christianity (4,872) dominates religion.
Age Distribution
Bedrooms
Dwelling Structure
82.0%
Houses
12.4%
Townhouse
2.2%
Apartment
Tenure
Prices jumped from $900,000 to $1,025,000 in one year (13.9%). Separate houses at 82.0% dominate, with apartments at only 2.2% and semi-detached at 12.4%. The 41.1% share of 4-plus bedroom homes is among the highest in western Sydney. Outright ownership (40.0%) leads tenure, followed by mortgage holders (37.0%) and renters (22.9%). Both stress indicators stay below threshold: mortgage-to-income at 27.1% and rent-to-income at 22.4%. The 3.2% vacancy rate is very tight. Affordability has remained broadly stable over the decade, moving from 48.0% to 46.8%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,200
Rent / wk
$420
HH Size
2.6
Personal Income / wk
$880
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.2%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.0%
Couples, no children
6,686
Total families
Economy & Employment
Education (16.3%) and healthcare (16.2%) lead employment, followed by construction (12.7%) and public administration (10.4%). Manufacturing at 6.5% is higher than most Sydney suburbs, reflecting the nearby industrial precincts. Professionals (816) are the top occupation, with clerical/admin (640) and managers (521) following. Unemployment at 3.5% is below the national average, and full-time employment runs at 67.4%. SEIFA IRSD decile 8 and IRSAD decile 7 place Emu Plains in the upper-middle band nationally. The IER decile of 8 indicates strong economic resources.
Unemployment
1.9%
Labour Force
7,666
Unemployed
149
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.4%
Part-time
29.1%
Participation
52.5%
Employed
3,349
Occupations
Top Industries
University
27.4%
Postgraduate
7.0%
Born Overseas
15.9%
Dwellings
2,990
Transport to Work
Car dependence at 88.9% dominates, with public transport at just 2.5%. Walking/cycling captures 2.9%. Emu Plains has 6 schools: Leonay Public (ICSEA 1049, 191 students), Our Lady of The Way Primary (Catholic, ICSEA 1047, 328 students), Penola Catholic College (ICSEA 1024, 709 students), Emu Heights Public (ICSEA 1006, 237 students), Nepean Creative and Performing Arts High (ICSEA 994, 807 students), and Emu Plains Public (ICSEA 993, 406 students). All cluster near the national median. The SEIFA IRSD decile of 8 indicates low disadvantage.
Drive
88.9%
Public Transport
2.5%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
-0.24%/yr
(-34 people/yr)
EstablishedPopulation is declining at -0.24% per year, losing about 34 people. Over the past decade, population barely moved (+0.2%). The suburb experienced a 2.2% COVID dip and has not fully recovered, sitting 0.8% below pre-COVID levels. Internal migration runs at -108/yr while overseas arrivals add +53/yr. The medium forecast projects 13,706 residents by 2031, down from 13,876 in 2026. The aging trajectory is clear: the senior share rose 5.4pp and the working-age share fell 4.1pp over the decade, consistent with original estate buyers growing older in place.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+53
Net Internal / yr
-108
Gentrification Signal
Not gentrifying
Net internal outflow -108/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Emu Plains compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Emu Plains a good suburb to live in?
Emu Plains ranks in SEIFA IRSAD decile 7, the upper-middle band nationally. Six local schools all have ICSEA scores between 993 and 1049, near or above the national median. Unemployment is low at 3.5%, and mortgage stress stays below 30% at 27.1%.
What is the median house price in Emu Plains?
The median house price is $950,000, up 13.9% from $900,000 a year earlier. Monthly mortgage repayments average $2,200, keeping mortgage-to-income at 27.1%, below the 30% stress threshold. 41.1% of homes have 4 or more bedrooms.
What schools are in Emu Plains?
Emu Plains has 6 schools: Leonay Public (ICSEA 1049), Our Lady of The Way (Catholic, ICSEA 1047), Penola Catholic College (ICSEA 1024, 709 students), Emu Heights Public (ICSEA 1006), Nepean Creative and Performing Arts High (ICSEA 994, 807 students), and Emu Plains Public (ICSEA 993).
Is Emu Plains safe?
Suburb-level crime data is not available for Emu Plains. The SEIFA IRSD decile of 8 (low disadvantage), 3.5% unemployment, and high outright ownership (40.0%) are all positively correlated with lower crime in Australian research.
Is Emu Plains good for property investment?
Prices rose 13.9% in one year, but gross yield is low at about 2.3% ($420/week vs $950,000 median). Vacancy at 3.2% is very tight. Population declines at -0.24%/yr, and 74 DAs in 12 months show moderate development activity. This is a capital growth rather than yield play.
How is Emu Plains's population changing?
Population declines at -0.24% per year (-34 persons). Growth over the past decade was nearly zero (+0.2%). The suburb hasn't recovered from its 2.2% COVID dip. Internal outflow runs at -108/yr, offset partially by overseas arrivals (+53/yr). The forecast projects 13,706 by 2031.
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.
Explore Emu Plains on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map