Gladesville
Apartments now slightly outnumber detached houses in Gladesville, with 47.5% apartments vs 44.1% separate houses. That gives the suburb a denser profile than many lower north shore pockets, while incomes remain high: household income sits at the 87th percentile. Compared with nearby Hunters Hill and Ryde, its appeal is a compact mix of village retail, Parramatta River access and city-oriented professionals; 55.0% hold university qualifications and 32.6% were born overseas.
Population
12,867
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,257/wk
DAs (12 months)iDevelopment Applications lodged in the past year
166
Median House
$1.1M
2024-2025 (PSI derived)
For homebuyers, Gladesville is less a big-block suburb than a choice between apartments and compact family houses. The median house price is $1,070,000, with the latest price history rising 4.3% from 2024 to 2025 and sitting 0.0% below its peak. Apartments account for 47.5% of dwellings, above separate houses at 44.1%, so downsizers and first-home buyers have more stock than in detached-house suburbs. Mortgage costs take 28.7% of household income, below common stress thresholds, because household income is high at $2,257 weekly.
For Buyers
For homebuyers, Gladesville is less a big-block suburb than a choice between apartments and compact family houses. The median house price is $1,070,000, with the latest price history rising 4.3% from 2024 to 2025 and sitting 0.0% below its peak. Apartments account for 47.5% of dwellings, above separate houses at 44.1%, so downsizers and first-home buyers have more stock than in detached-house suburbs. Mortgage costs take 28.7% of household income, below common stress thresholds, because household income is high at $2,257 weekly.
For Investors
Investors get strong tenant depth but should price vacancy risk carefully. Renters make up 40.1% of households, a higher share than owners with mortgages at 33.1%, and median rent is $450 per week. The 8.2% vacancy rate is above what most investors would call tight, which can soften near-term pricing power. Development is active with 150 applications in 12 months, including dual occupancy work, so extra supply may compete with older units. The upside is income quality: household income ranks at the 87th percentile, supporting rent collection.
Development Activity
Total DAs
870
Last 12 Months
166
YoY ChangeiYear-over-year change in DA lodgements
+5.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gladesville iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady Queen of Peace Catholic Primary School
K-6 · 179 students
Gladesville Public School
K-6 · 305 students
Riverside Girls High School
7-12 · 665 students
Demographics
Gladesville skews educated and internationally connected rather than especially young. Median age is 39, about 1.0 year below the national figure, while 55.0% of residents hold university qualifications, 24.9 percentage points above national. Overseas-born residents are 32.6%, or 11.0 points higher than national, because professional households and inner-north access draw migrants as well as long-term locals. English ancestry is the largest listed group at 3,474 people, followed by Irish 1,447, Chinese 1,377 and Italian 1,282; Mandarin is the top non-English language at 226 speakers.
Age Distribution
Bedrooms
Dwelling Structure
44.1%
Houses
8.2%
Townhouse
47.5%
Apartment
Tenure
The housing mix is unusually balanced for a middle-ring Sydney suburb. Apartments are 47.5% of dwellings compared with 44.1% separate houses and 8.2% semi-detached homes, which explains the large 34.1% share of 2-bedroom stock. Price history shows the market moving from $1,055,000 in 2024 to $1,100,000 in 2025, a 4.3% rise, with the latest quarter equal to the peak. Tenure is mixed: 26.7% own outright, 33.1% are mortgaged and 40.1% rent, so turnover and strata supply matter more than in owner-dominated suburbs.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,800
Rent / wk
$450
HH Size
2.4
Personal Income / wk
$1,200
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.2%
Unoccupied
469
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.6%
Couples, no children
9,983
Total families
Economy & Employment
Gladesville's workforce is weighted to higher-skill services. Professional/Tech employs 855 people or 15.6%, ahead of Healthcare at 755, Education at 622, Finance at 550 and Construction at 419; that mix supports household income in the 87th percentile. Occupations reinforce the pattern, with 2,450 Professionals and 1,509 Managers compared with 971 Clerical/Admin workers. Unemployment is low at 3.7% and full-time work is 71.4% among employed people. SEIFA is very strong: IEO, IRSD and IRSAD are all decile 10, while IER is lower at decile 8, likely reflecting some rental and apartment diversity within an affluent area.
Unemployment
2.5%
Labour Force
10,550
Unemployed
261
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.4%
Part-time
24.9%
Participation
61.3%
Employed
6,306
Occupations
Top Industries
University
55.0%
Postgraduate
15.5%
Born Overseas
32.6%
Dwellings
5,232
Transport to Work
Daily life is convenience-led but car-heavy. Car drivers account for 80.9% of commuting, well above public transport at 7.8% and walking or cycling at 6.3%, so access to Victoria Road buses and arterial routes matters more than train proximity. The local school offer is compact: 3 schools span ICSEA 1114 to 1132, led by Our Lady Queen of Peace Catholic Primary at 1132, Gladesville Public at 1129 and Riverside Girls High at 1114, giving Catholic and Government choices. IRSAD decile 10 points to above-average social advantage; crime-rate figures are not available, so safety is best assessed through street-level checks.
Drive
80.9%
Public Transport
7.8%
Walk / Cycle
6.3%
Work from Home
N/A
Population Forecast
+0.82%/yr
(+134 people/yr)
EstablishedGrowth is steady rather than speculative. The medium forecast adds about 134 people a year, or 0.82% annually, taking population from 16,286 in 2026 to 16,954 in 2031. Migration is the key driver: average net overseas migration is +174 people a year compared with average net internal migration of -54, so demand is replenished even as some households move out. The gentrification score is 5 and the stage is Not gentrifying, which fits an established market; however, the shift indicators still show 31.4% rent growth and 21.0% real income growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+174
Net Internal / yr
-54
Gentrification Signal
Not gentrifying
Population +15% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gladesville compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gladesville a good suburb to live in?
Yes. Gladesville works well for buyers wanting a compact inner-north lifestyle, with 47.5% apartments, 3 local schools and household income in the 87th percentile. It suits people comfortable with car or bus travel rather than train access.
What is the median house price in Gladesville?
The median house price is $1,070,000. Recent price history shows the latest recorded price at $1,100,000 in 2025, up 4.3% from $1,055,000 in 2024 and equal to the recorded peak.
What schools are in Gladesville?
Gladesville has 3 local schools: Our Lady Queen of Peace Catholic Primary, Gladesville Public School and Riverside Girls High School. Their ICSEA range is 1114 to 1132, with enrolments from 179 to 665.
Is Gladesville safe?
Published crime-rate figures are not available for Gladesville, so safety should be checked street by street. Broader indicators are strong, with IRSAD decile 10 and 3 established local schools supporting family demand.
Is Gladesville good for property investment?
Gladesville has investor depth because 40.1% of households rent and median rent is $450 per week. The caution is vacancy at 8.2% and 150 development applications in 12 months, which may add competing supply.
How is Gladesville's population changing?
The medium forecast points to steady growth of 0.82% a year, or about 134 people annually. Population is projected to move from 16,286 in 2026 to 16,954 in 2031, with overseas migration the main driver.
What languages are spoken in Gladesville?
English is dominant, but Gladesville is multilingual. The largest listed non-English languages are Mandarin with 226 speakers, Italian with 163, Cantonese with 158, Greek with 138 and Arabic with 50.
Is there much development in Gladesville?
Yes. There were 150 development applications in the past 12 months, including dual occupancy, demolition and alterations work. That level of activity is important because apartments already make up 47.5% of dwellings.
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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