Glenmore Park
Sitting at the western foot of the Blue Mountains in Penrith LGA, Glenmore Park is one of Sydney's purest 1990s-2000s detached family land releases: 90.7% of dwellings are separate houses and 72.3% have four or more bedrooms, a profile far above the national skew. Median household income of $2,526/week sits in the 92.6th percentile nationally, yet education sits at IEO decile 6, producing the classic mortgage-belt mix of dual-income tradies, healthcare professionals, and public-sector workers servicing $1.027M house values. The suburb has aged in place rather than churned: population grew just 0.6% over a decade and -237/yr net internal outflow shows young families holding stock while seniors expand their share by 4.7 percentage points.
Population
25,021
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$2,526/wk
DAs (12 months)iDevelopment Applications lodged in the past year
134
Median House
$1.0M
2024-2025 (PSI derived)
Glenmore Park is built for the family upgrader rather than the first-home buyer. With 72.3% of homes carrying four or more bedrooms and only 0.9% in the studio/1-bed bracket, stock is overwhelmingly tilted toward established family households averaging 3.2 people, larger than the national 2.5. The $1.027M median house price sits 17.3% above its 2024 trough of $955k, with prices currently at peak rather than discounted. What makes the entry math viable is income: mortgage-to-income ratio of 21.9% is well below the 30% stress threshold, helped by the 92.6th-percentile household income. Buyers should expect a 54% mortgaged neighbour profile, meaning leverage is normalised but stretched, and 90.7% detached means body-corporate fees are essentially absent compared to inner Sydney apartment suburbs.
For Buyers
Glenmore Park is built for the family upgrader rather than the first-home buyer. With 72.3% of homes carrying four or more bedrooms and only 0.9% in the studio/1-bed bracket, stock is overwhelmingly tilted toward established family households averaging 3.2 people, larger than the national 2.5. The $1.027M median house price sits 17.3% above its 2024 trough of $955k, with prices currently at peak rather than discounted. What makes the entry math viable is income: mortgage-to-income ratio of 21.9% is well below the 30% stress threshold, helped by the 92.6th-percentile household income. Buyers should expect a 54% mortgaged neighbour profile, meaning leverage is normalised but stretched, and 90.7% detached means body-corporate fees are essentially absent compared to inner Sydney apartment suburbs.
For Investors
Glenmore Park is a yield-light, capital-growth-lean play rather than a rental cash machine. Renting households sit at 22.9%, below the NSW average and far below inner-Sydney apartment suburbs, with $480/week median rent producing a gross yield around 2.4% on the $1.027M median, thin compared to outer-suburban units. Vacancy is tight at 2.7%, signalling steady tenant demand from family households rather than transient renters. The 127 development applications lodged in 12 months are dominated by owner-occupier additions (pools, dwelling-house CDCs, home businesses) rather than dual-occ or duplex builds, so investors face limited new-supply pressure but also limited subdivision upside. Net internal migration of -237/yr is a soft headwind: more families are leaving than arriving, partially offset by 122/yr overseas arrivals.
Development Activity
Total DAs
884
Last 12 Months
134
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Glenmore Park iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bethany Catholic Primary School
K-6 · 540 students
Caroline Chisholm College
7-12 · 1011 students
Nangamay Public School
K-6 · 413 students
Surveyors Creek Public School
K-6 · 424 students
Glenmore Park Public School
K-6 · 455 students
Demographics
Glenmore Park's profile is distinctly Anglo and family-skewed compared to neighbouring Western Sydney. English ancestry leads at 8,215 residents, followed by Irish 2,212 and Scottish 1,874, with overseas-born share of 21.2% sitting 0.4 percentage points below the national average and well below Blacktown LGA peers. The median age of 34 is 6.0 years younger than the national median, driven by 11,293 couples-with-children families versus only 3,751 couple-no-kids households. University attainment of 33.0% sits 2.9 percentage points above national, reflecting professional/managerial occupations (4,567 combined) rather than trades dominance. Top non-English language is Punjabi at 309 speakers, with Indian ancestry at 1,111, a small but growing South Asian thread inside an otherwise Anglo-Christian (15,175 Christians) demographic.
Age Distribution
Bedrooms
Dwelling Structure
90.7%
Houses
7.4%
Townhouse
2.0%
Apartment
Tenure
Glenmore Park's housing stock is one of NSW's most uniform: 90.7% separate houses, 7.4% semi-detached, and only 2.0% apartments, with 72.3% carrying four or more bedrooms. Tenure splits 23.1% owned outright, 54.0% mortgaged, and 22.9% rented, a classic mid-life mortgage-belt distribution where most owners are 10-15 years into a loan rather than freshly leveraged. The median house price of $1.027M has risen 17.3% from its 2024 reading of $955k, with the 2025 peak at $1.1205M showing no current correction. Despite the seven-figure median, the price-to-household-income ratio of about 7.8x is manageable because dual-income families with $2,526/week post-tax produce a mortgage-to-income ratio of just 21.9%, well below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,400
Rent / wk
$480
HH Size
3.2
Personal Income / wk
$1,045
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.7%
Unoccupied
218
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.4%
Couples, no children
22,864
Total families
Economy & Employment
The Glenmore Park workforce is anchored in stable institutional sectors rather than discretionary services: Healthcare leads at 1,442 workers (16.4%), followed by Education 1,154 (13.1%), Construction 970 (11.0%), and Public Administration 964 (10.9%). Combined, healthcare-education-public admin employs 40.4% of workers, which is why the suburb held household incomes steady through the post-2020 cycle. Professionals (2,658) and Managers (1,909) dominate over trades, contributing to a participation rate of 65.3% and a low 3.4% unemployment rate. The SEIFA picture is bifurcated: IER (economic resources) sits at decile 10, top in the country, while IEO (education/occupation) only reaches decile 6, a signature of dual-income households earning well but without the postgraduate credentials of inner-Sydney IEO-10 suburbs.
Unemployment
1.5%
Labour Force
13,041
Unemployed
199
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.4%
Part-time
27.2%
Participation
65.3%
Employed
12,027
Occupations
Top Industries
University
33.0%
Postgraduate
8.6%
Born Overseas
21.2%
Dwellings
7,795
Transport to Work
Glenmore Park is structured around car-dependent family living: 91.3% of workers drive to work, just 1.8% use public transport, and 0.9% walk or cycle, among the highest car-dependence rates in metropolitan Sydney. The IRSAD score of 1044 (decile 7) and IRSD decile 8 indicate a clearly above-average socioeconomic environment with relatively low disadvantage. School options are strong for a single suburb: six schools serve the area, headlined by Bethany Catholic Primary (ICSEA 1058, 540 enrolment) and Caroline Chisholm College secondary (ICSEA 1054, 1,011 enrolment), both above the national ICSEA mean of 1000. Glenmore Park High School (ICSEA 976) is the only school below national average, reflecting the local public-secondary catchment. Volunteering rate of 10.0% and 4.3% needing assistance round out a stable, family-anchored profile.
Drive
91.3%
Public Transport
1.8%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+0.14%/yr
(+31 people/yr)
EstablishedGlenmore Park's growth story has already played out. Forecast annual growth of just 0.14% (31 persons/yr) and a 10-year population change of 0.6% confirm this is a built-out 1990s-2000s release estate with no greenfield runway left. Net internal migration sits at -237/yr (families leaving for cheaper outer-west or coastal lifestyle moves) while overseas migration adds 122/yr, so primary growth driver is now skilled-migrant intake rather than domestic flow. The gentrification score of 0 with stage flagged 'Not gentrifying' confirms no displacement dynamic: real income growth was just 5.2% over the decade, well below Sydney's gentrifying suburbs. Senior share rose 4.7 percentage points while young share fell 4.0 points, an aging-in-place trajectory typical of master-planned estates 25-30 years post-release.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+122
Net Internal / yr
-237
Gentrification Signal
Not gentrifying
Net internal outflow -237/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glenmore Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glenmore Park a good suburb to live in?
For family households on dual incomes, yes. Glenmore Park sits in IRSAD decile 7 with median household income at the 92.6th percentile nationally, low 3.4% unemployment, and six schools serving the area. The trade-off is car dependence (91.3% drive to work, only 1.8% on public transport) and limited apartment stock if you want a unit. Best fit if you want a 4-bedroom detached home in a stable family environment with $1.027M median value.
What is the median house price in Glenmore Park?
The median house price is $1.027M as of the 2024-2025 PSI-derived reading, up 17.3% from the 2024 trough of $955,000 and currently sitting at the 2025 peak of $1,120,500. Median weekly rent is $480, producing a thin gross yield around 2.4%. Mortgage-to-income ratio sits at a comfortable 21.9% thanks to high household incomes averaging $2,526/week.
What schools are in Glenmore Park?
Six schools serve the area: Bethany Catholic Primary (ICSEA 1058, 540 students), Caroline Chisholm College secondary (ICSEA 1054, 1,011 students), Nangamay Public School (ICSEA 1050, 413), Surveyors Creek Public (ICSEA 1007, 424), Glenmore Park Public (ICSEA 994, 455), and Glenmore Park High School (ICSEA 976, 956). Five of six sit above the national ICSEA mean of 1000, with the Catholic sector leading on academic profile.
Is Glenmore Park safe?
Crime statistics at the suburb level were not released in the latest dataset, but the area sits in IRSAD decile 7 and IRSD decile 8, both indicating above-average socioeconomic conditions and below-average relative disadvantage compared to the national distribution. The 22.9% renter share is well below Western Sydney averages, with stable tenure patterns and 65.3% labour force participation pointing to a settled family demographic.
Is Glenmore Park good for property investment?
It's a capital-growth play rather than a yield strategy. Gross rental yield sits around 2.4% on the $1.027M median (rent $480/week), well below outer-suburban unit yields. Tight 2.7% vacancy signals stable tenant demand, but flat 0.14% forecast population growth and -237/yr net internal outflow limit upside. Best suited to long-term holders rather than yield-seeking investors.
How is Glenmore Park's population changing?
The suburb is aging in place rather than growing. Forecast annual growth is just 0.14% (31 persons/yr), with population moving from 21,415 in 2025 to a projected 21,671 by 2031. Senior share rose 4.7 percentage points over the decade while young-adult share fell 4.0 points, and the gentrification score sits at 0 (Not gentrifying). Overseas migration of 122/yr is now the primary inflow driver, offsetting -237/yr net internal outflow.
Where do people work in Glenmore Park?
The local workforce is anchored in institutional sectors: Healthcare (1,442 workers, 16.4%), Education (1,154, 13.1%), Construction (970, 11.0%), and Public Administration (964, 10.9%). Professionals and Managers combined account for 4,567 workers, indicating a white-collar tilt within a Western Sydney context. Unemployment sits at a low 3.4% with 69.4% of employed residents working full-time.
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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