Glenning Valley
Household income in the 87th percentile nationally tells the opening story for Glenning Valley: this is a mortgage-belt suburb where residents earn well, carry debt, and commit to large family homes. The median house price reached $860,000 in 2025, up from $800,000 in 2024, a 7.5% gain in one year. The suburb covers 5.66 square kilometres on the Central Coast, with a population of 2,023 and a housing stock that is 96.4% separate houses, well above state and national norms. A vacancy rate of 4.8% and a renter share of just 13.2% confirm this is overwhelmingly an owner-occupier community.
Population
2,023
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,252/wk
DAs (12 months)iDevelopment Applications lodged in the past year
70
Median House
$820K
2024-2025 (PSI derived)
The median house price of $860,000 as of 2025 rose 7.5% from $800,000 in 2024, indicating genuine price momentum rather than stagnation. Monthly mortgage repayments average $2,167, and the mortgage-to-income ratio sits at 22.2%, below the 30% stress threshold, meaning buyers here are not overstretched relative to local incomes in the 87th household income percentile nationally. The stock is almost entirely detached houses at 96.4%, far above the national average, so apartments are scarce at just 0.4%. Larger homes dominate: 58.2% of dwellings have 4 or more bedrooms and 37.2% have 3 bedrooms, making Glenning Valley primarily family-sized housing. Outright owners at 33.6% and mortgage holders at 53.2% together account for nearly 87% of households.
For Buyers
The median house price of $860,000 as of 2025 rose 7.5% from $800,000 in 2024, indicating genuine price momentum rather than stagnation. Monthly mortgage repayments average $2,167, and the mortgage-to-income ratio sits at 22.2%, below the 30% stress threshold, meaning buyers here are not overstretched relative to local incomes in the 87th household income percentile nationally. The stock is almost entirely detached houses at 96.4%, far above the national average, so apartments are scarce at just 0.4%. Larger homes dominate: 58.2% of dwellings have 4 or more bedrooms and 37.2% have 3 bedrooms, making Glenning Valley primarily family-sized housing. Outright owners at 33.6% and mortgage holders at 53.2% together account for nearly 87% of households.
For Investors
The investor case is limited. Only 13.2% of residents rent, compared to higher renter shares in most NSW coastal markets, and the vacancy rate of 4.8% is elevated, suggesting units that do come to market are not absorbed quickly. Weekly rent of $460 against an $860,000 median house price implies a gross yield under 2.8%, low for regional NSW. That said, 66 development applications lodged in the past 12 months signal that the area is active with home improvements and pool installations, consistent with long-term owner investment rather than speculative flips. Price growth of 7.5% annually adds capital upside, but the thin renter pool and high vacancy mean sustained yield income would be difficult to count on compared to higher-density suburbs.
Development Activity
Total DAs
298
Last 12 Months
70
YoY ChangeiYear-over-year change in DA lodgements
-10.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 41 is one year above the national median of 40, a slight but consistent aging signal. University qualifications reach 31.4%, which is 1.3 percentage points above the national figure, a modest but real advantage. Overseas-born residents account for 14.2% of the population, 7.4 points below the national rate, making this an Anglo-leaning community: English ancestry leads at 966 residents, followed by Scottish (239) and Irish (237). Average household size of 2.9 is 0.4 above the national figure, consistent with the dominant family-home profile. Couples with children make up the largest household type at 775, while couples without children number 477, together accounting for most of the 1,804 total families.
Age Distribution
Bedrooms
Dwelling Structure
96.4%
Houses
3.1%
Townhouse
0.4%
Apartment
Tenure
Glenning Valley's housing stock is exceptionally uniform: 96.4% separate houses against a national average well below this, with semi-detached at 3.1% and apartments at just 0.4%. The ownership structure reflects long-term residents: 33.6% own outright and 53.2% carry a mortgage, leaving only 13.2% renting. Median house prices moved from $800,000 in 2024 to $860,000 in 2025, an annual CAGR of 7.5%. At the peak the suburb matched the latest price, meaning there has been no retracement. Bedrooms skew large: 58.2% of homes have 4 or more bedrooms, higher than most comparable coastal suburbs. The mortgage-to-income ratio of 22.2% is comfortable relative to the 87th percentile household income, and rent-to-income at 20.4% is similarly below stress levels for tenants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$460
HH Size
2.9
Personal Income / wk
$887
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
35
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.2%
Community Profile
Ancestry
Household Composition
26.4%
Couples, no children
1,804
Total families
Economy & Employment
Healthcare is the dominant industry at 18.4% of employed residents (138 workers), a higher share than the national average, followed by Education at 12.0% (90 workers) and Construction at 11.6% (87 workers). Professional and Technical services account for 9.2% and Public Administration 7.5%. By occupation, Professionals lead at 222, followed by Managers at 161 and Clerical/Admin at 156. The unemployment rate of 3.9% is close to but slightly above the national figure of roughly 3.5%, and the full-time employment rate is 61.4% with a participation rate of 60.6%. Weekly personal income of $887 and family income of $2,448 place residents in a solid middle-income bracket, with household income at the 87th percentile nationally because of above-average family formation and dual incomes.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
34.7%
Participation
60.6%
Employed
951
Occupations
Top Industries
University
31.4%
Postgraduate
5.5%
Born Overseas
14.2%
Dwellings
700
Transport to Work
Car dependency is near-total: 92.8% of residents drive to work, which is well above the national average, and only 0.9% use public transport. This reflects the suburb's location away from heavy rail corridors. No schools are recorded within Glenning Valley's boundary, so families use nearby Central Coast schools. Volunteering runs at 13.3%, above the national rate of roughly 10%, indicating community participation. The need-for-assistance rate is 4.8% (95 residents), modest for a suburb with a median age of 41. Housing stress is low: mortgage-to-income at 22.2% and rent-to-income at 20.4% are both below stress thresholds, meaning residents at both ends of the tenure spectrum retain disposable income. Crime data is not available for this suburb, limiting direct safety comparisons.
Drive
92.8%
Public Transport
0.9%
Walk / Cycle
1.4%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glenning Valley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glenning Valley a good suburb to live in?
Glenning Valley suits families and owner-occupiers well. Household income sits at the 87th percentile nationally, housing stress ratios are below 30% for both mortgage holders (22.2%) and renters (20.4%), and 96.4% of dwellings are detached houses with 4-plus bedrooms dominating at 58.2%. The main trade-off is near-total car dependency, with 92.8% driving to work and limited public transport at just 0.9%.
What is the median house price in Glenning Valley?
The median house price is $860,000 as of 2025, up 7.5% from $800,000 in 2024. Monthly mortgage repayments average $2,167 and weekly rent averages $460. The mortgage-to-income ratio of 22.2% is below the 30% stress threshold, reflecting the suburb's above-average household incomes.
What schools are in Glenning Valley?
No schools are recorded within the Glenning Valley boundary in this dataset. Families rely on nearby schools in the Central Coast LGA. The suburb's university qualification rate of 31.4% is 1.3 percentage points above the national figure, indicating a well-educated resident base despite the absence of local schools.
Is Glenning Valley safe?
Detailed crime statistics are not available for Glenning Valley in this dataset. As a proxy, the need-for-assistance rate is 4.8% (95 residents), which is low relative to the median age of 41, and housing stress ratios are well below national thresholds at 22.2% mortgage-to-income and 20.4% rent-to-income, both consistent with a stable, low-disadvantage community.
Is Glenning Valley good for property investment?
Price growth of 7.5% in 2024 to 2025 is a positive signal, but the investor fundamentals are constrained. Only 13.2% of residents rent, well below most NSW coastal markets, and the 4.8% vacancy rate is elevated. Weekly rent of $460 against an $860,000 median implies a gross yield under 2.8%. The capital growth case is stronger than the yield case, making this better suited to long-term hold strategies.
How is Glenning Valley's population changing?
Glenning Valley shows high residential stability: 79.4% of residents remained at the same address over a five-year census period, well above typical Australian mobility rates. The population stands at 2,023. With 66 development applications in the past 12 months and rising house prices, the suburb appears to be in a phase of reinvestment rather than rapid population expansion.
How much development is happening in Glenning Valley?
There were 66 development applications lodged in the past 12 months, with a mix of swimming pools, dwelling additions, and new structures. This level of activity is high for a suburb of 2,023 residents, averaging roughly one application per 30 residents. Recent applications reflect owner-occupier reinvestment rather than speculative new-build activity, consistent with the 33.6% outright ownership and 53.2% mortgage holder profile.
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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