Gosford
A compact, apartment-led centre of 4,873 people, Gosford has an unusually renter-oriented profile: 88.9% of dwellings are apartments, 66.2% of households rent and vacancy is 12.8%. Its median age of 35 is 5 years below the national figure, while overseas-born residents account for 37.5%, or 15.9 percentage points above national. Compared with nearby East Gosford and Wyoming, Gosford has a more concentrated inner-centre feel and a stronger rental focus. This suits singles, couples, downsizers and investors seeking apartment living, although strata costs, building quality and tenant turnover deserve close attention.
Population
4,873
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,421/wk
DAs (12 months)iDevelopment Applications lodged in the past year
33
Gosford suits buyers who prefer compact apartment living, because 88.9% of dwellings are apartments and 66.2% have 2 bedrooms. Smaller stock dominates, with 12.3% of dwellings having 0 or 1 bedroom, 20.1% having 3 bedrooms and only 1.4% having 4 or more. The weekly rent is $390, while mortgage repayments are $1,665 per month and mortgage costs equal 27.1% of household income. That is below the 27.4% rent-to-income ratio, suggesting neither tenure is clearly more affordable from these measures alone. Compared with detached-house markets, buyers should place extra weight on strata levies, parking and building maintenance.
For Buyers
Gosford suits buyers who prefer compact apartment living, because 88.9% of dwellings are apartments and 66.2% have 2 bedrooms. Smaller stock dominates, with 12.3% of dwellings having 0 or 1 bedroom, 20.1% having 3 bedrooms and only 1.4% having 4 or more. The weekly rent is $390, while mortgage repayments are $1,665 per month and mortgage costs equal 27.1% of household income. That is below the 27.4% rent-to-income ratio, suggesting neither tenure is clearly more affordable from these measures alone. Compared with detached-house markets, buyers should place extra weight on strata levies, parking and building maintenance.
For Investors
Gosford has a renter-majority profile, with 66.2% of households renting and a weekly rent of $390. The 12.8% vacancy rate is higher than in a tightly held rental market, which can give tenants more choice and make uninterrupted occupancy less certain. Apartment stock represents 88.9% of dwellings, so investment performance will depend heavily on building quality, strata costs and the supply of comparable units. There were 34 development matters in the past 12 months, adding to the need to check nearby supply. Overseas migration is a growth driver, while forecast rent growth of 44.4% points to strong past rental pressure compared with income growth.
Development Activity
Total DAs
199
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
-19.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gosford
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Gosford is younger and more internationally connected than the national profile. The median age is 35, which is 5 years below national, and 37.5% of residents were born overseas, 15.9 percentage points above national. University participation is 42.2%, or 12.1 points above national, while average household size is 1.9 people, 0.6 below national. The small household pattern aligns with Gosford's apartment concentration and high share of 2-bedroom homes. English ancestry counts 1,472 people, while Irish and Scottish ancestry account for 483 and 425. Nepali is spoken by 92 residents and Mandarin by 76. Compared with larger-household areas, Gosford is more likely to attract singles, couples and mobile renters, reflected in a 44.5% turnover rate.
Age Distribution
Bedrooms
Dwelling Structure
4.1%
Houses
6.8%
Townhouse
88.9%
Apartment
Tenure
Gosford's housing market is dominated by apartments and renters rather than detached owner-occupiers. Apartments account for 88.9% of dwellings, separate houses only 4.1%, and 66.2% of households rent. Outright ownership is 13.8% and mortgage ownership is 19.2%, so renting is higher than either ownership category. The typical profile is compact: 66.2% of dwellings have 2 bedrooms, compared with 20.1% with 3 bedrooms and 1.4% with 4 or more. Vacancy is 12.8%, while weekly rent is $390. Mortgage-to-income costs are 27.1% and rent-to-income costs are 27.4%, both indicating similar housing-cost pressure. Compared with detached suburban markets, Gosford offers less family-sized stock and more apartment choice.
Mortgage / mo
$1,665
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $390.
$650
Bond data Jun 2026 · houses $693 · units $600
HH Size
1.9
Personal Income / wk
$885
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.8%
Unoccupied
353
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.2%
Couples with children
52.4%
Couples, no children
19.6%
Single parent
1,186
Total families
Economy & Employment
Healthcare is Gosford's largest employment industry, accounting for 27.7% and 534 workers, followed by retail at 9.9% and 191, professional and technical services at 9.3% and 179, public administration at 7.7% and 148, and education at 6.8% and 131. This mix provides a substantial local service base, while 309 employed residents work away from the suburb, indicating some commuting demand. Professionals are the largest occupational group at 714, ahead of community and personal service workers at 376 and clerical and administrative workers at 333. Unemployment is 5.4% and participation is 64.5%. Gosford's education and occupation rank is higher than its financial-resource rank, with IEO in decile 7 but IER in decile 2; IRSAD is mid-range at decile 5.
Unemployment
5.4%
Labour Force
2,791
Unemployed
152
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
31.3%
Participation
64.5%
Employed
2,639
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
42.2%
Postgraduate
13.0%
Born Overseas
37.5%
Dwellings
2,374
Transport to Work
Gosford combines a compact 2.95 square kilometre footprint with density of 1,651.2 people per square kilometre. Car driving is the main travel mode at 48.8%, higher than public transport at 7.2% and walking or cycling at 7.2%, while 32.9% work from home. School access includes 4 government sites across 2 secondary schools, 1 primary school and 1 environmental education centre. Check enrolment zones against the exact address because catchments can differ across the wider area. Safety should be assessed at street and building level using current NSW Police information, as no precise suburb crime rate is available here. Gosford's IEO decile is 7, higher than its IER decile of 2, while IRSAD is 5, indicating stronger education and occupation conditions than financial resources. Compared with lower-density areas, apartment entries, shared facilities and parking are more important daily considerations.
Drive
48.8%
Public Transport
7.2%
Walk / Cycle
7.2%
Work from Home
32.9%
Population Forecast
+1.38%/yr
(+321 people/yr)
EstablishedGosford has an established forecast profile, with annual growth of 1.38% and overseas migration identified as the primary driver. The wider area's population change is 17.4% over 10 years, while the forecast trajectory is Mixed rather than consistently accelerating. Gentrification is scored at 45 and staged Active, although the shift measure records a score of 41 and Early signs, suggesting change is uneven across the area. Rent growth of 44.4% has been higher than real income growth of 15.6%, creating pressure for renters even though the affordability trend is described as Stable, moving from 48.2 in 2011 to 49.0 in 2021. The working-age share rose 1.2 points, while the young share fell 1.0 point and the senior share rose 0.9 point.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+260
Net Internal / yr
+94
Gentrification Signal
Active
Population +24% since 2011, Net internal migration +94/yr, Strong overseas inflow +260/yr, Accelerating: 3% → 20%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gosford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gosford a good suburb to live in?
Gosford can suit people who prefer a compact, apartment-led setting, especially singles, couples and residents who work from home. It has 4,873 residents, a median age of 35, 88.9% apartments and 32.9% working from home. Its 12.8% vacancy rate is higher than a tightly held market, so renters may have more choice while owners should compare building costs and location carefully.
What is the median house price in Gosford?
A single median house price is not stated for Gosford. That measure is less representative because 88.9% of dwellings are apartments and only 4.1% are separate houses. Buyers should compare recent sales by apartment size, since 66.2% of dwellings have 2 bedrooms and just 1.4% have 4 or more bedrooms.
What schools are in Gosford?
School access includes 4 government sites across secondary, primary and environmental education: Gosford High School, Henry Kendall High School, Rumbalara Environmental Education Centre and Somersby Public School. The mix includes 2 secondary schools, 1 primary school and 1 environmental centre. Check enrolment zones for the exact address because catchments can differ.
Is Gosford safe?
A definitive safe or unsafe label cannot be given from population and housing characteristics alone. Gosford has 4,873 residents, density of 1,651.2 people per square kilometre and 88.9% apartment housing, so inspect lighting, entrances, parking and late-night activity at the exact property. Consult current NSW Police information before deciding, particularly where building turnover is high.
Is Gosford good for property investment?
Gosford has a renter-majority profile, with 66.2% renting, weekly rent of $390 and vacancy of 12.8%. Vacancy is higher than in a tightly held market, so investors should allow for leasing competition. There were 34 development matters in 12 months, while 88.9% of dwellings are apartments. Building quality, strata levies, parking and local supply should be checked before purchase.
How is Gosford's population changing?
The wider area's population change is 17.4% over 10 years, with the forecast trend running at 1.38% annually. Overseas migration is the primary driver, while the trajectory is Mixed. The gentrification score is 45 and the stage is Active, but the shift measure records 41 and Early signs, so change is likely to be uneven rather than uniform.
What languages are spoken in Gosford?
Gosford has an overseas-born share of 37.5%, which is 15.9 percentage points above national. Nepali is spoken by 92 residents, Mandarin by 76, Punjabi by 45, Cantonese by 28 and Hindi by 26. This language mix adds to the suburb's international character, alongside 1,953 residents reporting no religion and 1,719 identifying with Christianity.
What development is occurring in Gosford?
There were 34 development matters in the past 12 months. Recent examples include a vehicle repair use, an office premise and demolition or alterations linked to a retail premise. The apartment share is already 88.9%, so buyers and investors should check whether nearby proposals may affect outlooks, parking, construction activity or competition between comparable units.
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 education open registers (school locations), 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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