Green Valley
A migrant-majority, detached-house profile defines Green Valley: 53.4% of residents were born overseas, 31.8 percentage points above the national share, while 82.1% of homes are separate houses and only 0.9% are apartments. Compared with nearby Bonnyrigg and Hinchinbrook, it reads as an established 2168 family area because the 12,919 residents live at 4,019 people per sq km in a compact 3.21 sq km footprint. Median age is 37, 3.0 years below the national figure, but the forecast points to aging rather than rapid renewal.
Population
12,919
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,775/wk
DAs (12 months)iDevelopment Applications lodged in the past year
63
Median House
$1.1M
2024-2025 (PSI derived)
Homebuyers are mainly pricing into land and family space, not apartment choice. The median house price is $1,070,000, while 82.1% separate houses, 17.0% semi-detached homes and 0.9% apartments make detached stock much higher than inner-Sydney style markets. Large dwellings dominate: 56.2% have 4 or more bedrooms and 38.5% have 3, matching an average household size of 3.5, which is 1.0 above national. Mortgage payments take 26.6% of income, below a stress flag, because household income sits at the 62.6 percentile.
For Buyers
Homebuyers are mainly pricing into land and family space, not apartment choice. The median house price is $1,070,000, while 82.1% separate houses, 17.0% semi-detached homes and 0.9% apartments make detached stock much higher than inner-Sydney style markets. Large dwellings dominate: 56.2% have 4 or more bedrooms and 38.5% have 3, matching an average household size of 3.5, which is 1.0 above national. Mortgage payments take 26.6% of income, below a stress flag, because household income sits at the 62.6 percentile.
For Investors
Investors face a family-rental market with moderate liquidity. Renting sits at 28.6%, weekly rent is $450 and vacancy is 2.7%, so tenant demand exists but buyers should not assume scarcity. The 53 development applications in 12 months, including secondary dwelling activity, matter because extra small dwellings can lift rental supply around established houses. Compared with the $1,070,000 median house price, the rent profile points more to long-term landholding than high-yield buying. Rent has grown 25.0% across the shift period.
Development Activity
Total DAs
254
Last 12 Months
63
YoY ChangeiYear-over-year change in DA lodgements
+37.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Green Valley iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Minarah College
K-12 · 1129 students
Green Valley Public School
K-6 · 365 students
James Busby High School
7-12 · 544 students
Busby West Public School
P-6 · 304 students
Demographics
Green Valley's 12,919 residents are younger than the national benchmark, with a median age of 37, or 3.0 years below national. Migration is the stronger identity marker: 53.4% were born overseas, 31.8 percentage points above national, and Vietnamese, Chinese and English are the largest named ancestries after Other. University attainment is 30.7%, 0.6 points above national, while Arabic 659, Hindi 294 and Khmer 191 speakers add practical multilingual demand. Households average 3.5 people, 1.0 above national, because couples with children number 4,556.
Age Distribution
Bedrooms
Dwelling Structure
82.1%
Houses
17.0%
Townhouse
0.9%
Apartment
Tenure
Green Valley housing is broad-lot and owner-heavy compared with apartment-led suburbs. Prices rose from $1,004,000 in 2024 to $1,139,000 in 2025, a 13.4% gain, with the latest price also the peak and 0.0% below peak. Ownership is split between 32.2% owned outright and 39.2% with a mortgage, leaving 28.6% renting. Separate houses make up 82.1%, while 56.2% of dwellings have 4 or more bedrooms, so family utility helps explain why the median house price sits above $1,000,000 despite IRSAD decile 2.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,041
Rent / wk
$450
HH Size
3.5
Personal Income / wk
$580
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.7%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
13.4%
Couples, no children
11,679
Total families
Economy & Employment
The local economy is service and trade oriented, with Healthcare at 17.9% of workers, Education 11.4%, Retail 9.1%, and Manufacturing and Construction both 8.1%. Professional roles number 791, but Clerical/Admin 755, Machinery/Drivers 646 and Labourers 590 keep the occupation mix below high-income professional suburbs. SEIFA is uneven: resources are decile 5 and education/occupation decile 3, yet disadvantage is decile 1 and advantage/disadvantage decile 2, because unemployment is 9.2% and participation is 40.3%.
Unemployment
5.0%
Labour Force
6,606
Unemployed
328
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.1%
Part-time
25.7%
Participation
40.3%
Employed
3,812
Occupations
Top Industries
University
30.7%
Postgraduate
5.1%
Born Overseas
53.4%
Dwellings
3,545
Transport to Work
Livability is built around schools, car access and family routines. There are 4 local schools with ICSEA scores from 895 to 1014, led by Minarah College, an Independent combined school with 1,129 enrolments and ICSEA 1014, plus Green Valley Public School at ICSEA 973 and 365 enrolments. The sector mix is Independent and Government, with a local Government secondary option. Transport is car-led: 88.0% drive to work compared with 3.0% using public transport and 0.9% walking or cycling. IRSAD decile 2 points to lower area advantage than top-decile suburbs.
Drive
88.0%
Public Transport
3.0%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+0.08%/yr
(+10 people/yr)
EstablishedGrowth is slow rather than expansionary. The trend forecast adds only 0.08% a year, about 10 people annually, taking the medium scenario from 12,943 in 2026 to 12,993 in 2031. Migration is still led by overseas migration, averaging +134 people a year, but this is more than offset by net internal movement of -251 a year. The shift profile is Aging: seniors rose 6.2 points and the young share fell 4.1 points. Gentrification score is 0 and the stage is Not gentrifying, so renewal pressure ranks lower than in faster inner-ring markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+134
Net Internal / yr
-251
Gentrification Signal
Not gentrifying
Net internal outflow -251/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Green Valley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Green Valley a good suburb to live in?
Green Valley can suit households wanting established houses and schools, especially with 82.1% separate homes, 4 local schools and an average household size of 3.5. It is more car-dependent than transit-focused suburbs, with 88.0% driving to work and only 3.0% using public transport.
What is the median house price in Green Valley?
The median house price in Green Valley is $1,070,000. Recent price history moved from $1,004,000 in 2024 to $1,139,000 in 2025, a 13.4% rise, with the latest figure at 0.0% below the recorded peak.
What schools are in Green Valley?
Green Valley has 4 listed schools: Minarah College, Green Valley Public School, James Busby High School and Busby West Public School. ICSEA scores range from 895 to 1014, with sectors covering Independent and Government options.
Is Green Valley safe?
Safety should be judged street by street rather than from a single suburb label. Families often focus on school routes and evening activity around the 4 local schools, while 88.0% of workers drive, so traffic exposure can matter as much as crime perception.
Is Green Valley good for property investment?
Green Valley is a steadier landholding investment than a high-yield play. Renting is 28.6%, rent is $450 a week and vacancy is 2.7%, while the $1,070,000 median house price means buyers need to focus on tenant fit and long-term land value.
How is Green Valley's population changing?
Population change is very slow. The trend forecast is 0.08% a year, or about 10 people annually, with the medium scenario reaching 12,993 by 2031. Overseas migration adds 134 people a year, but internal migration is -251 a year.
What languages are spoken in Green Valley?
More than half the population was born overseas at 53.4%, which is 31.8 percentage points above national. Common non-English languages include Arabic with 659 speakers, Hindi 294, Khmer 191, Serbian 167 and Canton 118.
Is there much development in Green Valley?
Development activity is notable for an established suburb, with 53 applications in the past 12 months. Recent samples include secondary dwelling work lodged on 2026-04-02 and an alteration or addition lodged on 2026-03-26, both relevant to gradual infill rather than estate-scale growth.
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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