Greenhills Beach
A $3,525,000 median house price in a 0.39 km2 footprint with just 1,375 residents makes Greenhills Beach one of Sydney's most concentrated pockets of high-value residential land. Household income sits at the 99.8th percentile nationally, and 100% of dwellings are separate houses, with 96.6% containing four or more bedrooms. The median age of 37 is 3 years below the national figure, pointing to families rather than retirees as the dominant household type. Average household size of 3.7 is 1.2 above the national average, consistent with the large-format, family-oriented stock.
Population
1,375
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$4,704/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$3.5M
2024-2025 (PSI derived)
At a $3,525,000 median, Greenhills Beach sits well above Sydney's broader median and among NSW's most expensive markets. Prices rose 5.0% from $3,500,000 in 2024 to $3,676,000 in 2025, reaching a peak of $3,676,000. The entire housing stock is separate houses, with 96.6% having four or more bedrooms, so buyers are not choosing between dwelling types but between properties at this price level. Monthly mortgage repayments average $4,000, and the mortgage-to-income ratio of 19.6% sits below the 30% stress threshold despite the extreme purchase price, because household incomes rank in the 99.8th percentile nationally. At 64.7% of dwellings carrying a mortgage, most owners are actively leveraged rather than debt-free.
For Buyers
At a $3,525,000 median, Greenhills Beach sits well above Sydney's broader median and among NSW's most expensive markets. Prices rose 5.0% from $3,500,000 in 2024 to $3,676,000 in 2025, reaching a peak of $3,676,000. The entire housing stock is separate houses, with 96.6% having four or more bedrooms, so buyers are not choosing between dwelling types but between properties at this price level. Monthly mortgage repayments average $4,000, and the mortgage-to-income ratio of 19.6% sits below the 30% stress threshold despite the extreme purchase price, because household incomes rank in the 99.8th percentile nationally. At 64.7% of dwellings carrying a mortgage, most owners are actively leveraged rather than debt-free.
For Investors
The investor case at Greenhills Beach is primarily capital-growth driven. Weekly rent of $1,625 against a $3,525,000 median produces a gross yield under 2.5%, low even relative to other prestige Sydney suburbs. The renter share is only 5.0%, the thinnest tenant pool compared to most Sydney markets, and vacancy sits at 2.2%, suggesting tight turnover when rentals do appear. Development activity is low at 9 applications in 12 months, mostly modifications, so new supply is not a near-term risk. Price growth of 5.0% over the past year offers a basis for capital return, and the 99.8th percentile household income base provides demand resilience that lower-income suburbs lack.
Development Activity
Total DAs
53
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+350.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 37 is 3 years below the national figure, and the household composition reflects why: 717 couples with children versus 137 couples without, in a total family count of 1,315. Average household size of 3.7 is 1.2 above the national average. University qualifications reach 48.5%, which is 18.4 percentage points above the national rate, and the unemployment rate of 2.0% is low. The overseas-born share of 18.7% sits 2.9 points below the national average, and ancestry is strongly Anglo-Celtic, led by English (505), Irish (169) and Scottish (132). The volunteering rate of 15.8% signals a residentially stable, community-engaged population.
Age Distribution
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Every dwelling in Greenhills Beach is a separate house, a uniformity rare in Sydney's 2230 postcode. Of those, 96.6% have four or more bedrooms, designed for large families at this price point. Tenure splits sharply: 64.7% carry a mortgage, 30.3% own outright and just 5.0% rent, compared to much higher renter shares across the national stock. The price moved from $3,500,000 in 2024 to $3,676,000 in 2025, a 5.0% rise. Mortgage-to-income at 19.6% is well below the national stress threshold, reflecting household incomes in the 99.8th percentile rather than affordable prices. Residential stability is high: 80.3% of residents stayed in the same address over the measured period, with only 19.7% turnover.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$4,000
Rent / wk
$1,625
HH Size
3.7
Personal Income / wk
$1,373
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.2%
Unoccupied
8
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
34.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
10.4%
Couples, no children
1,315
Total families
Economy & Employment
The local workforce concentrates in high-income sectors. Professional/Tech and Healthcare each represent 14.0% and 13.1% of local employment, followed by Construction (13.1%), Education (9.7%) and Finance (9.0%). By occupation, Professionals (208) and Managers (201) together account for the majority, consistent with household incomes at the 99.8th percentile nationally. The full-time employment rate is 63.3%, with 438 full-time and 254 part-time workers. Unemployment registers at 2.0%, below state and national averages. Participation at 68.6% is solid, though 227 residents are not in the labour force, partly because the suburb's wealth means a subset can afford not to work.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.3%
Part-time
34.7%
Participation
68.6%
Employed
692
Occupations
Top Industries
University
48.5%
Postgraduate
14.0%
Born Overseas
18.7%
Dwellings
368
Transport to Work
Car dependency is the defining transport pattern: 91.0% of residents drive, compared to a much lower share nationally, and only 1.0% use public transport, reflecting limited PT infrastructure at this coastal edge of the 2230 postcode. Walking and cycling account for 2.6%. No schools are recorded within the suburb boundary, so families depend on institutions in neighbouring suburbs. Crime statistics are not available in this dataset. The rent-to-income ratio of 34.5% exceeds the 30% stress threshold for the small renter cohort (5.0% of dwellings), while mortgage-to-income at 19.6% remains comfortable. Density sits at 3,498 residents per km2, compact enough to feel cohesive for a suburb where average household size is 3.7.
Drive
91.0%
Public Transport
1.0%
Walk / Cycle
2.6%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Greenhills Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Greenhills Beach a good suburb to live in?
Greenhills Beach offers large detached houses, with 96.6% of dwellings having four or more bedrooms, in a compact 0.39 km2 coastal setting. Household incomes rank in the 99.8th percentile nationally, unemployment is 2.0%, and residential stability is high with 80.3% of residents staying put. The main trade-off is a $3,525,000 median house price and limited public transport, with 91.0% of residents relying on cars.
What is the median house price in Greenhills Beach?
The median house price is $3,525,000, rising 5.0% from $3,500,000 in 2024 to $3,676,000 in 2025. Weekly rent averages $1,625 and monthly mortgage repayments run approximately $4,000. Despite the high purchase price, the mortgage-to-income ratio is 19.6%, below the 30% stress threshold, because household incomes sit in the 99.8th percentile nationally.
What schools are in Greenhills Beach?
No schools are recorded within the Greenhills Beach boundary in this dataset. The suburb's 1,375 residents are well educated overall, with university qualifications at 48.5%, which is 18.4 percentage points above the national rate. Families typically access schools in adjacent suburbs within the 2230 postcode area.
Is Greenhills Beach safe?
Detailed crime statistics are not available for Greenhills Beach in this dataset. As an indirect measure, only 1.6% of residents (21 people) require daily assistance, and the suburb's household income at the 99.8th percentile nationally and 2.0% unemployment rate are both consistent with a low-disadvantage area.
Is Greenhills Beach good for property investment?
Weekly rent of $1,625 against a $3,525,000 median implies a gross yield under 2.5%, low by Sydney standards. The renter share is only 5.0% and vacancy is 2.2%, so tenant demand is thin but rental stock is scarce. Price growth of 5.0% over the past year and the constrained 0.39 km2 land area support a capital-growth thesis rather than yield.
How is Greenhills Beach's population changing?
Greenhills Beach has a small, stable population of 1,375 within a 0.39 km2 area, giving a density of approximately 3,498 residents per km2. Residential turnover is low at 19.7%, with 80.3% of residents staying at the same address. Development activity is minimal at 9 applications in the past 12 months, limiting future population expansion.
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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