Gregory Hills
Growing at 6.18% per year (1,255 persons), Gregory Hills is one of NSW's fastest-expanding suburbs, with population projected to reach 26,830 by 2031 from 20,313 in 2025. The growth engine is internal migration (+983/yr), meaning Australian households are relocating here from more expensive Sydney postcodes. Despite being classified as high-growth greenfield, household income sits at the 90.8th percentile nationally ($2,406/week), well above typical mortgage-belt suburbs. The median age of 30 is 10 years below the national figure, and 79.4% of homes have four or more bedrooms, the highest share in this cohort. Only 8.1% own outright, while 59.9% carry mortgages, producing a suburb almost entirely composed of recently leveraged buyers.
Population
9,142
Median Age
30.0
Household IncomeiMedian weekly household income (ABS Census)
$2,406/wk
DAs (12 months)iDevelopment Applications lodged in the past year
160
Median House
$963K
2024-2025 (PSI derived)
The $963,000 median buys a large detached house (96.4% of stock, 79.4% four-plus bedrooms), and monthly mortgage repayments of $2,554 translate to a 24.5% mortgage-to-income ratio, manageable for the 90.8th-percentile income. From $948,750 (2024) to $980,000 (2025), prices rose 3.3%. The 59.9% mortgage share is the highest in this cohort, and just 8.1% own outright, reflecting a suburb where virtually every homeowner purchased within the last decade. Average household size of 3.2 is 0.7 above the national norm, confirming young-family dominance. Gregory Hills Public School (ICSEA 1,028, 647 students) and St Gregory's College (ICSEA 1,057, 1,442 students, Independent Combined) both exceed the national benchmark. The 3.6% vacancy rate is tight.
For Buyers
The $963,000 median buys a large detached house (96.4% of stock, 79.4% four-plus bedrooms), and monthly mortgage repayments of $2,554 translate to a 24.5% mortgage-to-income ratio, manageable for the 90.8th-percentile income. From $948,750 (2024) to $980,000 (2025), prices rose 3.3%. The 59.9% mortgage share is the highest in this cohort, and just 8.1% own outright, reflecting a suburb where virtually every homeowner purchased within the last decade. Average household size of 3.2 is 0.7 above the national norm, confirming young-family dominance. Gregory Hills Public School (ICSEA 1,028, 647 students) and St Gregory's College (ICSEA 1,057, 1,442 students, Independent Combined) both exceed the national benchmark. The 3.6% vacancy rate is tight.
For Investors
Renters at 32.0% form a moderate tenant pool, and the tight 3.6% vacancy rate reflects undersupply in a fast-growing area. At $520/week rent against a $963,000 median, gross yield is approximately 2.8%, low because the detached-house-only stock commands high entry prices. Internal migration of 983 net arrivals per year creates strong and sustained rental demand. With 157 DAs lodged in 12 months (mostly dwelling houses and CDCs), the development pipeline is one of the most active in this dataset. The 34.8% turnover rate is high, consistent with a new suburb where many residents are still settling. Rent-to-income at 21.6% is moderate, indicating tenants are not overstretched.
Development Activity
Total DAs
1,016
Last 12 Months
160
YoY ChangeiYear-over-year change in DA lodgements
+32.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gregory Hills iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Gregory's College Campbelltown
K-12 · 1442 students
Gregory Hills Public School
K-6 · 647 students
Demographics
The "Other" ancestry category leads at 2,608, ahead of English (1,716), Indian (642), Italian (640) and Irish (486), reflecting one of the most ethnically diverse profiles in this cohort. The 33.0% overseas-born share is 11.4 points above national, with Arabic (194 speakers), Hindi (127), Bengali (89), Punjabi (69) and Samoan (67) as top languages. Median age of 30 is 10 years below national, the youngest in this cohort alongside Bellbird Park. Average household size of 3.2 is 0.7 above national, and couples with children (4,916) dwarf couples without (1,376) by 3.6:1, the most family-dominated ratio in this dataset. University qualifications at 37.6% are 7.5 points above the national average.
Age Distribution
Bedrooms
Dwelling Structure
96.4%
Houses
2.7%
Townhouse
0.9%
Apartment
Tenure
Detached houses account for 96.4% of stock, with semi-detached at 2.7% and apartments at 0.9%. The bedroom profile is the largest in this cohort: 79.4% four-plus bedrooms, 16.0% three-bedrooms, and just 4.7% smaller configurations. Mortgage holders at 59.9% overwhelm all other tenure types, with outright owners at just 8.1% and renters at 32.0%. The median rose 3.3% from $948,750 (2024) to $980,000 (2025). Mortgage-to-income at 24.5% is manageable, though the near-universal leverage means the suburb is highly rate-sensitive. The SEIFA IER decile 10 confirms top-tier economic resources, driven by dual-income households servicing large mortgages.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,554
Rent / wk
$520
HH Size
3.2
Personal Income / wk
$1,082
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.6%
Unoccupied
103
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.7%
Couples, no children
8,217
Total families
Economy & Employment
Healthcare leads at 17.2% (551 workers), followed by Education at 12.1% (386), Construction at 11.5% (367), Retail at 7.6% (242) and Public Admin at 7.3% (234). Professionals (1,006), Clerical/Admin (696) and Managers (580) lead occupations, but Machinery/Drivers (439) is notable and reflects the suburb's proximity to logistics corridors in south-west Sydney. Unemployment at 3.8% is below the national average, and full-time employment at 71.2% is strong. The participation rate of 64.3% is above the national figure. SEIFA IRSAD decile 9 and IER decile 10 confirm high advantage and strong economic resources, driven by dual-income households in the accumulation phase.
Unemployment
1.2%
Labour Force
12,997
Unemployed
152
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.2%
Part-time
25.0%
Participation
64.3%
Employed
4,053
Occupations
Top Industries
University
37.6%
Postgraduate
9.9%
Born Overseas
33.0%
Dwellings
2,801
Transport to Work
Car dependence is extreme at 90.5%, with public transport at 2.7% and walking/cycling at 1.4%, typical of greenfield suburbs lacking mature transit infrastructure. Two schools serve the suburb, both above the 1,000 ICSEA benchmark: St Gregory's College Campbelltown (1,057, 1,442 students, Independent Combined) and Gregory Hills Public School (1,028, 647 students, Government Primary). SEIFA IRSAD decile 9 and IRSD decile 8 confirm high advantage. The 3.4% need-assistance rate (296 people) is among the lowest in this cohort, consistent with the young population. Rent-to-income at 21.6% and mortgage-to-income at 24.5% are both moderate, indicating manageable housing costs for the high-income resident base.
Drive
90.5%
Public Transport
2.7%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+6.18%/yr
(+1,255 people/yr)
High GrowthAt 6.18% per year (1,255 persons), Gregory Hills is classified as high-growth, well above the national average for established suburbs. Population is projected to reach approximately 26,830 by 2031 from 20,313 in 2025. Internal migration adds 983 net arrivals per year, the primary growth engine, with overseas migration contributing 130. The 157 DAs lodged in 12 months confirm active greenfield development. The 34.8% turnover rate is high but expected in a new suburb where the housing stock is still being built out. The volunteering rate of 7.2% is the lowest in this cohort, likely because dual-income families with young children have limited time for community activities. The suburb's demographic structure is almost entirely working-age families.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+130
Net Internal / yr
+983
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gregory Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gregory Hills a good suburb to live in?
Gregory Hills suits young families wanting new, large homes ($963,000 median, 96.4% detached, 79.4% four-plus bedrooms). SEIFA IRSAD decile 9 confirms high advantage, and both schools exceed 1,000 ICSEA. Trade-offs include 90.5% car dependence and a 7.2% volunteering rate, the lowest in this cohort.
What is the median house price in Gregory Hills?
The median is $963,000 (PSI-derived, 2024-2025), rising 3.3% from $948,750 to $980,000. Monthly mortgage repayments of $2,554 produce a 24.5% mortgage-to-income ratio against $2,406/week household income. Median weekly rent is $520.
What schools are in Gregory Hills?
Two schools serve the suburb, both above the 1,000 ICSEA benchmark: St Gregory's College Campbelltown (ICSEA 1,057, 1,442 students, Independent Combined) and Gregory Hills Public School (ICSEA 1,028, 647 students, Government Primary). New schools are expected as the population grows toward 26,830 by 2031.
Is Gregory Hills safe?
Crime data is not available for Gregory Hills in the current dataset. SEIFA IRSD decile 8 indicates low disadvantage, and IRSAD decile 9 confirms high advantage. The 3.4% need-assistance rate is among the lowest in this cohort. The new-build, owner-occupied character (59.9% mortgage holders) typically correlates with lower crime nationally.
Is Gregory Hills good for property investment?
The 32.0% renter share and tight 3.6% vacancy rate create strong tenant demand. Gross yield of approximately 2.8% ($520/week on $963,000) is low because detached-house prices are high. Population growth of 6.18% per year (+1,255 persons) ensures sustained demand. The 157 DAs in 12 months confirm an active development pipeline.
How is Gregory Hills's population changing?
Population grows at 6.18% per year (1,255 persons), projected to reach 26,830 by 2031. Internal migration adds 983 per year, the primary driver, as families relocate from more expensive Sydney postcodes. The median age of 30 is 10 years below national, and couples with children (4,916) outnumber couples without by 3.6:1.
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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