Haymarket
At 16,035.9 people per square kilometre, Haymarket is one of Sydney's most intensely urban residential areas, with 8,305 residents concentrated across just 0.52 sq km. Its 85.8% overseas-born share is 64.2 percentage points higher than the national figure, while the median age of 30 is 10 years below national levels. Renting accounts for 77.6% of occupied dwellings and apartments represent 99.3%, creating a student-heavy, highly mobile profile. Compared with nearby Ultimo, Haymarket's identity is especially tied to dense apartments, hospitality and city access.
Population
8,305
Median Age
30.0
Household IncomeiMedian weekly household income (ABS Census)
$1,931/wk
DAs (12 months)iDevelopment Applications lodged in the past year
121
Haymarket suits buyers prioritising central access and apartment convenience rather than detached family space. Apartments account for 99.3% of dwellings, while separate houses make up only 0.2%; 55.0% of homes have 2 bedrooms and 33.6% are studios or 1-bedroom properties. The typical mortgage commitment is $2,600 per month, and mortgage costs equal 31.1% of household income, so borrowing capacity needs careful testing even though household income sits at the 72.2 percentile, above the midpoint. Compared with low-density suburbs, buyers trade land and storage for walkability, rental depth and proximity to city employment.
For Buyers
Haymarket suits buyers prioritising central access and apartment convenience rather than detached family space. Apartments account for 99.3% of dwellings, while separate houses make up only 0.2%; 55.0% of homes have 2 bedrooms and 33.6% are studios or 1-bedroom properties. The typical mortgage commitment is $2,600 per month, and mortgage costs equal 31.1% of household income, so borrowing capacity needs careful testing even though household income sits at the 72.2 percentile, above the midpoint. Compared with low-density suburbs, buyers trade land and storage for walkability, rental depth and proximity to city employment.
For Investors
Haymarket has a deep renter base, with 77.6% of households renting and weekly rent at $650. That demand is supported by overseas migration as the primary growth driver and by the suburb's student-heavy, apartment-dominant setting. However, the 16.7% vacancy rate is high, while rent growth has been negative at 4.6%, so investors should model turnover, incentives and furnishing costs rather than assume automatic rental growth. Compared with owner-occupier markets, the 120 development applications recorded over 12 months point to an active and competitive environment, particularly around food, drink, entertainment and mixed-use premises.
Development Activity
Total DAs
695
Last 12 Months
121
YoY ChangeiYear-over-year change in DA lodgements
-4.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Haymarket is markedly younger and more internationally connected than the national profile. The median age is 30, or 10 years below national levels, while 85.8% of residents were born overseas, 64.2 percentage points higher than nationally. University attainment is 54.9%, up 24.8 points on the national comparison, supporting demand for compact housing and city services. Chinese ancestry is recorded for 3,399 people, with Mandarin spoken by 909 and Cantonese by 223. Household size averages 2.4 people, only 0.1 below national levels, while a 51.2% turnover rate is higher than the 48.8% who stayed at the same address, reflecting a mobile population.
Age Distribution
Bedrooms
Dwelling Structure
0.2%
Houses
0.4%
Townhouse
99.3%
Apartment
Tenure
Haymarket's housing stock is almost entirely apartment-based: 99.3% of dwellings are apartments, compared with 0.2% separate houses and 0.4% semi-detached homes. Smaller formats dominate, with 33.6% studios or 1-bedroom dwellings and 55.0% 2-bedroom dwellings. Renting at 77.6% is higher than the combined outright and mortgaged ownership share of 20.3%, because the suburb attracts students, newer migrants and short-term city workers. Weekly rent is $650 and rent stress reaches 33.7% of income, while mortgage stress is 31.1% against a $2,600 monthly mortgage. Compared with nearby low-density areas, Haymarket provides more compact housing but less tenure stability and private outdoor space.
Mortgage / mo
$2,600
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $650.
$1,100
Bond data Jun 2026 · houses $1,250 · units $1,150
HH Size
2.4
Personal Income / wk
$758
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.7%
Unoccupied
603
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
33.7% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.0%
Couples with children
68.6%
Couples, no children
8.2%
Single parent
1,533
Total families
Economy & Employment
Haymarket's economy is led by hospitality, which accounts for 23.7% of employment and 735 workers, followed by Professional/Tech at 16.2% and 503 workers, Finance at 10.9% and 338, Retail at 7.4% and 228, and Healthcare at 7.0% and 217. The occupation mix also includes 1,076 professionals, 563 community and personal service workers, and 484 managers. A 56.5% participation rate and 9.8% unemployment rate reflect a mixed student, service and professional workforce. Compared with its strong opportunity scores, including IEO decile 9 and IRSAD decile 9, the IER decile 1 and IRSD decile 2 point to lower economic resources, likely because many residents rent, study or work part-time.
Unemployment
9.8%
Labour Force
4,481
Unemployed
440
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
44.1%
Part-time
39.8%
Participation
56.5%
Employed
4,041
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
54.9%
Postgraduate
16.7%
Born Overseas
85.8%
Dwellings
2,990
Transport to Work
Haymarket's compact form makes daily movement less car-dependent. Public transport is used by 23.2% of residents, walking or cycling by 24.2%, and driving by only 9.7%, while 41.2% work from home. At 16,035.9 people per square kilometre across 0.52 sq km, services, shops and entertainment are close together, although apartment density can mean more noise and less private space. The suburb's IRSAD decile 9 and IEO decile 9 indicate relatively strong access to advantage and opportunity, but IRSD decile 2 and IER decile 1 show that economic resources are lower than those broader scores suggest. Compared with car-oriented suburbs, Haymarket is better suited to residents who value transit and walking.
Drive
9.7%
Public Transport
23.2%
Walk / Cycle
24.2%
Work from Home
41.2%
Population Forecast
+2.14%/yr
(+530 people/yr)
EstablishedHaymarket's growth outlook is established but still expanding, with annual growth forecast at 2.14% and overseas migration identified as the primary driver. Population change across the wider area is 31.5% over 10 years, indicating stronger momentum than a static inner-city market. The trajectory is labelled Mixed because rent growth is negative at 4.6% even as affordability is marked Improving, moving from 152.2 in 2011 to 75.7 in 2021. Gentrification signals are still developing: one measure gives a score of 36 and stage Early signs, while the shift measure records 45 and stage Active. Compared with the COVID dip of 6.8%, the market recovered by 16.9%, supporting a resilient but uneven pattern.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,798
Net Internal / yr
-787
Gentrification Signal
Early signs
Population +47% since 2011, Net internal outflow -787/yr, Strong overseas inflow +1798/yr, COVID recovered (-7% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Haymarket compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Haymarket a good suburb to live in?
Haymarket suits residents who value central access, apartments and walking over space and quiet. It has 8,305 residents at a density of 16,035.9 people per square kilometre, with 23.2% using public transport and 24.2% walking or cycling. Compared with car-oriented suburbs, it is more convenient without a car, but 77.6% renting and high density can mean less stability and privacy.
What is the median house price in Haymarket?
A representative house median is difficult to apply because only 0.2% of Haymarket dwellings are separate houses, compared with 99.3% apartments. Buyers should use a current apartment-specific median and comparable sales for the exact building. For rental context, the weekly median rent is $650 and 77.6% of households rent.
What schools are in Haymarket?
Haymarket is primarily a dense apartment and city-services precinct, with 99.3% of dwellings apartments and 0.2% separate houses. Families should check nearby school options, sector and exact enrolment zones by address rather than assume a campus is within the suburb. Transport planning matters because 23.2% of residents use public transport and 24.2% walk or cycle.
Is Haymarket safe?
A current suburb-level crime rate should be checked with NSW Police before deciding, because conditions can vary around a high-density precinct of 16,035.9 people per square kilometre. Inspect building access, lighting and activity around the exact address, particularly at night. Haymarket has 8,305 residents and a large visitor, hospitality and entertainment presence.
Is Haymarket good for property investment?
Haymarket can suit investors seeking a renter-heavy apartment market, with 77.6% renting, weekly rent of $650 and overseas migration as the primary growth driver. The 16.7% vacancy rate and negative rent growth of 4.6% require conservative assumptions. Compared with owner-occupier suburbs, 120 development applications in 12 months also indicate stronger competition and potential supply pressure.
How is Haymarket's population changing?
Growth is forecast at 2.14% a year, driven primarily by overseas migration. Population change across the wider area is 31.5% over 10 years, while the forecast trajectory is Mixed because rent growth is negative at 4.6%. Haymarket currently has 8,305 residents, a median age of 30 and an overseas-born share of 85.8%, so future change is likely to remain linked to migration, study and inner-city housing demand.
What development is occurring in Haymarket?
Haymarket recorded 120 development applications over 12 months, a high level of activity compared with a quiet residential precinct. Recent examples include modifications for entertainment facilities, small bars, food and drink premises and changes to operating hours. This pattern reinforces Haymarket's hospitality and mixed-use role, while apartment investors should monitor how frequent alterations affect noise, access and tenant demand.
What languages are spoken in Haymarket?
Haymarket has an overseas-born share of 85.8%, which is 64.2 percentage points higher than the national comparison. Mandarin is spoken by 909 people, Cantonese by 223 and Korean by 99, with Hindi at 42 and Japanese at 34. The language profile aligns with the suburb's Chinese and Korean ancestry counts of 3,399 and 256, supporting a strongly international retail and services environment.
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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