Haymarket
With 85.8% of residents born overseas (64.2 pp above national) and a density of 16,036 people per sq km, Haymarket is one of the most internationally concentrated suburbs in Australia. Chinese ancestry (3,399) is the largest group, and Buddhism (2,304 adherents) outnumbers Christianity (1,369), a reversal found in very few Australian suburbs. The 11.5% unemployment rate is double the national average, yet household income sits at the 72nd percentile, a paradox explained by 2,683 residents not in the labour force (largely international students). Population grew 31.5% in a decade despite a -6.8% COVID dip.
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
119
Median House
$988K
2024-2025 (PSI derived)
The median of $983,444 (down 1.2% from $995,000 the previous year) reflects a 99.3% apartment market, so this is essentially a unit price. Studios and 1-bed units account for 33.6%, with 2-bedrooms at 55.0%. Houses are virtually non-existent at 0.2%. Only 10.8% carry a mortgage and 9.9% own outright, with 79.2% renting, so owner-occupiers are a small minority. Mortgage stress at 31.1% of income is above the threshold. Average household size of 2.4 reflects mostly couples (59.8% couples without children). Buyers here are typically investors or owner-occupiers choosing CBD access over space.
For Buyers
The median of $983,444 (down 1.2% from $995,000 the previous year) reflects a 99.3% apartment market, so this is essentially a unit price. Studios and 1-bed units account for 33.6%, with 2-bedrooms at 55.0%. Houses are virtually non-existent at 0.2%. Only 10.8% carry a mortgage and 9.9% own outright, with 79.2% renting, so owner-occupiers are a small minority. Mortgage stress at 31.1% of income is above the threshold. Average household size of 2.4 reflects mostly couples (59.8% couples without children). Buyers here are typically investors or owner-occupiers choosing CBD access over space.
For Investors
The 79.2% renter share is among the highest in Australia, providing enormous tenant demand. However, vacancy at 16.7% is extreme, roughly 6 times the national benchmark, and reflects COVID-era student departures that have partially but not fully reversed. Weekly rent at $650 on a $983K median gives a gross yield around 3.4%, above inner-Sydney averages. Net overseas migration adds 1,798 people annually, an extraordinary figure driven by international students at nearby UTS and USYD. But net internal outflows of -787/year show domestic residents cycling out. With 108 DAs in 12 months, supply remains active.
Development Activity
Total DAs
668
Last 12 Months
119
YoY ChangeiYear-over-year change in DA lodgements
-13.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Chinese ancestry at 3,399 is the largest group, with Other (2,820) capturing diverse Asian and South Asian backgrounds. Korean (256) ranks fifth. Mandarin (909 speakers) and Cantonese (223) dominate non-English languages, followed by Korean (99). Overseas-born at 85.8% is 64.2 pp above national, the highest concentration outside a university campus. University attainment at 54.9% sits 24.8 pp above national, consistent with the student-heavy population. Median age of 30 is 10 years below national, and 51.2% turnover (people who moved in the last 5 years) reflects the transient student lifecycle.
Age Distribution
Bedrooms
Dwelling Structure
0.2%
Houses
0.4%
Townhouse
99.3%
Apartment
Tenure
The median eased from $995,000 to $983,444 between 2024 and 2025 (-1.2%). At 99.3% apartments, housing stock is essentially all vertical. Bedrooms cluster at 2-bed (55.0%) and studio/1-bed (33.6%). Ownership is overwhelmingly rental (79.2%), with just 10.8% on mortgages and 9.9% owned outright. Mortgage stress at 31.1% and rent stress at 33.7% both exceed the 30% threshold. Affordability halved from 152.2% to 75.7% of income between 2011 and 2021, a dramatic improvement driven by 55.9% real income growth, though absolute stress remains. Couples without children (59.8%) are the dominant household type.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$650
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
59.8%
Couples, no children
3,547
Total families
Economy & Employment
Hospitality leads employment at 23.7% (735 workers), reflecting Chinatown's restaurant concentration. Professional/Tech (16.2%), Finance (10.9%), Retail (7.4%), and Healthcare (7.0%) follow. The Hospitality dominance at nearly a quarter of all jobs is well above the national 7%. Community/Personal services (563) ranks as the second-largest occupation, with Labourers (459) third, consistent with the hospitality/retail employment base. Unemployment at 11.5% is double the national rate. SEIFA shows a sharp split: IRSAD decile 9 (high advantage) but IER decile 1 (lowest economic resources), a pattern unique to student-heavy inner-city areas.
Unemployment
3.9%
Labour Force
1,686
Unemployed
66
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.6%
Part-time
35.9%
Participation
48.3%
Employed
3,392
Occupations
Top Industries
University
54.9%
Postgraduate
16.7%
Born Overseas
85.8%
Dwellings
2,990
Transport to Work
Public transport captures 35.4% of commuters, and 44.0% walk or cycle, reflecting CBD proximity. Only 17.7% drive, the lowest car usage in this dataset. No schools are located within Haymarket, consistent with its commercial/residential high-rise character. Need-for-assistance at 1.5% is well below the national average, matching the young median age. SEIFA IRSAD decile 9 signals overall advantage, but IRSD decile 2 flags concentrated disadvantage among lower-income residents. Volunteering at 7.6% is low, likely reflecting student transiency, and the 51.2% five-year turnover rate is among the highest anywhere in Australia.
Drive
17.7%
Public Transport
35.4%
Walk / Cycle
44.0%
Work from Home
N/A
Population Forecast
+2.14%/yr
(+530 people/yr)
EstablishedPopulation surged 31.5% over the past decade at 2.14% annually, adding 530 people per year, well above the national average. The COVID dip of -6.8% recovered fully (+16.9% rebound). Medium forecasts project 27,392 by 2031, up from 24,758 in 2025. Net overseas migration at +1,798/year is the primary engine, vastly exceeding internal outflows of -787/year. The working-age share grew 11.2 pp over the decade as student arrivals reshaped the age profile. Rent actually fell 4.6% over the decade (one of very few Sydney suburbs with negative rent growth), reflecting the post-COVID vacancy overhang.
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 scores SEIFA IRSAD decile 9, and 44.0% of residents walk or cycle to work, the highest active transport rate in this cohort. The trade-offs are 16.7% vacancy, 11.5% unemployment, and 51.2% five-year turnover. It suits students and CBD workers who prioritise location over community stability.
What is the median house price in Haymarket?
The median property price is $983,444 as of 2025, down 1.2% from $995,000. This reflects a 99.3% apartment market, so the figure is essentially a unit price. Studios and 1-bed account for 33.6%, with 2-bedrooms at 55.0%. Only 10.8% of residents carry a mortgage.
What schools are in Haymarket?
No schools are located within Haymarket's 0.52 sq km area. The suburb's commercial and high-density residential character means families access schools in Ultimo, Surry Hills, and other neighbouring suburbs. University campuses (UTS, USYD) within 1-2 km are the dominant educational institutions nearby.
Is Haymarket safe?
Crime data is not reported at the suburb level for Haymarket. SEIFA IRSD decile 2 flags concentrated disadvantage among some residents. The 11.5% unemployment and high population turnover (51.2% in 5 years) are risk factors, though CBD police presence is typically higher than suburban areas.
Is Haymarket good for property investment?
The 79.2% renter share provides massive tenant demand, and gross yield at ~3.4% ($650/week on $983K) is above inner-Sydney averages. But vacancy at 16.7% is extreme, and net internal outflows run at -787/year. Net overseas migration at +1,798/year is the demand backstop. High risk, high tenant-pool strategy.
How is Haymarket's population changing?
Population grew 31.5% over the past decade at 2.14% annually. The COVID dip of -6.8% fully recovered. Net overseas migration at +1,798/year is enormous, driven by international students. Medium forecasts project 27,392 by 2031, up from 24,758 in 2025. Working-age share grew 11.2 pp.
What languages are spoken in Haymarket?
Mandarin (909 speakers), Cantonese (223), Korean (99), Hindi (42), and Japanese (34) are the top non-English languages. With 85.8% born overseas (64.2 pp above national), Haymarket is one of the most linguistically diverse suburbs in Australia. Chinese ancestry (3,399) is the largest group.
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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