Hebersham
An $850,000 median house price sitting in a suburb that scores decile 1 on all four SEIFA indexes is the defining tension in Hebersham. Household income ranks in just the 33.9th percentile nationally, yet Western Sydney land values have pulled the median to $850,000, up 15.4% from $780,000 in 2024 to $900,000 in 2025. The population of 5,643 is young, with a median age of 33, a full 7 years below the national figure, and 38.5% were born overseas, 16.9 points above national. Detached houses dominate the 1.68 km2 footprint at 91.9% of dwellings, which is why three-bedroom homes make up 62.3% of the stock.
Population
5,643
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$1,335/wk
DAs (12 months)iDevelopment Applications lodged in the past year
48
Median House
$850K
2024-2025 (PSI derived)
Hebersham buyers face an affordability squeeze that shows up in the data: the $850,000 median is high relative to a household income in only the 33.9th percentile nationally. Prices rose 15.4% in a single year, from $780,000 in 2024 to $900,000 in 2025, faster than incomes grew. The stock suits families because 91.9% of dwellings are separate houses and only 2.4% are apartments, with three-bedroom homes at 62.3% and four-plus-bedroom homes at 28.8%. Monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 30.0%, right at the stress threshold. That ratio sits at the limit because purchase prices have outpaced the local wage base, leaving newer buyers more stretched than the 24.4% who already own outright.
For Buyers
Hebersham buyers face an affordability squeeze that shows up in the data: the $850,000 median is high relative to a household income in only the 33.9th percentile nationally. Prices rose 15.4% in a single year, from $780,000 in 2024 to $900,000 in 2025, faster than incomes grew. The stock suits families because 91.9% of dwellings are separate houses and only 2.4% are apartments, with three-bedroom homes at 62.3% and four-plus-bedroom homes at 28.8%. Monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 30.0%, right at the stress threshold. That ratio sits at the limit because purchase prices have outpaced the local wage base, leaving newer buyers more stretched than the 24.4% who already own outright.
For Investors
A 43.6% renter share gives Hebersham landlords a large tenant pool, well above the typical owner-occupier suburb, and weekly rent of $335 against the $850,000 median implies a gross yield near 2.0%, modest but ahead of premium Sydney markets. The vacancy rate is tight at 3.9%, and rent has grown 66.7% over the period measured, a strong signal of tenant demand outrunning supply. Demand is underpinned by overseas migration, the primary driver at a net 173 residents a year, though internal migration removes a net 332 annually. Development activity is steady at 45 applications over 12 months, including secondary dwellings and demolish-and-rebuild projects rather than large new estates. With the population flat to slightly negative, the investment case rests on rent growth and tight vacancy more than capital appreciation.
Development Activity
Total DAs
172
Last 12 Months
48
YoY ChangeiYear-over-year change in DA lodgements
+33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hebersham iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Hebersham Public School
K-6 · 515 students
Demographics
Hebersham skews young and migrant-heavy: the median age of 33 is 7.0 years below the national figure, and 38.5% of residents were born overseas, 16.9 points above national. University qualifications reach only 21.9%, which is 8.2 points below the national rate, consistent with a workforce concentrated in trades and service roles. Average household size is 3.0, half a person above national, reflecting families with children, who make up 1,824 of the family households against 726 couples with no children. Ancestry is led by English (1,191) alongside large Filipino (387) and Indian (327) communities, and the top non-English languages are Arabic (123), Urdu (123) and Hindi (107). Islam (712 residents) and Hinduism (248) are sizable second and third religions behind Christianity (2,816).
Age Distribution
Bedrooms
Dwelling Structure
91.9%
Houses
5.8%
Townhouse
2.4%
Apartment
Tenure
Tenure tilts toward renting and mortgages rather than outright ownership: 43.6% rent, 31.9% carry a mortgage and only 24.4% own outright, a younger and more leveraged profile than established suburbs. The stock is overwhelmingly detached, with 91.9% separate houses, 5.8% semi-detached and just 2.4% apartments, so three-bedroom homes account for 62.3% of dwellings and four-plus-bedroom homes 28.8%. The median house price climbed from $780,000 in 2024 to $900,000 in 2025, a 15.4% one-year move, lifting the working median to $850,000. Mortgage-to-income sits at 30.0% and rent-to-income at 25.1%, with neither flagged as stressed, but the mortgage figure is higher because purchase prices have risen faster than the 33.9th-percentile local income base can comfortably absorb.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$335
HH Size
3.0
Personal Income / wk
$574
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.9%
Unoccupied
69
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
15.7%
Couples, no children
4,613
Total families
Economy & Employment
The local workforce concentrates in service and blue-collar sectors: Healthcare leads at 23.9% (225 workers), followed by Transport at 9.7% (91), Manufacturing at 8.5% (80), Education at 8.5% (80) and Retail at 8.0% (75). By occupation, Machinery operators and drivers (386) and Labourers (281) outnumber Professionals (210), which explains the decile 1 IEO score for education and occupation. Unemployment is elevated at 10.4% and the participation rate is low at 40.2%, partly because 1,877 residents are not in the labour force in a young, family-heavy population. All four SEIFA indexes read decile 1, the most disadvantaged tier nationally, including IER at decile 1, because the high renter share and modest incomes depress aggregate household resources despite real incomes growing 12.0% over the decade.
Unemployment
17.7%
Labour Force
7,750
Unemployed
1,369
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.5%
Part-time
26.1%
Participation
40.2%
Employed
1,545
Occupations
Top Industries
University
21.9%
Postgraduate
5.2%
Born Overseas
38.5%
Dwellings
1,682
Transport to Work
Hebersham is heavily car-dependent: 84.8% of residents drive to work, while only 3.7% use public transport and 1.7% walk or cycle, well below what denser inner suburbs report, reflecting the detached, low-density layout at 3,356 residents per km2. No schools are recorded inside the 1.68 km2 boundary in this dataset, so families rely on institutions in neighbouring Mount Druitt suburbs, a practical trade-off in the postcode 2770 cluster. The suburb scores decile 1 on the IRSD index of relative disadvantage, the most disadvantaged tier nationally, and 7.9% of residents (406 people) need daily assistance. Volunteering runs at 7.8%, below the national average, consistent with a younger, working-age population stretched across long commutes and family duties.
Drive
84.8%
Public Transport
3.7%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
-0.09%/yr
(-17 people/yr)
EstablishedHebersham is an established, slow-growth suburb: annual population change runs at -0.09%, about 17 fewer residents a year, and the 10-year change is essentially flat at -0.4%. The shift is an aging trajectory, with the senior share up 4.1 points and the young-resident share down 2.3 points over the decade, even though the median age of 33 remains 7 years below national. Overseas migration is the only positive driver, adding a net 173 residents a year, but it is more than offset by net internal outflow of 332. The gentrification stage reads early signs with a score of 39, supported by rent growth of 66.7%, while affordability worsened from 47.2% in 2011 to 57.1% in 2021 as prices outran local wages.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+173
Net Internal / yr
-332
Gentrification Signal
Not gentrifying
Net internal outflow -332/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Hebersham compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hebersham a good suburb to live in?
Hebersham suits families wanting detached housing, with 91.9% of dwellings separate houses and an $850,000 median, more affordable than inner Sydney. The trade-offs are clear: it scores decile 1 on all four SEIFA indexes, the most disadvantaged tier nationally, and unemployment runs higher than average at 10.4%.
What is the median house price in Hebersham?
The median house price is $850,000, having risen 15.4% from $780,000 in 2024 to $900,000 in 2025. Weekly rent averages $335 and monthly mortgage repayments run about $1,733, giving a mortgage-to-income ratio of 30.0% against a household income in the 33.9th percentile nationally.
What schools are in Hebersham?
No schools are recorded inside the 1.68 km2 Hebersham boundary in this dataset, so families rely on schools in neighbouring Mount Druitt suburbs within postcode 2770. The suburb is young, with a median age of 33, which is 7 years below the national figure, suggesting steady school-age demand nearby.
Is Hebersham safe?
Detailed crime statistics are not available for Hebersham in this dataset. As an indirect indicator, the suburb scores decile 1 on the IRSD index of relative disadvantage, the most disadvantaged tier nationally, and 7.9% of its residents (406 people) need daily assistance, both consistent with a lower socioeconomic area.
Is Hebersham good for property investment?
Rent of $335 a week against the $850,000 median gives a gross yield near 2.0%, ahead of premium Sydney suburbs. A 43.6% renter share and tight 3.9% vacancy support demand, and rent grew 66.7% over the period, though net internal outflow of 332 a year means returns lean on rent more than capital growth.
How is Hebersham's population changing?
Population change is roughly flat at -0.09% a year, about 17 fewer residents annually, with a 10-year change of -0.4%. Overseas migration adds a net 173 residents a year, offset by net internal outflow of 332. The profile is aging, with the senior share up 4.1 points over the decade.
What languages are spoken in Hebersham?
About 38.5% of residents were born overseas, 16.9 points above the national figure. The most common non-English languages are Arabic (123 speakers), Urdu (123), Hindi (107) and Samoan (105), reflecting large Filipino and Indian communities alongside the English-ancestry majority of 1,191 residents.
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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