Holroyd
With 59.5% of residents born overseas, Holroyd sits 37.9 percentage points above the national average, making it one of Western Sydney's most internationally composed suburbs. Packed into just 0.5 square kilometres at a density of 2,475 people per km2, it functions as an entry-point suburb: 50.2% of households rent, median age is 33 (seven years below national), and university qualifications reach 55.3%, some 25 points above national. The IRSD disadvantage decile of 1 places Holroyd in the bottom 10% nationally for relative advantage, yet household income sits at the 70.7th percentile, a gap explained by large household sizes and multiple earners rather than high individual wages.
Population
1,248
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$1,893/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$618K
2024-2025 (PSI derived)
The median house price is $618,000, derived from PSI data, and recent price history shows movement from $608,000 in 2024 to $633,250 in 2025, a 4.2% gain over one year. That affordability compares favourably against broader Greater Sydney medians, making Holroyd accessible to first-home buyers priced out of inner suburbs. The housing stock is dominated by apartments at 68.8%, with separate houses at only 17.8% and semi-detached homes at 13.4%. Two-bedroom and three-bedroom dwellings each account for roughly 41-42% of stock. Monthly mortgage repayments average $2,166, and the mortgage-to-income ratio of 26.4% stays below the 30% stress threshold, a meaningful buffer for buyers entering at current prices.
For Buyers
The median house price is $618,000, derived from PSI data, and recent price history shows movement from $608,000 in 2024 to $633,250 in 2025, a 4.2% gain over one year. That affordability compares favourably against broader Greater Sydney medians, making Holroyd accessible to first-home buyers priced out of inner suburbs. The housing stock is dominated by apartments at 68.8%, with separate houses at only 17.8% and semi-detached homes at 13.4%. Two-bedroom and three-bedroom dwellings each account for roughly 41-42% of stock. Monthly mortgage repayments average $2,166, and the mortgage-to-income ratio of 26.4% stays below the 30% stress threshold, a meaningful buffer for buyers entering at current prices.
For Investors
A renter majority of 50.2% provides a deep and persistent tenant base, with weekly rent averaging $450. Against the $618,000 median, that implies a gross yield near 3.8%, above what most inner-Sydney apartments deliver. The vacancy rate of 9.0% is elevated and warrants attention: apartment-dominant suburbs with high overseas migrant turnover can carry structural oversupply in certain bedroom sizes. Overseas migration drives net population growth at approximately 610 new arrivals annually, while net internal outflow of 207 per year reflects a natural churn pattern typical of entry-point suburbs. Development applications totalled 5 over the past 12 months, low enough to suggest limited near-term new supply risk. The combination of strong overseas-driven demand and constrained new supply supports the rental market over the medium term.
Development Activity
Total DAs
22
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
+250.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 33 is 7 years below the national figure, driven by high overseas migration inflows that consistently bring working-age arrivals. At 59.5%, the overseas-born share is 37.9 percentage points above national. The largest ancestry groups are Indian (133 residents), Chinese (130) and English (117), and the three most spoken non-English languages are Arabic (49 speakers), Urdu (48) and Mandarin (33), reflecting a South Asian and Middle Eastern composition that distinguishes Holroyd from Chinese-majority pockets nearby. Islam (379 residents) is the largest single religion, followed by Christianity (346) and Hinduism (124). University-qualified residents account for 55.3% of the population, which is 25.2 points above the national average, concentrated in the Professionals occupational group (138 workers) and consistent with the suburban migration profile of skilled-visa holders.
Age Distribution
Bedrooms
Dwelling Structure
17.8%
Houses
13.4%
Townhouse
68.8%
Apartment
Tenure
Holroyd's tenure structure strongly favours renting: 50.2% of households rent, 35.5% carry a mortgage and only 14.3% own outright, well below the national ownership norms. The low outright-ownership rate reflects the suburb's young, migrant-majority population where wealth accumulation is at an earlier stage compared to established suburbs. Apartments make up 68.8% of dwellings, which places Holroyd firmly in the high-density category for Western Sydney. Two-bedroom units dominate at 42.1%, followed by three-bedrooms at 41.1%. House prices rose from $608,000 in 2024 to $633,250 in 2025, a 4.2% increase, with the peak price reaching $633,250 in 2025. Rent-to-income sits at 23.8%, comfortably below the 30% stress threshold, meaning renters as a group are not under acute financial pressure relative to their incomes at the 70.7th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,166
Rent / wk
$450
HH Size
2.8
Personal Income / wk
$854
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.0%
Unoccupied
41
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.0%
Couples, no children
1,015
Total families
Economy & Employment
Healthcare is the largest employing industry at 17.5% (68 workers), followed by Professional/Tech at 13.4% (52), Finance at 8.7% (34) and Public Admin at 8.7% (34), with Construction rounding out the top five at 7.2% (28 workers). By occupation, Professionals form the largest group (138), ahead of Clerical/Admin (78) and Managers (68), a pattern consistent with the 55.3% university qualification rate. The unemployment rate of 9.2% is elevated compared to metropolitan averages, and the labour force participation rate of 49.0% is low, in part because a significant share of residents (349 not in the labour force) are students or recent arrivals not yet fully active in the market. The IRSD decile of 1 reflects a concentration of relative disadvantage, yet household income at the 70.7th percentile nationally signals that larger household sizes and multiple earners offset individual income constraints.
Unemployment
10.3%
Labour Force
12,743
Unemployed
1,315
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.8%
Part-time
19.0%
Participation
49.0%
Employed
433
Occupations
Top Industries
University
55.3%
Postgraduate
19.4%
Born Overseas
59.5%
Dwellings
410
Transport to Work
Holroyd is heavily car-dependent, with 78.5% of residents driving to work, compared to higher public-transport usage in inner Sydney. Public transport accounts for 10.8% and walking or cycling 5.4%. No schools are recorded within the 0.5 square kilometre boundary, so families rely on institutions in neighbouring suburbs such as Merrylands and Granville. Crime data is not available in this dataset, limiting direct safety comparisons. The IRSAD decile of 3 places the suburb below average nationally for combined advantage and disadvantage. On the positive side, housing stress remains manageable: rent-to-income at 23.8% and mortgage-to-income at 26.4% both stay below the 30% stress threshold, providing financial stability relative to many higher-cost Sydney suburbs. The volunteering rate of 8.9% is modest, and 4.7% of residents (55 people) require daily assistance.
Drive
78.5%
Public Transport
10.8%
Walk / Cycle
5.4%
Work from Home
N/A
Population Forecast
+1.45%/yr
(+392 people/yr)
EstablishedPopulation in the broader SA2 area grew 20.7% over the past decade, with historical counts rising from 24,912 in 2023 to 27,002 in 2025. Medium-scenario forecasts project the area reaching 28,506 by 2031, adding approximately 392 persons per year at a 1.45% annual growth rate. The primary driver is overseas migration at a net 610 arrivals annually, which more than offsets the net internal outflow of 207 per year. Rent growth of 23.1% over the period alongside a gentrification score of 35 places Holroyd at the early-signs stage of gentrification, with signals including 30% population growth since 2011, an accelerating university-educated share from 9% to 19%, and sustained high-skill overseas arrivals. Affordability has been improving, with the affordability index moving from 73.9 in 2011 to 63.5 in 2021, suggesting Holroyd is becoming relatively more accessible compared to rising state-wide benchmarks.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+610
Net Internal / yr
-207
Gentrification Signal
Early signs
Population +30% since 2011, Net internal outflow -207/yr, Strong overseas inflow +610/yr, Accelerating: 9% → 19%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Holroyd compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Holroyd a good suburb to live in?
Holroyd offers affordable entry at a $618,000 median house price, well below broader Greater Sydney, with household income at the 70.7th percentile nationally. The suburb suits younger renters and migrants, with 55.3% holding university qualifications. Trade-offs include an IRSD disadvantage decile of 1 (bottom 10% nationally) and limited schools within the 0.5 km2 boundary.
What is the median house price in Holroyd?
The median house price is $618,000 based on PSI-derived data. Prices rose from $608,000 in 2024 to $633,250 in 2025, a 4.2% gain. Weekly rent averages $450 and monthly mortgage repayments run approximately $2,166, with a mortgage-to-income ratio of 26.4%.
What schools are in Holroyd?
No schools are recorded within the Holroyd boundary in this dataset. The suburb covers only 0.5 square kilometres, so families rely on schools in neighbouring areas such as Merrylands and Granville. Notably, 55.3% of Holroyd residents hold university qualifications, which is 25.2 points above the national average.
Is Holroyd safe?
Detailed crime statistics are not available for Holroyd in this dataset. As an indirect indicator, the IRSD decile of 1 places the suburb in the bottom 10% nationally for relative advantage, which can correlate with higher crime exposure in some contexts. The household income at the 70.7th percentile nationally is a partially offsetting factor.
Is Holroyd good for property investment?
Weekly rent of $450 against a $618,000 median implies a gross yield near 3.8%, higher than many inner-Sydney markets. The 50.2% renter majority provides a deep tenant pool, driven by net overseas migration of 610 arrivals annually. The vacancy rate of 9.0% is elevated, so apartment selection within the 68.8% apartment-dominant stock requires care.
How is Holroyd's population changing?
The broader area grew 20.7% over the past decade, with population rising from 24,912 in 2023 to 27,002 in 2025. Medium forecasts project 28,506 residents by 2031, adding around 392 per year. Overseas migration at net 610 annually is the primary driver, offsetting net internal outflow of 207 per year.
What languages are spoken in Holroyd?
At 59.5% born overseas, Holroyd sits 37.9 percentage points above the national average. The top non-English languages are Arabic (49 speakers), Urdu (48), Mandarin (33) and Hindi (30), reflecting predominantly South Asian and Middle Eastern migration patterns alongside a smaller Chinese-speaking community.
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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