Holroyd
With 59.5% of residents born overseas and 68.8% of dwellings being apartments, Holroyd is a compact, migrant-majority pocket with a median age of 33. Its 1,248 residents live at a density of 2,475.2 people per sq km across only 0.5 sq km, which makes daily life more urban and vertically housed than a detached-home suburb. Household income sits at the 70.7th percentile, while 55.3% hold a university qualification. Compared with nearby Merrylands and Granville, Holroyd presents a tighter apartment-focused search area, suited to buyers and renters who value proximity and cultural variety over large lots. The same density also makes parking, noise and building quality important checks.
Local council: Cumberland (87% of the suburb; the rest sits in a neighbouring council)
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
Holroyd suits buyers who are comfortable trading land for a smaller, denser home. Apartments make up 68.8% of stock, while separate houses account for 17.8% and semi-detached homes 13.4%; two-bedroom and three-bedroom layouts are the main choices at 42.1% and 41.1%. A mortgage payment benchmark is $2,166 a month, compared with weekly rent of $450, and mortgage costs absorb 26.4% of household income versus 23.8% for rent. That burden is not flagged as stressed, but buyers should test strata levies, lending buffers and resale demand because apartment costs can vary more than detached homes. The 35.0% mortgage tenure indicates a substantial owner-buyer base, although renting remains higher at 49.5%.
For Buyers
Holroyd suits buyers who are comfortable trading land for a smaller, denser home. Apartments make up 68.8% of stock, while separate houses account for 17.8% and semi-detached homes 13.4%; two-bedroom and three-bedroom layouts are the main choices at 42.1% and 41.1%. A mortgage payment benchmark is $2,166 a month, compared with weekly rent of $450, and mortgage costs absorb 26.4% of household income versus 23.8% for rent. That burden is not flagged as stressed, but buyers should test strata levies, lending buffers and resale demand because apartment costs can vary more than detached homes. The 35.0% mortgage tenure indicates a substantial owner-buyer base, although renting remains higher at 49.5%.
For Investors
Holroyd has a large tenant base, with 49.5% renting compared with 14.1% owning outright, creating a clear pool of potential renters. Weekly rent is $450 and vacancy is 9.0%, so income prospects need to be weighed against a softer leasing buffer than a tightly supplied market. Rent growth of 23.1% supports the case for demand, while overseas migration is the primary growth driver. Seven development matters were recorded over 12 months, including subdivision, a secondary dwelling and alterations, which may gradually add competition. Investors should compare building quality, strata costs and vacancy history rather than rely on headline rent growth alone because apartment supply is dominant.
Development Activity
Total DAs
23
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
Holroyd’s profile is younger and more internationally connected than the national pattern. Median age is 33, or 7 years below the national figure, while university attainment is 55.3%, 25.2 percentage points above national level. Overseas-born residents account for 59.5%, which is 37.9 points higher than nationally, and average household size is 2.8, or 0.3 above the national figure. Indian ancestry counts 133 people and Chinese ancestry 130, while Islam is recorded for 379 residents, Christianity for 346 and no religion for 227. Arabic, Urdu and Mandarin are the leading listed languages at 49, 48 and 33 people. This mix reflects overseas migration and apartment living, which support smaller households and a wide range of services.
Age Distribution
Bedrooms
Dwelling Structure
17.8%
Houses
13.4%
Townhouse
68.8%
Apartment
Tenure
Holroyd’s housing is defined more by apartments and renting than by detached ownership. Apartments represent 68.8% of dwellings, compared with 17.8% separate houses and 13.4% semi-detached homes. Renting at 49.5% is higher than mortgage ownership at 35.0% and outright ownership at 14.1%, suggesting a mobile market with a substantial investor-held component. Two-bedroom homes account for 42.1% and three-bedroom homes 41.1%, while four-plus-bedroom dwellings are only 13.1%. Mortgage payments are benchmarked at $2,166 monthly, and the mortgage-to-income ratio is 26.4%, higher than rent's 23.8%; neither stress flag is triggered. The compact stock suits smaller households, but strata records, sinking funds and renovation rules matter more here than on a detached block.
Mortgage / mo
$2,166
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $450.
$630
Bond data Jun 2026 · houses $720 · units $605
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
52.3%
Couples with children
33.4%
Couples, no children
12.4%
Single parent
323
Total families
Economy & Employment
Holroyd combines professional employment with a lower-ranked resource profile. Healthcare is the largest industry at 17.5% or 68 workers, followed by Professional/Tech at 13.4% or 52, Finance and Public Administration at 8.7% or 34 each, and Construction at 7.2% or 28. Professionals number 138, ahead of Clerical/Admin at 78 and Managers at 68. Household income sits at the 70.7th percentile, above the midpoint, yet SEIFA places economic resources in decile 2, disadvantage in IRSD decile 1 and advantage in IRSAD decile 3, with education and occupation at decile 5. That gap suggests a mixed local economy: skilled earners coexist with households facing tighter resources. Unemployment is 7.9% and participation 57.1%, so access to stable work remains important.
Unemployment
7.9%
Labour Force
556
Unemployed
44
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.7%
Part-time
23.8%
Participation
57.1%
Employed
512
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
55.3%
Postgraduate
19.4%
Born Overseas
59.5%
Dwellings
410
Transport to Work
Holroyd’s compact 0.5 sq km footprint keeps destinations close, but the transport pattern is more car and home based than a rail-oriented profile: 36.0% drive, 4.9% use public transport and 2.5% walk or cycle, while 54.2% work from home. Families should check exact enrolment zones around nearby Merrylands, Granville and Parramatta because school catchments cross local boundaries; there are 0 school campuses inside Holroyd. Safety should be checked street by street using current NSW Police mapping, lighting and pedestrian conditions. Socioeconomic conditions are mixed, with IRSAD at decile 3 and IRSD at decile 1, both lower than middle-ranked areas. Apartment living means building management, parking and noise checks can materially shape day-to-day comfort.
Drive
36.0%
Public Transport
4.9%
Walk / Cycle
2.5%
Work from Home
54.2%
Growth Outlook
Holroyd’s wider-area growth outlook is steady rather than explosive. The annual trend is 1.45%, with overseas migration named as the primary driver, while the trajectory is Stable. Population change across the wider area runs at 20.7% over 10 years, supporting continued demand for compact housing. The gentrification score is 35, classified as Early signs, and rent growth is 23.1%, indicating pressure is emerging but the shift is not yet mature. Affordability declined from 73.9 in 2011 to 63.5 in 2021, lower than its earlier level, even as real income growth reached 16.4%. These signals point to gradual change because migration and rental demand are strengthening faster than affordability.
Population trend: Cumberland council area
About 87% of Holroyd sits in Cumberland; the rest is in a neighbouring council. These are the council area's residents, not Holroyd's.
Residents 2025
256,906
Growth, 5 yr average
+1.3%/yr
2020 to 2025
Growth, last year
+1.6%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 can suit residents who prefer dense apartment living, a younger age profile and an international population. The median age is 33, 68.8% of dwellings are apartments and 59.5% of residents were born overseas. Check parking, strata costs, noise and local travel times, because the 0.5 sq km footprint creates a very compact but tightly built environment.
What is the median house price in Holroyd?
For the median house price, check current settled sales because Holroyd is not a typical detached-home market. Separate houses account for only 17.8% of dwellings, compared with 68.8% apartments. Buyers should compare house and apartment medians separately, then factor in the $2,166 monthly mortgage benchmark and any strata costs.
What schools are in Holroyd?
Holroyd has 0 school campuses inside the suburb boundary. Families should check nearby options in Merrylands, Granville and Parramatta, then confirm the exact public-school catchment and travel route for each address. School access can differ over a few streets because the suburb covers only 0.5 sq km.
Is Holroyd safe?
Treat safety as an address-level question rather than relying on a broad label. Holroyd covers only 0.5 sq km, so inspect the exact street, lighting, footpaths, parking areas and building access, and check recent NSW Police crime mapping before signing a lease or buying. That process is more useful than assuming every block has the same conditions.
Is Holroyd good for property investment?
Holroyd can work for investors seeking an apartment-heavy tenant market, but the risk settings need care. Renting accounts for 49.5%, weekly rent is $450 and vacancy is 9.0%, while rent growth is 23.1%. Seven development matters in 12 months may add future competition. Compare strata fees, building condition, leasing history and net yield rather than using gross rent alone.
How is Holroyd's population changing?
Holroyd has 1,248 residents today, with a median age of 33. Across the wider area, population change is 20.7% over 10 years and the annual trend is 1.45%. Overseas migration is the primary driver, while the trajectory is Stable. That points to gradual demand growth, especially for smaller dwellings, rather than a sudden shift in the suburb’s established form.
What languages are spoken in Holroyd?
Arabic and Urdu are the leading recorded languages, with 49 and 48 speakers, followed by Mandarin at 33, Hindi at 30 and Nepali at 21. The pattern fits Holroyd’s 59.5% overseas-born population and means local services, schools and agents may need to communicate across several language groups.
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).
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