Homebush
Apartments shape Homebush more than almost anything else: 82.1% of dwellings are apartments and 58.1% of homes are rented, both higher than a typical detached-house Sydney suburb. The suburb is young, with a median age of 31, 9 years below the national figure, and highly international, with 70.8% born overseas. Compared with nearby Strathfield and Lidcombe, Homebush reads as denser and more transit-oriented, because its 2.05 sq km footprint holds 11,660 residents at 5,693.6 people per sq km.
Population
11,660
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,101/wk
DAs (12 months)iDevelopment Applications lodged in the past year
51
Median House
$690K
2024-2025 (PSI derived)
Homebuyers are mainly buying into an apartment market rather than a traditional house market, because 82.1% of dwellings are apartments and only 12.3% are separate houses. The median house price is $690,500, with price history moving from $703,000 in 2024 to $670,000 in 2025, a 4.7% fall from peak to latest. Mortgage costs are relatively contained at 23.8% of income, below common stress levels, while 59.7% of homes have 2 bedrooms. Buyers wanting more land may compare Homebush with Strathfield or North Strathfield, where detached stock is more visible.
For Buyers
Homebuyers are mainly buying into an apartment market rather than a traditional house market, because 82.1% of dwellings are apartments and only 12.3% are separate houses. The median house price is $690,500, with price history moving from $703,000 in 2024 to $670,000 in 2025, a 4.7% fall from peak to latest. Mortgage costs are relatively contained at 23.8% of income, below common stress levels, while 59.7% of homes have 2 bedrooms. Buyers wanting more land may compare Homebush with Strathfield or North Strathfield, where detached stock is more visible.
For Investors
Homebush has a renter-majority profile, with 58.1% renting and weekly rent at $470, so investor demand is supported by a large tenant pool. The caution is vacancy: 12.9% is higher than a tight market, suggesting new supply or turnover can weaken pricing power. Development is active, with 44 applications in the past 12 months, including shop, subdivision and dwelling-house activity. Because overseas migration is the primary growth driver and averages 876 net people a year, rental demand has a structural base, but the vacancy rate means lease-up risk matters.
Development Activity
Total DAs
320
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
-19.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Homebush iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Homebush Public School
K-6 · 368 students
Homebush Boys High School
7-12 · 891 students
Demographics
Homebush is much younger and more globally connected than the national average: the median age is 31, which is 9 years below national, and 70.8% of residents were born overseas, 49.2 percentage points above national. University attainment is 65.2%, or 35.1 points above national, which helps explain the strong professional workforce. Major ancestry groups include Chinese at 2,699 people and Indian at 1,923, while Christianity has 3,092 adherents and Hinduism 2,927. The household size of 2.5 is in line with the national average.
Age Distribution
Bedrooms
Dwelling Structure
12.3%
Houses
4.8%
Townhouse
82.1%
Apartment
Tenure
Housing in Homebush is skewed to compact dwellings, with 82.1% apartments, 4.8% semi-detached homes and only 12.3% separate houses. Ownership is lower than many family suburbs: 11.0% own outright, 30.9% have a mortgage and 58.1% rent. The latest price series sits at $670,000 in 2025, below the $703,000 peak in 2024 by 4.7%, while the listed median house price is $690,500. Two-bedroom homes dominate at 59.7%, because the suburb's station-area density favours units over larger blocks.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$470
HH Size
2.5
Personal Income / wk
$960
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.9%
Unoccupied
652
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.6%
Couples, no children
8,394
Total families
Economy & Employment
Homebush has a skilled workforce, reflected in an IEO decile of 9 and IRSAD decile of 8, both above average, but the IER decile of 2 points to more mixed household economic resources. Professional and tech work is the largest industry at 16.6% or 832 workers, followed by healthcare at 13.5% and finance at 11.2%. Professionals account for 2,224 workers, well above managers at 679. Unemployment is 7.2% with participation at 61.4%, so the area combines high education with some labour-market churn, likely linked to its young renter base.
Unemployment
3.5%
Labour Force
14,867
Unemployed
514
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.2%
Part-time
25.6%
Participation
61.4%
Employed
5,670
Occupations
Top Industries
University
65.2%
Postgraduate
23.3%
Born Overseas
70.8%
Dwellings
4,380
Transport to Work
Homebush's livability is built around rail access, apartment convenience and schools rather than large private blocks. Public transport use is 25.2%, above many car-based suburbs, while 64.5% drive and 4.7% walk or cycle. The suburb has 2 schools, both Government, with ICSEA ranging from 1043 at Homebush Boys High School to 1094 at Homebush Public School; enrolments are 891 and 368. Crime-rate figures are unavailable, so safety is better judged alongside street lighting, station access and building security. The IRSAD decile of 8 sits above average.
Drive
64.5%
Public Transport
25.2%
Walk / Cycle
4.7%
Work from Home
N/A
Population Forecast
+2.99%/yr
(+702 people/yr)
EstablishedHomebush is forecast to keep growing, with trend growth of 2.99% a year, or about 702 people annually, higher than many established inner-ring suburbs. The medium scenario rises from 24,373 people in 2026 to 27,881 in 2031. Migration explains much of the trajectory: overseas migration averages +876 people a year while internal migration averages -516, making overseas migration the primary driver. Gentrification is scored 25 and classed as Early signs, while the broader shift settings show a Stable trajectory and 13.9% rent growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+876
Net Internal / yr
-516
Gentrification Signal
Early signs
Net internal outflow -516/yr, Strong overseas inflow +876/yr, Accelerating: 29% → 38%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Homebush compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Homebush a good suburb to live in?
Homebush suits people who want rail-oriented, higher-density living, with 82.1% apartments and 25.2% public transport use. Its median age of 31 is below the national figure, so it often appeals to students, professionals and younger households.
What is the median house price in Homebush?
The listed median house price in Homebush is $690,500. Recent price history records $703,000 in 2024 and $670,000 in 2025, a 4.7% fall from peak to latest, so buyers should check current listings carefully.
What schools are in Homebush?
Homebush has 2 local schools: Homebush Public School, a Government primary with ICSEA 1094 and 368 enrolments, and Homebush Boys High School, a Government secondary with ICSEA 1043 and 891 enrolments.
Is Homebush safe?
A local crime rate is not available for Homebush, so safety needs on-the-ground checking. Practical indicators include station paths, lighting and apartment security, especially because 58.1% of homes are rentals and turnover can be higher.
Is Homebush good for property investment?
Homebush has clear investor appeal because 58.1% of households rent and weekly rent is $470. The main caution is the 12.9% vacancy rate, which is higher than a tight market and can affect lease-up times.
How is Homebush's population changing?
Homebush is on a growth path, with forecast trend growth of 2.99% a year, equal to about 702 people annually. The medium scenario lifts population from 24,373 in 2026 to 27,881 in 2031.
What languages are spoken in Homebush?
Homebush is highly multilingual, with 70.8% of residents born overseas. Common languages include Mandarin with 736 speakers, Korean with 478, Nepali with 388, Cantonese with 285 and Hindi with 262.
Is there much development happening in Homebush?
Yes. Homebush recorded 44 development applications in the past 12 months, including shop, subdivision and dwelling-house proposals. That level of activity matters because the suburb already has 82.1% apartment housing.
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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