Homebush
At 70.8% overseas-born, Homebush has a markedly younger and more internationally connected profile than the national average. Its median age is 31, or 9 years below the national figure, while university attainment reaches 65.2%, 35.1 percentage points above the national comparison. With 11,660 residents across 2.05 sq km, density is 5,693.6 people per sq km. Compared with nearby Strathfield, Homebush's own profile points more strongly toward apartment renters and recent arrivals, with 82.1% of dwellings being apartments and 57.5% of households renting.
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
50
Homebuyers need to start with dwelling type rather than a generic house search. Apartments account for 82.1% of dwellings, while separate houses represent 12.3% and 2-bedroom homes make up 59.7%, so floorplan, strata costs and parking can matter more than land size. Weekly rent is $470 and the indicative monthly mortgage figure is $2,167. Household income of $2,101 per week sits at the 79.6th percentile, above the midpoint, while mortgage costs equal 23.8% of household income compared with 22.4% for rent. The apartment concentration makes building quality and owner-corporation records important checks.
For Buyers
Homebuyers need to start with dwelling type rather than a generic house search. Apartments account for 82.1% of dwellings, while separate houses represent 12.3% and 2-bedroom homes make up 59.7%, so floorplan, strata costs and parking can matter more than land size. Weekly rent is $470 and the indicative monthly mortgage figure is $2,167. Household income of $2,101 per week sits at the 79.6th percentile, above the midpoint, while mortgage costs equal 23.8% of household income compared with 22.4% for rent. The apartment concentration makes building quality and owner-corporation records important checks.
For Investors
Homebush has a renter-majority market, with 57.5% renting compared with 10.9% owning outright. Weekly rent is $470, but the 12.9% vacancy rate means investors should test achievable rent and leasing time rather than rely only on headline demand. Development activity is substantial, with 50 applications recorded across the past 12 months, increasing the need to assess competing stock and building-specific amenity. Overseas migration is the primary growth driver, supporting demand for well-located apartments, while rent growth of 13.9% provides a recent market reference. Vacancy is higher than outright ownership, so tenant turnover and property management costs deserve close attention.
Development Activity
Total DAs
335
Last 12 Months
50
YoY ChangeiYear-over-year change in DA lodgements
-24.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Homebush
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Homebush is younger and more highly educated than the national profile: the median age is 31, 9 years below national average, and 65.2% hold university qualifications, 35.1 percentage points above the national comparison. Overseas-born residents account for 70.8%, or 49.2 percentage points above the national figure. Chinese ancestry counts 2,699 people, Indian 1,923 and Korean 1,003. Mandarin is spoken by 736 residents, followed by Korean at 478 and Nepali at 388. No religion is recorded for 3,538 people, while Christianity accounts for 3,092 and Hinduism 2,927. Compared with nearby Strathfield, this profile points to a particularly international and apartment-oriented population, with 40.3% turnover and 59.7% staying at the same address.
Age Distribution
Bedrooms
Dwelling Structure
12.3%
Houses
4.8%
Townhouse
82.1%
Apartment
Tenure
Homebush is overwhelmingly apartment-led: 82.1% of dwellings are apartments, compared with 12.3% separate houses and 4.8% semi-detached homes. Two-bedroom properties dominate at 59.7%, while 15.8% have 0 or 1 bedroom and 8.1% have 4 or more. Renting accounts for 57.5%, higher than the 30.6% mortgage share and the 10.9% owned-outright share. Weekly rent is $470, vacancy is 12.9%, and the mortgage reference is $2,167 per month. Mortgage costs represent 23.8% of household income, slightly higher than the 22.4% rent measure. Compared with nearby Strathfield, buyers should compare individual buildings and tenure patterns rather than assume every pocket has the same housing conditions.
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $470.
$720
Bond data Jun 2026 · houses $710 · units $720
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
42.3%
Couples with children
42.2%
Couples, no children
11.5%
Single parent
3,049
Total families
Economy & Employment
Professional and technical industries are the largest employment base at 16.6%, representing 832 workers, followed by healthcare at 13.5% and 677 workers, finance at 11.2% and 560, retail at 9.2% and 459, and hospitality at 7.0% and 351. Professionals are the largest occupation group at 2,224, ahead of clerical and administrative workers at 759 and managers at 679. Labour-force participation is 68.6%, unemployment is 6.4%, and full-time employment is 59.7%. Homebush's education and occupation profile ranks in IEO decile 9, above the midpoint, and IRSAD is decile 8, while economic resources rank in IER decile 2, below the midpoint. That split is consistent with high university attainment alongside 57.5% renting and 82.1% apartment living.
Unemployment
6.4%
Labour Force
6,824
Unemployed
439
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.7%
Part-time
29.1%
Participation
68.6%
Employed
6,385
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
65.2%
Postgraduate
23.3%
Born Overseas
70.8%
Dwellings
4,380
Transport to Work
Daily life in Homebush is shaped by density, apartments and access to employment across the inner west. Public transport is used by 12.9% of residents, car driving by 33.1%, walking or cycling by 2.4%, and working from home by 48.7%, with remote work much higher than the walked-or-cycled share. Two local government schools provide a primary and secondary option, giving families access to both school stages within the suburb, although enrolment zones should be checked against the exact address. Socioeconomic advantage is above the national midpoint at IRSAD decile 8 and IEO decile 9, while IER decile 2 is below the midpoint, reflecting uneven household resources. Homebush covers 2.05 sq km at 5,693.6 people per sq km, so street noise, parking and building management should be assessed in person. For safety, check current incident patterns and street conditions around the precise property.
Drive
33.1%
Public Transport
12.9%
Walk / Cycle
2.4%
Work from Home
48.7%
Population Forecast
+2.99%/yr
(+702 people/yr)
EstablishedHomebush's forecast annual growth trend is 2.99%, higher than zero, with overseas migration identified as the primary driver. Population change across the wider area is 66.3% over 10 years, while the trajectory is labelled Stable. The affordability measure moved from 67.5 in 2011 to 49.4 in 2021 and is labelled Improving, while rent growth reached 13.9%. Gentrification signals are mixed: one score is 25 at the Early signs stage, while the shift assessment records a score of 45 at the Active stage and an accelerating signal from 29% to 38%. The combination of international migration, a young renter base and 50 development applications in 12 months supports continued change, although the stable trajectory argues against assuming every pocket will move at the same pace.
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 residents who value apartments, transport access and an international population. The median age is 31, 70.8% were born overseas and 82.1% of dwellings are apartments. Compared with lower-density housing searches, it is better suited to buyers and renters comfortable with compact urban living.
What is the median house price in Homebush?
A current median house price should be checked against recent comparable sales because Homebush is not a conventional detached-house market. Separate houses account for only 12.3% of dwellings, while apartments represent 82.1%, so compare like-for-like properties and include strata costs.
What schools are in Homebush?
Homebush has 2 government schools: Homebush Public School for primary students and Homebush Boys High School for secondary students. Confirm the relevant catchment and enrolment rules for the exact address, as boundaries can differ between properties.
Is Homebush safe?
Safety should be assessed around the exact street and building rather than inferred from density alone. Homebush covers 2.05 sq km and has density of 5,693.6 people per sq km, so inspect lighting, entrances, parking areas and nearby streets at different times before committing.
Is Homebush good for property investment?
Homebush has a large rental base, with 57.5% of households renting, weekly rent of $470 and vacancy of 12.9%. Rent growth is 13.9%, but vacancy is higher than the 10.9% outright-ownership share. Review competing apartments and the 50 development applications recorded over 12 months.
How is Homebush's population changing?
Growth is forecast at 2.99% annually and is primarily driven by overseas migration. Population change across the wider area is 66.3% over 10 years, while the trajectory is Stable. Gentrification signals range from Early signs at a score of 25 to Active at 45.
What languages are commonly spoken in Homebush?
Mandarin is spoken by 736 residents, followed by Korean at 478, Nepali at 388, Cantonese at 285 and Hindi at 262. This reflects an overseas-born share of 70.8%, well above the national comparison by 49.2 percentage points.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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