Homebush West
Nearly three-quarters of Homebush West residents (73.6%) were born overseas, 52.0 percentage points above the national average, making it one of Sydney's most migrant-concentrated suburbs. The housing profile is equally extreme: 93.0% apartments, 62.9% renters, and a 37.8% turnover rate that signals a transient population rather than a settled community. Despite this, university qualifications at 59.6% are 29.5 points above national, producing a suburb of highly educated renters in compact apartments. The SEIFA split is telling: IEO decile 9 (high education) against IER decile 2 (very low economic resources), the hallmark of a migrant gateway where credentials outstrip asset accumulation.
Population
9,108
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$1,952/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$649K
2024-2025 (PSI derived)
The $649,000 median reflects apartment-dominated sales, declining 1.5% from $650,000 in 2024 to $640,500 in 2025. Two-bedroom units at 63.5% are the dominant stock, followed by three-bedroom at 20.1% and studio/one-bedroom at 11.2%. Houses account for just 5.0% of dwellings, making detached-home purchases nearly impossible within the suburb. Monthly mortgage repayments of $2,000 produce a mortgage-to-income ratio of 23.7%, below the stress threshold. Only 9.0% own outright and 28.1% carry mortgages, meaning buying is a minority tenure. Homebush West Public School (ICSEA 1,069, 424 students) scores above the national benchmark. Public transport at 23.8% is stronger than most outer suburbs, reflecting proximity to Olympic Park station.
For Buyers
The $649,000 median reflects apartment-dominated sales, declining 1.5% from $650,000 in 2024 to $640,500 in 2025. Two-bedroom units at 63.5% are the dominant stock, followed by three-bedroom at 20.1% and studio/one-bedroom at 11.2%. Houses account for just 5.0% of dwellings, making detached-home purchases nearly impossible within the suburb. Monthly mortgage repayments of $2,000 produce a mortgage-to-income ratio of 23.7%, below the stress threshold. Only 9.0% own outright and 28.1% carry mortgages, meaning buying is a minority tenure. Homebush West Public School (ICSEA 1,069, 424 students) scores above the national benchmark. Public transport at 23.8% is stronger than most outer suburbs, reflecting proximity to Olympic Park station.
For Investors
The 62.9% renter share, more than double the national average, provides an exceptionally deep tenant pool. Weekly rent of $431 against a $649,000 median produces gross yield around 3.5%, above inner-city Sydney norms. However, the 11.1% vacancy rate is a red flag for oversupply, likely driven by recent apartment completions outpacing absorption. Net overseas migration of 876 per year is the primary demand source, offset by 516 net internal departures, creating a revolving-door dynamic. Development activity at 31 DAs in 12 months confirms ongoing construction. The gentrification score of 25 (early signs) and population growth of 2.99% per year suggest the suburb is still absorbing new stock rather than approaching equilibrium.
Development Activity
Total DAs
151
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Homebush West iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Homebush West Public School
K-6 · 424 students
Demographics
The median age of 31 is 9 years below the national median, the widest gap in this batch. Overseas-born at 73.6% is 52.0 points above national. Chinese ancestry (2,205) leads, followed by Indian (1,330) and English (700). Nepali (651), Mandarin (557) and Cantonese (320) are the top non-English languages. Hinduism (2,758) surpasses Christianity (1,881) as the largest religion, an unusual inversion of the national pattern. Average household size of 2.6 is close to the national 2.5. University qualifications at 59.6% are 29.5 points above national. Male residents at 52.8% slightly exceed the average. Couples without children (28.8%) and couples with children (48.1%) each represent substantial household segments.
Age Distribution
Bedrooms
Dwelling Structure
5.0%
Houses
1.9%
Townhouse
93.0%
Apartment
Tenure
Renters at 62.9% dominate, with mortgage holders at 28.1% and outright owners at just 9.0%. The stock is 93.0% apartments, 5.0% houses and 1.9% semi-detached. Two-bedroom units make up 63.5% of all dwellings, while studios/one-bedrooms account for 11.2% and three-bedrooms for 20.1%. The median price dipped from $650,000 to $640,500 (down 1.5%), though this two-quarter series provides limited trend information. The price-to-income ratio is approximately 6.3 times annual household income, well below Sydney's detached-house suburbs, because the apartment-heavy stock keeps the median lower. Mortgage-to-income at 23.7% and rent-to-income at 22.1% are both below stress thresholds, indicating that individual units remain affordable relative to incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$431
HH Size
2.6
Personal Income / wk
$860
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
403
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.8%
Couples, no children
6,326
Total families
Economy & Employment
Healthcare leads at 17.0% (607 workers), followed by Professional/Tech at 13.9% (497) and Retail at 12.3% (440). Finance at 8.2% and Hospitality at 7.4% complete the top five. Professionals are the largest occupation (1,372), but Labourers (577) rank second, reflecting the dual nature of the workforce. Unemployment at 9.1% is notably higher than the national average, and participation at 58.7% is below it. The IEO decile 9 against IER decile 2 creates a paradox: highly educated residents with low aggregate economic resources, explained by the migrant-gateway effect where new arrivals with strong credentials have not yet accumulated assets. Real income grew 26.6% over the decade, outpacing many comparable apartment-heavy suburbs.
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
63.9%
Part-time
27.0%
Participation
58.7%
Employed
4,109
Occupations
Top Industries
University
59.6%
Postgraduate
22.4%
Born Overseas
73.6%
Dwellings
3,224
Transport to Work
Public transport usage at 23.8% is strong by Sydney suburban standards, reflecting proximity to Olympic Park station and bus networks. Car driving at 62.4% is below average, and walking/cycling at 6.5% is above it. Homebush West Public School (ICSEA 1,069, 424 students, government) is the only school, scoring above the national benchmark. The IRSAD decile 8 indicates above-average socio-economic advantage overall, despite the low IER reading. The 11.1% vacancy rate suggests tenants have significant choice, which may benefit renters but concerns landlords. Rent-to-income at 22.1% is comfortable, and only 2.7% of residents need assistance, well below the national average.
Drive
62.4%
Public Transport
23.8%
Walk / Cycle
6.5%
Work from Home
N/A
Population Forecast
+2.99%/yr
(+702 people/yr)
EstablishedPopulation growth runs at 2.99% per year (702 persons), with the 10-year change at 66.3%. The ERP reached 23,511 in 2025, and medium forecasts project 27,881 by 2031. Overseas migration at 876 per year is the dominant driver, while internal migration runs at -516, meaning the suburb gains from abroad and loses to other Australian suburbs. The gentrification score of 25 (early signs) is driven by real income growth of 26.6% and the working-age share expanding by 4.1 points. Affordability improved from 67.5% in 2011 to 49.4% in 2021. The trajectory is classified as 'Stable', reflecting consistent inflow patterns rather than acceleration or decline.
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 West compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Homebush West a good suburb to live in?
Homebush West suits young professionals who value transit access (23.8% public transport usage) and apartment living (93.0% apartments). The median age of 31 is 9 years below national. Mortgage-to-income of 23.7% is manageable. The 11.1% vacancy rate gives renters bargaining power. University qualifications at 59.6% are 29.5 points above the national average.
What is the median house price in Homebush West?
The median is $649,000 (PSI derived, apartment-dominated), dipping 1.5% from $650,000 in 2024 to $640,500 in 2025. Weekly rent averages $431 and monthly mortgage repayments are $2,000. Gross yield is approximately 3.5%, above inner-Sydney averages due to the lower apartment median.
What schools are in Homebush West?
Homebush West Public School is the sole school, a government primary with ICSEA 1,069 (above the national 1,000 benchmark) and 424 students. Given the suburb's population of over 23,000, this single school is significantly under-provisioned, and families typically access schools in neighbouring Strathfield and Homebush.
Is Homebush West safe?
Crime data is not available in the current dataset. The IRSD decile 5 sits at the national midpoint, and the IRSAD decile 8 indicates above-average advantage. The 9.1% unemployment rate and 62.9% renter share are indicators of transience, which can correlate with higher property crime in apartment-heavy suburbs.
Is Homebush West good for property investment?
The 62.9% renter share provides one of Sydney's deepest tenant pools, and gross yield around 3.5% outperforms most inner-ring alternatives. However, the 11.1% vacancy rate signals oversupply risk. Net overseas migration of 876 per year drives demand, but 516 internal departures show domestic residents are leaving. The 31 DAs in 12 months indicate continued development pressure.
How is Homebush West's population changing?
The population grew 66.3% over 10 years, reaching 23,511 in 2025, with 2.99% annual growth (702 persons). Overseas migration (+876/year) is the primary engine, offset by internal outflow (-516/year). The median age of 31 is 9 years below national. Gentrification shows early signs (score 25), driven by 26.6% real income growth.
What languages are spoken in Homebush West?
With 73.6% born overseas (52.0 points above national), Homebush West is intensely multilingual. Nepali leads at 651 speakers, followed by Mandarin (557), Cantonese (320), Hindi (204) and Korean (194). Chinese ancestry (2,205) and Indian ancestry (1,330) are the dominant cultural groups. Hinduism (2,758) outnumbers Christianity (1,881) as the largest faith.
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.
Explore Homebush West on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map