Horsley
Population grew 63.9% over the past decade with net internal migration averaging 490 arrivals per year, making Horsley one of the strongest domestic-relocation magnets in this dataset. The suburb's gentrification score of 40 (active) is supported by 23.5% real income growth and a rent surge of 51.5%, the highest rental growth figure in this batch. Despite this expansion, the 1.5% vacancy rate is the tightest in the dataset, far below the balanced 2-3% range, indicating demand is outpacing supply even with 85 DAs in 12 months. Healthcare employs 22.7% of workers, the highest single-sector concentration after Jerrabomberra's public admin.
Population
9,437
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,164/wk
DAs (12 months)iDevelopment Applications lodged in the past year
84
Median House
$800K
2024-2025 (PSI derived)
The $800,000 median covers almost entirely detached housing (95.5%), with 64.0% of homes having 4+ bedrooms and 33.5% having 3 bedrooms. Mortgage-to-income at 23.1% is below the stress threshold. The 53.1% mortgage share indicates a suburb of active purchasers building equity, and only 29.7% own outright. The 1.5% vacancy rate is extremely tight, meaning limited stock comes to market and buyers face competition. Prices show a large jump from $585,000 in 2024 to $865,000 in 2025 (47.9%), though this 2-quarter PSI-derived series should be read cautiously as it may reflect a small sample.
For Buyers
The $800,000 median covers almost entirely detached housing (95.5%), with 64.0% of homes having 4+ bedrooms and 33.5% having 3 bedrooms. Mortgage-to-income at 23.1% is below the stress threshold. The 53.1% mortgage share indicates a suburb of active purchasers building equity, and only 29.7% own outright. The 1.5% vacancy rate is extremely tight, meaning limited stock comes to market and buyers face competition. Prices show a large jump from $585,000 in 2024 to $865,000 in 2025 (47.9%), though this 2-quarter PSI-derived series should be read cautiously as it may reflect a small sample.
For Investors
The 17.2% renter share is thin compared to the national average. Weekly rent of $500 against an $800,000 median gives a gross yield of approximately 3.3%, moderate nationally. The 1.5% vacancy rate is the tightest in this batch, signalling strong rental demand. With 85 DAs in 12 months (including dual-occupancy approvals), new supply is being added but evidently not fast enough to loosen the market. Internal migration at 490 per year is the primary demand driver (overseas migration contributes just 30), creating sustained absorption of new stock.
Development Activity
Total DAs
523
Last 12 Months
84
YoY ChangeiYear-over-year change in DA lodgements
-49.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Horsley iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Dapto Public School
K-6 · 790 students
Demographics
English (3,769), Scottish (926), Irish (746) and Italian (490) ancestry dominate, with just 17.2% born overseas, 4.4 points below the national average. University qualifications at 23.7% sit 6.4 points below national. Macedonian (91) leads non-English languages, followed by Italian (42), Mandarin (40) and Malayalam (38). Average household size of 3.0 is 0.5 above national, with couples with children (3,899) far outnumbering couples without (1,782). The median age of 36 is 4 years below national. Retention at 83.1% is high, indicating residents who settle tend to stay.
Age Distribution
Bedrooms
Dwelling Structure
95.5%
Houses
4.1%
Townhouse
0.3%
Apartment
Tenure
Owner-occupiers total 82.8% (29.7% outright + 53.1% mortgage), with renters at 17.2%. Stock is 95.5% detached houses, 4.1% semi-detached and 0.3% apartments, an almost entirely single-format market. Four-plus bedroom homes at 64.0% indicate new-build estates with spacious lots. The PSI-derived price data shows a jump from $585,000 to $865,000, but the reported median is $800,000. The 1.5% vacancy rate is the lowest in this batch. Turnover at 16.9% is low, consistent with the high retention rate. Rent-to-income at 23.1% and mortgage-to-income at 23.1% are identical, both within the comfort zone.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$500
HH Size
3.0
Personal Income / wk
$833
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
1.5%
Unoccupied
47
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.1%
Couples, no children
8,439
Total families
Economy & Employment
Healthcare dominates at 22.7% (734 workers), followed by Education at 11.7%, Construction at 9.4%, Public Admin at 8.8% and Manufacturing at 7.1%. The 22.7% Healthcare concentration likely reflects the Wollongong hospital catchment. Professionals (853) lead occupations, with Clerical/Admin (770) and Community/Personal (660) close behind, a service-economy profile. Unemployment at 3.8% is below the national average, and participation at 61.3% is moderate. The IER decile 10 confirms strong economic resources, while IEO decile 5 indicates average educational outcomes, consistent with a trade-and-service worker economy.
Unemployment
2.8%
Labour Force
8,245
Unemployed
232
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.8%
Part-time
32.4%
Participation
61.3%
Employed
4,304
Occupations
Top Industries
University
23.7%
Postgraduate
5.6%
Born Overseas
17.2%
Dwellings
3,061
Transport to Work
Car driving at 92.8% is among the highest in the batch, with public transport at 1.3% and walking/cycling at 0.9%. The suburb has Dapto Public School (ICSEA 1,006, Government, 790 students), sitting at the national benchmark. The IRSAD decile 7 and IRSD decile 8 confirm above-average socio-economic conditions. Housing stress is low: both rent-to-income and mortgage-to-income sit at 23.1%. Need for assistance at 6.6% is moderate. The 1.5% vacancy rate reflects extremely tight supply, meaning amenity access depends heavily on adjacent suburbs' infrastructure.
Drive
92.8%
Public Transport
1.3%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+3.06%/yr
(+451 people/yr)
EstablishedPopulation growth averages 3.06% per year (451 persons), one of the highest rates in this batch. Internal migration at 490 net arrivals annually is the dominant driver, with overseas migration contributing just 30. The 63.9% ten-year change is among the strongest in the dataset. Gentrification score of 40 (active) is supported by real income growth of 23.5% and rent growth of 51.5%, the highest in this batch. Projections show continued strong growth from 14,531 in 2026 to 16,783 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+30
Net Internal / yr
+490
Gentrification Signal
Active
Net internal migration +490/yr, Accelerating: 14% → 67%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Horsley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Horsley a good suburb to live in?
Horsley suits families seeking new-build detached homes (95.5% houses, 64.0% with 4+ bedrooms) in the Illawarra region. The IRSAD decile 7 indicates above-average conditions, and mortgage stress at 23.1% is low. The tradeoff is extreme car dependence (92.8%) and very limited public transport (1.3%). The 1.5% vacancy rate signals a tight, sought-after market.
What is the median house price in Horsley?
The median is $800,000 (PSI-derived). Price data shows a jump from $585,000 in 2024 to $865,000 in 2025, though this 2-quarter series should be interpreted cautiously. Weekly rent is $500 and monthly mortgage repayments are $2,167. The mortgage-to-income ratio is 23.1%, below the stress threshold.
What schools are in Horsley?
Horsley has Dapto Public School, a government primary with an ICSEA of 1,006 and 790 students, sitting right at the 1,000 national benchmark. No secondary school is located within the suburb boundaries, requiring secondary students to access schools in the broader Dapto-Wollongong area.
Is Horsley safe?
Crime data is not available for Horsley. The IRSD decile 8 places it among the less disadvantaged suburbs nationally. The 82.8% owner-occupier rate, 3.8% unemployment and 83.1% retention rate (pct_stayed) all indicate a stable, settled community. The 1.5% vacancy rate means most properties are occupied.
Is Horsley good for property investment?
The gross yield of approximately 3.3% ($500/week on $800,000) is moderate. The 1.5% vacancy rate is the tightest in this batch, indicating strong rental demand despite the thin 17.2% renter pool. With 85 DAs in 12 months and internal migration at 490 per year, the market is growing rapidly. Rent growth of 51.5% over the decade is the highest in this batch.
How is Horsley's population changing?
Growth is strong at 3.06% per year (451 people), driven by internal migration averaging 490 arrivals annually. The 63.9% ten-year change is among the highest in the dataset. Active gentrification signals include 23.5% real income growth and 51.5% rent growth. Projections show the population reaching 16,783 by 2031.
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 Horsley on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map