Horsley Park
A median house price of $3,625,000 makes Horsley Park one of Western Sydney's most expensive addresses, yet household income sits at the 81.5th percentile nationally rather than the top tier, which means buyers here are stretching further than in most comparable markets. The suburb spans 21.97 km2 with a population of just 1,790, giving a density of 81.5 people per km2. Ownership is unusually settled: 54.9% of dwellings are owned outright and 91.1% of residents stayed at the same address, both figures well above state norms. The IER decile of 10 signals strong economic resources despite an IRSD decile of only 6, a split explained by the land-heavy, asset-rich profile that the ultra-luxury detached stock produces.
Population
1,790
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,135/wk
DAs (12 months)iDevelopment Applications lodged in the past year
40
Median House
$3.6M
2024-2025 (PSI derived)
The median house price of $3,625,000 sits far above Sydney's metropolitan median, and recent data shows a decline from $4,050,000 in 2024 to $3,550,000 in 2025, a fall of 12.3%. Nearly all stock is separate houses at 97.1%, and 68.4% of dwellings have four or more bedrooms, so buyers compete for large-lot family homes rather than a varied mix. Monthly mortgage repayments average $3,250, and the mortgage-to-income ratio reaches 35.2%, above the 30% stress threshold, even though household income is at the 81.5th percentile nationally. Outright ownership at 54.9% outnumbers mortgage holders at 27.1% by a wide margin, indicating much of the stock is held by long-established, debt-free residents rather than recent leveraged buyers.
For Buyers
The median house price of $3,625,000 sits far above Sydney's metropolitan median, and recent data shows a decline from $4,050,000 in 2024 to $3,550,000 in 2025, a fall of 12.3%. Nearly all stock is separate houses at 97.1%, and 68.4% of dwellings have four or more bedrooms, so buyers compete for large-lot family homes rather than a varied mix. Monthly mortgage repayments average $3,250, and the mortgage-to-income ratio reaches 35.2%, above the 30% stress threshold, even though household income is at the 81.5th percentile nationally. Outright ownership at 54.9% outnumbers mortgage holders at 27.1% by a wide margin, indicating much of the stock is held by long-established, debt-free residents rather than recent leveraged buyers.
For Investors
Rental returns are thin against the ultra-luxury price point. Weekly rent of $428 against a $3,625,000 median implies a gross yield below 0.6%, among the lowest in NSW. The vacancy rate of 9.6% is elevated and signals limited rental demand in this owner-dominated market where only 18.0% of dwellings are rented. Population is declining at 0.43% annually, with net internal migration removing 55 residents a year on average while overseas migration adds only 17, leaving a negative net position. Development activity recorded 36 applications in 12 months, covering alterations, dual occupancy and general industry rather than volume residential supply. The investment case here rests almost entirely on land banking and long-term capital preservation rather than yield or rental volume.
Development Activity
Total DAs
227
Last 12 Months
40
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Horsley Park iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Marion Catholic Primary School
K-6 · 186 students
Horsley Park Public School
K-6 · 84 students
St Narsai Assyrian Christian College
7-12 · 713 students
Demographics
The median age of 45 is 5 years above the national figure, and the trajectory is aging: the senior share rose 5.7 points while the working-age share fell 3.7 points over the decade. Italian ancestry leads at 549 residents, followed by Maltese (345) and English (202), giving the suburb a Southern European character distinct from nearby Western Sydney suburbs. Overseas-born residents make up 30.4%, which is 8.8 points above the national figure. University qualifications reach 22.3%, which is 7.8 points below national, consistent with a skilled-trades and owner-operator profile rather than a knowledge-economy one. Average household size of 3.2 is 0.7 above national, and couples with children (533 families) outnumber couples without children (335 families) by a clear margin.
Age Distribution
Bedrooms
Dwelling Structure
97.1%
Houses
1.0%
Townhouse
1.4%
Apartment
Tenure
The tenure split is unusual: 54.9% of dwellings are owned outright, 27.1% carry a mortgage and 18.0% are rented, making outright owners the dominant group by far. This reflects long-established residents holding large-lot homes that appreciated well beyond original purchase prices. The stock is 97.1% separate houses with almost no apartments (1.4%) or semi-detached dwellings (1.0%), and 68.4% of homes have four or more bedrooms. The median price fell from $4,050,000 in 2024 to $3,550,000 in 2025, a 12.3% contraction in one year, the sharpest recent move in the price history available. Mortgage-to-income at 35.2% sits above the stress threshold compared to most NSW suburbs, indicating that even high-income buyers are stretching to enter this market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,250
Rent / wk
$428
HH Size
3.2
Personal Income / wk
$764
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.6%
Unoccupied
55
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
35.2% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.8%
Couples, no children
1,540
Total families
Economy & Employment
Construction dominates local employment at 24.6% of workers (103 people), a much higher share than the national average and consistent with the large-lot rural-residential character where tradespeople often live near their work areas. Education follows at 9.1% and Manufacturing and Healthcare each at 8.9%. By occupation, Clerical/Admin (153) leads, with Managers (123) and Professionals (110) close behind. The unemployment rate of 2.6% is low compared to NSW's broader average, though participation at 38.6% is suppressed because 642 residents are not in the labour force. The IER decile of 10 confirms strong economic resources, while the IRSAD decile of 7 and IRSD decile of 6 reflect that the suburb has pockets of relative disadvantage alongside its asset-wealthy residents.
Unemployment
1.7%
Labour Force
2,410
Unemployed
42
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.0%
Part-time
35.4%
Participation
38.6%
Employed
563
Occupations
Top Industries
University
22.3%
Postgraduate
3.4%
Born Overseas
30.4%
Dwellings
517
Transport to Work
Horsley Park is heavily car dependent: 83.9% of residents drive to work, while only 0.9% use public transport, far below state averages. Walking and cycling account for 8.7%, unusually high for a low-density suburb but likely reflecting the large-lot environment rather than dedicated infrastructure. No schools are recorded within the suburb boundary, so families depend on surrounding areas for education. The IRSAD decile of 7 places the suburb in the upper-middle advantage tier nationally, and the IER decile of 10 confirms strong economic resources. Crime data is not available for this suburb, but a rent-to-income ratio of 20.0% is comfortable for renters, below the 30% stress threshold. Volunteering runs at 10.9% of the population, slightly above the national average.
Drive
83.9%
Public Transport
0.9%
Walk / Cycle
8.7%
Work from Home
N/A
Population Forecast
-0.43%/yr
(-18 people/yr)
EstablishedPopulation has been declining steadily: from 4,210 in 2023 to 4,146 in 2025, a fall of 64 people, at an annual rate of 0.43%. Medium forecasts project continued decline to around 4,164 by 2031. The suburb has not recovered from a COVID-era dip, sitting 3.5% below the pre-COVID level of 4,550. Net internal migration is negative at minus 55 people per year, while overseas migration contributes only 17 annually. Over ten years, population rose just 0.5%, classifying this as a slow-growth established suburb. The gentrification score of 0 confirms no gentrifying pressure, which fits a suburb already holding ultra-luxury price points with no lower-cost stock to convert upward.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+17
Net Internal / yr
-55
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Horsley Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Horsley Park a good suburb to live in?
Horsley Park suits buyers who want large-lot detached homes with minimal density and a settled neighbourhood feel: 91.1% of residents stayed at the same address, indicating very low turnover. The IER decile of 10 reflects strong economic resources, though households carry an above-average mortgage-to-income ratio of 35.2%. Public transport access is very limited, with 83.9% of residents driving to work, so a car is essential.
What is the median house price in Horsley Park?
The current median house price is $3,625,000, derived from PSI data for 2024-2025. Prices fell from $4,050,000 in 2024 to $3,550,000 in 2025, a 12.3% decline. Monthly mortgage repayments average $3,250, and weekly rent is $428 for the 18.0% of dwellings that are rented.
What schools are in Horsley Park?
No schools are recorded inside the Horsley Park suburb boundary in this dataset. Families rely on schools in surrounding suburbs. The local university qualification rate of 22.3% is 7.8 points below the national figure, suggesting a skilled-trades rather than knowledge-economy workforce profile.
Is Horsley Park safe?
Detailed crime statistics are not available for Horsley Park in this dataset. As an indirect indicator, the suburb scores decile 10 on the IER economic resources index and decile 6 on IRSD, placing it in the middle-upper tier nationally for relative disadvantage. The very low residential turnover of 8.9% and population of 1,790 suggest a stable, long-established community.
Is Horsley Park good for property investment?
The investment fundamentals are challenging. Weekly rent of $428 against a $3,625,000 median implies a gross yield below 0.6%, and the vacancy rate of 9.6% is elevated. Population is declining at 0.43% annually, and internal migration is negative at minus 55 per year. The price also fell 12.3% from 2024 to 2025. Returns depend entirely on long-run land value appreciation rather than rental income.
How is Horsley Park's population changing?
Population fell from 4,210 in 2023 to 4,146 in 2025, an annual decline of 0.43%. The suburb sits 3.5% below its pre-COVID peak of 4,550 and has not recovered. Medium forecasts project around 4,164 residents by 2031. The suburb is aging, with the senior share rising 5.7 points and the working-age share falling 3.7 points over the decade.
What languages are spoken in Horsley Park?
About 30.4% of residents were born overseas, which is 8.8 points above the national figure. Italian is the most spoken non-English language (86 speakers), followed by Arabic (38) and Serbian (21). Italian ancestry leads at 549 residents, giving the suburb a distinct Southern European character compared to broader Western Sydney.
How much development is happening in Horsley Park?
There were 36 development applications lodged in the past 12 months, covering alterations, dual occupancy, swimming pools and general industry works. Development activity is moderate for a suburb of this size. The 21.97 km2 area and low density of 81.5 people per km2 mean most activity involves large-lot improvements rather than subdivision or new residential supply at scale.
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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