Kareela
Household income in the 95.9th percentile nationally tells much of Kareela's story, but the ownership pattern is the more striking figure: 47.4% of residents own their home outright, a proportion well above typical Sydney suburbs, pointing to long-established, debt-free wealth rather than recent buying activity. The suburb covers just 1.6 km2 with 3,572 residents, yet 88.2% of dwellings are separate houses and 64.0% have four or more bedrooms, making it overwhelmingly a family detached-housing enclave. University qualifications reach 41.8%, which is 11.7 percentage points above the national figure. Only 12.7% of residents moved in the past year, below the national average, confirming a deeply settled community.
Population
3,572
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,765/wk
DAs (12 months)iDevelopment Applications lodged in the past year
23
Median House
$1.7M
2024-2025 (PSI derived)
The median house price of $1,655,000 reflects a premium detached-housing market where 88.2% of dwellings are separate houses and 64.0% have four or more bedrooms, so competition focuses on a specific large-family product. Prices rose from $1,593,500 in 2024 to $1,700,000 in 2025, a 6.7% gain, and the latest reading sits at the peak. Monthly mortgage repayments average $3,000, with a mortgage-to-income ratio of 25.1%, below the 30% stress threshold despite the high entry price, because household incomes rank in the 95.9th percentile nationally. Semi-detached homes account for 11.1% of stock and apartments just 0.6%, so buyers seeking a lower-price entry point have few alternatives within the suburb boundary.
For Buyers
The median house price of $1,655,000 reflects a premium detached-housing market where 88.2% of dwellings are separate houses and 64.0% have four or more bedrooms, so competition focuses on a specific large-family product. Prices rose from $1,593,500 in 2024 to $1,700,000 in 2025, a 6.7% gain, and the latest reading sits at the peak. Monthly mortgage repayments average $3,000, with a mortgage-to-income ratio of 25.1%, below the 30% stress threshold despite the high entry price, because household incomes rank in the 95.9th percentile nationally. Semi-detached homes account for 11.1% of stock and apartments just 0.6%, so buyers seeking a lower-price entry point have few alternatives within the suburb boundary.
For Investors
The rental market in Kareela is thin by design: only 4.9% of dwellings are rented, compared to a national average well above 30%, and weekly rent sits at $695. Against a $1,655,000 median that implies a gross yield near 2.2%, low relative to most Sydney markets. The 2.4% vacancy rate is moderate and not signalling distress, but the shallow tenant pool means periods between tenancies can stretch. Development activity recorded 21 applications in the past 12 months, mostly alterations to existing houses rather than new supply, consistent with an owner-occupied suburb reluctant to subdivide. The 6.7% price growth from 2024 to 2025 is the principal return driver, not rental income.
Development Activity
Total DAs
131
Last 12 Months
23
YoY ChangeiYear-over-year change in DA lodgements
+43.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kareela iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kareela Public School
K-6 · 272 students
Demographics
The median age of 42 sits 2.0 years above the national figure, and the household structure confirms a mature, family-oriented profile: couples with children account for 1,525 of 3,265 recorded family units, while couples without children number 684 at 20.9%. Average household size of 3.0 is 0.5 above national, consistent with the prevalence of large four-plus-bedroom homes. Overseas-born residents reach 23.8%, which is 2.2 percentage points above the national figure but modest compared to many Sydney suburbs. Ancestry is Anglo-Celtic dominant, led by English (1,228), Irish (420) and Scottish (314), with Chinese (316) the most prominent non-European group. University qualifications at 41.8% run 11.7 points above the national average.
Age Distribution
Bedrooms
Dwelling Structure
88.2%
Houses
11.1%
Townhouse
0.6%
Apartment
Tenure
Ownership without a mortgage defines the housing market: 47.4% of residents own outright and 47.7% carry a mortgage, leaving renters at just 4.9%, far below the national share. The tilt toward outright ownership suggests a concentration of long-term residents who bought at lower price points and have paid off their loans. Separate houses dominate at 88.2% with semi-detached homes at 11.1% and apartments at 0.6%, a stock profile that reinforces the suburb's resistance to densification. The four-plus bedroom category accounts for 64.0% of dwellings, with three-bedroom homes at 34.8%, leaving smaller formats nearly absent. The median rose from $1,593,500 in 2024 to $1,700,000 in 2025, a 6.7% one-year gain, and the mortgage-to-income ratio of 25.1% remains below the stress benchmark.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$695
HH Size
3.0
Personal Income / wk
$983
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.4%
Unoccupied
29
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.9%
Couples, no children
3,265
Total families
Economy & Employment
Healthcare leads local industry at 13.9% of the workforce (175 workers), followed closely by Professional/Technical services at 13.0% (164) and Education at 12.1% (153), then Construction at 11.4% (144) and Finance at 8.9% (112). The occupation mix aligns with these sectors: Professionals account for 496 workers and Managers for 333, together forming the largest employment blocks. The unemployment rate is 3.6% with 57 people unemployed, slightly below the national benchmark, and the full-time employment rate of 63.7% is solid. Household weekly income of $2,765 places the suburb in the 95.9th percentile nationally, which explains how a $1,655,000 median house price produces a mortgage-to-income ratio below the stress threshold of 30%.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.7%
Part-time
32.7%
Participation
55.8%
Employed
1,517
Occupations
Top Industries
University
41.8%
Postgraduate
10.9%
Born Overseas
23.8%
Dwellings
1,157
Transport to Work
Car dependence is pronounced: 85.7% of residents drive to work, well above national norms, and only 5.4% use public transport, reflecting the low-density, predominantly residential character of a 1.6 km2 suburb. Walking or cycling accounts for 2.7% of commutes. Crime data is not available in the current dataset, so direct safety comparisons cannot be made, though the high income rank (95.9th percentile nationally) and stable owner-occupier base are typically associated with lower crime environments. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in adjacent suburbs. Volunteering runs at 13.8% and only 3.6% of residents (124 people) require daily assistance, consistent with the settled, high-income profile.
Drive
85.7%
Public Transport
5.4%
Walk / Cycle
2.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kareela compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kareela a good suburb to live in?
Kareela ranks in the 95.9th percentile nationally for household income and has 87.3% residential stability, meaning nearly all residents chose to stay the previous year. University qualifications reach 41.8%, which is 11.7 points above the national average. The main consideration is that the median house price of $1,655,000 sets a high entry bar.
What is the median house price in Kareela?
The median house price is $1,655,000, rising 6.7% from $1,593,500 in 2024 to $1,700,000 in 2025. Monthly mortgage repayments average $3,000 and the mortgage-to-income ratio of 25.1% stays below the 30% stress threshold. Weekly rent averages $695 for the small rental segment.
What schools are in Kareela?
No schools are recorded within the Kareela boundary in this dataset. Families rely on schools in neighbouring suburbs across the Sutherland Shire. The local population is highly educated, with 41.8% holding university qualifications, which is 11.7 percentage points above the national figure.
Is Kareela safe?
Direct crime statistics are not available for Kareela in this dataset. As an indirect indicator, household income sits in the 95.9th percentile nationally, 87.3% of residents did not move in the past year, and just 3.6% (124 people) require daily assistance, all consistent with a stable, low-disadvantage residential area.
Is Kareela good for property investment?
Weekly rent of $695 against a $1,655,000 median implies a gross yield near 2.2%, low by national standards. Only 4.9% of dwellings are rented, giving landlords a thin tenant pool. Price growth of 6.7% from 2024 to 2025 is the main return driver. The vacancy rate of 2.4% is stable but the overall investment case depends heavily on capital appreciation.
How is Kareela's population changing?
Kareela has a population of 3,572 with very low residential turnover: 87.3% of residents did not move in the prior year, compared to the national norm where turnover is considerably higher. Development applications totalled 21 in 12 months, mostly alterations rather than new dwellings, so the suburb is not expanding materially. The median age of 42 is 2.0 years above national, indicating a gradually aging resident base.
How much development activity is happening in Kareela?
There were 21 development applications lodged in the past 12 months, primarily alterations or additions to existing houses and complying development certificates for single dwellings. This level is consistent with a stable, owner-occupied suburb where residents invest in their existing properties rather than subdividing or building new stock, keeping overall housing supply tight.
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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