Kariong
Kariong combines a 92.2% separate-house share with a relatively high household income position: household income sits at the 83.6th percentile, while its median age of 36 is 4 years below the national average. The 6,485 residents occupy 25.79 sq km at 251.4 people per sq km, giving it a lower-density feel than Gosford and a more established, family-oriented profile than nearby Somersby. Couples with children make up 52.6% of families, reinforcing the mortgage-belt identity, although annual growth is -0.19%.
Population
6,485
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,200/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
For buyers, Kariong is built around conventional family housing rather than compact stock. Separate houses account for 92.2% of dwellings, compared with 0.6% apartments and 7.2% semi-detached homes. The bedroom mix is similarly generous: 50.9% have 4 or more bedrooms and 45.5% have 3 bedrooms, which suits households averaging 3.0 people. A monthly mortgage figure of $2,080 equals 21.8% of household income, while rent is $450 a week or 20.5%, so both measures sit below common stress thresholds. The trade-off is that detached demand can make entry costs higher than in smaller-unit markets, so buyers should compare blocks, renovation needs and travel time.
For Buyers
For buyers, Kariong is built around conventional family housing rather than compact stock. Separate houses account for 92.2% of dwellings, compared with 0.6% apartments and 7.2% semi-detached homes. The bedroom mix is similarly generous: 50.9% have 4 or more bedrooms and 45.5% have 3 bedrooms, which suits households averaging 3.0 people. A monthly mortgage figure of $2,080 equals 21.8% of household income, while rent is $450 a week or 20.5%, so both measures sit below common stress thresholds. The trade-off is that detached demand can make entry costs higher than in smaller-unit markets, so buyers should compare blocks, renovation needs and travel time.
For Investors
Kariong presents a rental market with limited vacancy but modest rental penetration. The vacancy rate is 2.3%, weekly rent is $450 and only 22.7% of occupied dwellings are rented, compared with 51.8% under mortgage and 24.8% owned outright. That mix points to a predominantly owner-occupier base, which can support streetscape stability but may limit the depth of tenant demand for niche stock. Development activity reached 31 applications over 12 months, including a secondary dwelling and alterations, creating scope for incremental rental supply. Overseas migration is the primary growth driver, although the annual trend is -0.19%, so investors should prioritise holding quality and cash-flow resilience over high-growth assumptions.
Development Activity
Total DAs
165
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
+6.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kariong
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Kariong's median age is 36, which is 4 years below the national average, but its household structure is strongly family weighted. Couples with children account for 52.6% of families, average household size is 3.0, or 0.5 above the national average, and 84.3% of residents stayed at the same address. Overseas-born residents make up 19.0%, 2.6 percentage points below the national figure, while university-qualified residents account for 27.7%, 2.4 points below national levels. English ancestry is recorded for 2,566 people, followed by Irish 651 and Scottish 592; Christianity totals 3,154 and no religion 2,734. Compared with more urbanised Gosford, this is a less mobile, more Anglo-leaning profile shaped by established family households.
Age Distribution
Bedrooms
Dwelling Structure
92.2%
Houses
7.2%
Townhouse
0.6%
Apartment
Tenure
Kariong's tenure pattern is more mortgage-led than rental-led. Mortgaged homes account for 51.8%, owned outright 24.8% and rented 22.7%, while the vacancy rate is 2.3%. The physical stock is distinctive: 92.2% of dwellings are separate houses, 7.2% are semi-detached and only 0.6% are apartments. Four-plus-bedroom homes represent 50.9%, ahead of 3-bedroom homes at 45.5%, matching an average household size of 3.0 that is 0.5 above the national average. Mortgage repayments of $2,080 a month absorb 21.8% of household income versus 20.5% for rent, so affordability is classed as stable, although detached housing has a different cost profile than smaller-unit markets. Kariong is also lower density than Gosford, at 251.4 people per sq km across 25.79 sq km.
Mortgage / mo
$2,080
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $450.
$650
Bond data Jun 2026 · houses $693 · units $600
HH Size
3.0
Personal Income / wk
$850
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.3%
Unoccupied
49
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
52.6%
Couples with children
30.5%
Couples, no children
16.4%
Single parent
1,791
Total families
Economy & Employment
Kariong's weekly household income is $2,200, placing it at the 83.6th percentile nationally. Labour-force participation is 69.0%, unemployment is 4.3% and full-time work accounts for 55.9%, which helps explain the suburb's mortgage capacity. Healthcare leads employment with 458 workers, or 20.8%, followed by construction with 265, education with 199, professional and technical services with 179, and public administration with 177. The main occupations are professionals 623, trades 548 and clerical or administration 482. SEIFA is uneven: IEO is decile 5, IER decile 8, IRSD decile 7 and IRSAD decile 6. Education and occupation rank below economic resources, despite an above-average income percentile.
Unemployment
4.3%
Labour Force
3,497
Unemployed
151
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.9%
Part-time
34.1%
Participation
69.0%
Employed
3,346
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
27.7%
Postgraduate
5.7%
Born Overseas
19.0%
Dwellings
2,086
Transport to Work
Kariong is practical for households with cars or home-based work, but less convenient for people relying on public transport. Car drivers account for 62.2% of commuters, 31.2% work from home, and only 1.1% use public transport or walk or cycle. The 25.79 sq km footprint and 251.4 people per sq km help explain that spread-out pattern. Families have access to 3 local government schools: a primary school, a secondary school and a school for specific purposes. Check enrolment zones against the exact address, since boundaries can differ between nearby streets. Socioeconomic measures sit above the midpoint in several respects: IRSAD is decile 6, IRSD decile 7 and IER decile 8, while IEO is decile 5. Compared with a denser centre, Kariong prioritises space and driving convenience over frequent transit.
Drive
62.2%
Public Transport
1.1%
Walk / Cycle
1.1%
Work from Home
31.2%
Population Forecast
-0.19%/yr
(-12 people/yr)
EstablishedKariong's outlook is established and slow rather than expansionary. The annual trend is -0.19%, while population change across the wider area is 0.5% over 10 years. Overseas migration is the primary driver, but the trajectory is labelled "Declining young": the young share has fallen 3.5 percentage points and the senior share has risen 2.6 points. Rents have grown 45.2%, while affordability moved from 51.2 in 2011 to 52.9 in 2021 and is classed as Stable. A gentrification score of 0 labels Kariong "Not gentrifying", while the shift assessment records 27 and "Early signs". Compared with a rapid-growth corridor, these measures point to an established suburb where demographic ageing matters more than population expansion.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+33
Net Internal / yr
-122
Gentrification Signal
Not gentrifying
Net internal outflow -122/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kariong compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kariong a good suburb to live in?
Kariong suits households wanting detached housing, schools and a quieter, car-oriented setting. Its median age is 36, average household size is 3.0 and 92.2% of homes are separate houses, while household income ranks at the 83.6th percentile. Compared with denser Gosford, it is more suburban, but public transport accounts for only 1.1% of journeys.
What is the median house price in Kariong?
Check a current sales source for the median house price before buying. Kariong's monthly mortgage figure is $2,080, weekly rent is $450, and 92.2% of dwellings are separate houses. These indicators help compare ongoing costs and housing form, but they are not a substitute for a current sale median.
What schools are in Kariong?
Three government schools operate in Kariong: Kariong Public School for primary students, Kariong Mountains High School for secondary students and Girrakool School for specific purposes. The mix is more limited than a large regional centre, so families should confirm the exact enrolment zone and transport arrangements for their address. School count: 3.
Is Kariong safe?
Use current NSW Police or council crime information to assess safety at the street and offence level, rather than relying on a simple suburb label. Kariong has 6,485 residents and a 15.7% turnover rate, so local experience can vary between established streets and busier routes. Check recent incidents, lighting, traffic and school-zone conditions before choosing an address.
Is Kariong good for property investment?
Kariong can suit a long-term investor seeking detached housing and moderate rental tightness, but it is not a clear high-growth play. Vacancy is 2.3%, weekly rent is $450 and rented dwellings are 22.7%, while 31 development applications were recorded over 12 months. Overseas migration is the primary driver, yet the annual growth trend is -0.19%, so compare yield, insurance, maintenance and vacancy assumptions before buying.
How is Kariong's population changing?
Kariong is changing slowly rather than expanding rapidly. The annual trend is -0.19%, and population change across the wider area is 0.5% over 10 years. The trajectory is "Declining young", with the young share down 3.5 percentage points and the senior share up 2.6 points. Overseas migration is the primary driver, so compared with a fast-growing corridor, gradual household ageing is more likely than a sharp population surge.
What development is happening in Kariong?
Development activity includes 31 applications over the past 12 months, with examples covering a secondary dwelling, dwelling houses and additions such as decks or verandahs. That pattern is more consistent with incremental infill and household upgrades than a large apartment pipeline, especially where 92.2% of dwellings are separate houses and 50.9% contain 4 or more bedrooms. Check each approval's status and final built form before assuming new supply.
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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