Kelso
With 105 development applications in 12 months for a suburb of 10,039 residents, Kelso is one of the most actively expanding residential areas in the Bathurst region, predominantly through new dwelling house construction. The median house price of $725,000 sits well above Bathurst's typical pricing, reflecting the newer estate housing stock where 59.6% of dwellings have four or more bedrooms. Household income at the 60.9 percentile nationally outperforms most Central West NSW suburbs, driven by a Professional workforce (795 workers) employed largely in Healthcare (20.7%) and Education (14.5%). The mortgage-to-income ratio of 23.9% sits comfortably below stress levels, and the suburb's Anglo-leaning profile (only 9.2% born overseas, 12.4 points below national) distinguishes it from metropolitan growth corridors.
Population
10,039
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,737/wk
DAs (12 months)iDevelopment Applications lodged in the past year
123
Median House
$725K
2024-2025 (PSI derived)
The median house price of $725,000 (PSI derived 2024-2025) rose 4.4% from $709,000 in 2024 to $740,000 in 2025, a moderate gain by regional NSW standards. Detached houses account for 92.8% of stock, with four-plus bedrooms at 59.6%, the dominant configuration reflecting newer estate builds. Three-bedroom homes at 32.8% and two-bedroom at only 5.4% confirm the suburb caters to families wanting space. Monthly mortgage repayments of $1,800 produce a 23.9% mortgage-to-income ratio, well below the 30% stress threshold. Household income at the 60.9 percentile nationally makes Kelso one of the higher-earning suburbs in the Central West. The 5.1% vacancy rate is moderate, and the 92.8% detached house share means buyers have few alternative housing types to choose from.
For Buyers
The median house price of $725,000 (PSI derived 2024-2025) rose 4.4% from $709,000 in 2024 to $740,000 in 2025, a moderate gain by regional NSW standards. Detached houses account for 92.8% of stock, with four-plus bedrooms at 59.6%, the dominant configuration reflecting newer estate builds. Three-bedroom homes at 32.8% and two-bedroom at only 5.4% confirm the suburb caters to families wanting space. Monthly mortgage repayments of $1,800 produce a 23.9% mortgage-to-income ratio, well below the 30% stress threshold. Household income at the 60.9 percentile nationally makes Kelso one of the higher-earning suburbs in the Central West. The 5.1% vacancy rate is moderate, and the 92.8% detached house share means buyers have few alternative housing types to choose from.
For Investors
Renters make up 28.4% of households, slightly below the national average. Median weekly rent of $360 against a $725,000 median price delivers a gross yield of approximately 2.6%, below most investor targets. The 5.1% vacancy rate suggests moderate rental availability. With 105 development applications in 12 months, heavily weighted toward new dwelling houses, the supply pipeline is active and could push vacancy higher. The gentrification score of zero confirms no structural shift, and real income actually declined 1.3% over the decade. Net internal migration is slightly negative at 39 persons per year, partly offset by 28 overseas arrivals. Capital growth at 4.4% year-on-year is solid but not exceptional for regional NSW.
Development Activity
Total DAs
849
Last 12 Months
123
YoY ChangeiYear-over-year change in DA lodgements
-3.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kelso iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Holy Family Catholic Primary School Kelso
K-6 · 463 students
Denison College of Secondary Education, Kelso High Campus
7-12 · 813 students
Kelso Public School
K-6 · 374 students
Demographics
English ancestry dominates at 4,275, with Irish (1,293) and Scottish (984) forming a strongly Anglo-Celtic profile. Only 9.2% of residents were born overseas, 12.4 percentage points below the national average. University qualifications at 23.9% sit 6.2 points below the national figure but are above average for the Bathurst region. The median age of 36 runs 4 years below the national figure, consistent with younger families buying into new estates. An average household size of 2.7 and couples with children (3,425) outnumbering couples without (2,012) confirm the family-oriented demographic. Christianity accounts for 5,936 residents (59% of population), with Hinduism (93) and Islam (86) small but present minorities.
Age Distribution
Bedrooms
Dwelling Structure
92.8%
Houses
6.3%
Townhouse
0.7%
Apartment
Tenure
Tenure shows 32.6% own outright, 39.0% hold mortgages and 28.4% rent. The four-plus bedroom share of 59.6% is the defining housing feature, more than double the three-bedroom share of 32.8%, reflecting newer estate construction standards. Detached houses at 92.8% leave minimal alternative stock: semi-detached at 6.3% and apartments at 0.7%. Prices rose from $709,000 to $740,000 between 2024 and 2025, a 4.4% gain. The price-to-annual-household-income ratio sits at approximately 8.0 times, elevated but below Sydney metropolitan levels. The rent-to-income ratio of 20.7% and mortgage-to-income of 23.9% both sit below stress thresholds, indicating manageable housing costs for most residents.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,800
Rent / wk
$360
HH Size
2.7
Personal Income / wk
$803
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
187
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.7%
Couples, no children
8,159
Total families
Economy & Employment
Healthcare leads at 20.7% (625 workers), followed by Education at 14.5%, Public Administration at 11.4%, Construction at 9.7% and Manufacturing at 7.6%. The Healthcare/Education/Public Admin trio accounting for 46.6% of employment is higher than the national average, reflecting Kelso's role as a residential suburb feeding Bathurst's service-sector economy. Professionals (795) lead occupations, followed by Community/Personal (704) and Clerical/Admin (578). The 4.6% unemployment rate is close to the national average, and the 65.3% full-time rate is above it. The IER decile 4 versus IEO decile 1 gap is unusual, suggesting economic resources significantly outpace educational credentials locally, though both sit below the national median.
Unemployment
6.8%
Labour Force
5,498
Unemployed
375
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.3%
Part-time
30.1%
Participation
58.7%
Employed
4,367
Occupations
Top Industries
University
23.9%
Postgraduate
4.7%
Born Overseas
9.2%
Dwellings
3,481
Transport to Work
Car dependence is very high at 90.4%, with public transport essentially absent at 0.1% and 2.3% walking or cycling. Three schools serve the area: Holy Family Catholic Primary (ICSEA 1,028, 463 students) sits above the national benchmark, while Denison College Kelso High Campus (Government secondary, 936, 813 students) and Kelso Public School (Government primary, 859, 374 students) fall well below it. The 169-point ICSEA gap between top and bottom schools is wide. The need-for-assistance rate of 7.5% is slightly above the national average. The IRSAD decile 2 and IRSD decile 3 readings indicate below-average advantage overall, despite the moderate household income.
Drive
90.4%
Public Transport
0.1%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+0.78%/yr
(+87 people/yr)
EstablishedPopulation grows at 0.78% annually, adding 87 persons per year. Medium projections reach 11,837 by 2031 from 11,403 in 2026. The 10-year population change of 4.3% is moderate for the Central West. The 105 DAs in 12 months suggest faster growth ahead as new dwelling construction accelerates the population pipeline. Net internal migration of negative 39 persons per year and 28 overseas arrivals produce a small net outflow domestically. The senior share grew 6.1 points while the young share dropped 3.8 points, an aging trajectory despite the suburb's younger median age of 36. Affordability improved from 46.8% mortgage-to-income in 2011 to 38.6% in 2021, reflecting stable prices relative to incomes.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+28
Net Internal / yr
-39
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kelso compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kelso a good suburb to live in?
Kelso suits families wanting new, large homes (59.6% four-plus bedrooms) near Bathurst. Household income at the 60.9 percentile and 23.9% mortgage-to-income ratio indicate manageable costs. Trade-offs include 90.4% car dependence, IRSAD decile 2 disadvantage, and a 169-point ICSEA gap between the best and weakest schools. The 105 DAs in 12 months signal active construction and ongoing estate expansion.
What is the median house price in Kelso?
The median house price is $725,000 (PSI derived 2024-2025), with prices rising 4.4% from $709,000 in 2024 to $740,000 in 2025. Monthly mortgage repayments of $1,800 produce a 23.9% mortgage-to-income ratio, well below the 30% stress threshold. Weekly rent averages $360 with a 5.1% vacancy rate.
What schools are in Kelso?
Kelso has 3 schools. Holy Family Catholic Primary (ICSEA 1,028, 463 students) sits above the national benchmark. Denison College Kelso High Campus (Government secondary, ICSEA 936, 813 students) and Kelso Public School (Government primary, 859, 374 students) fall below it. The 169-point spread reflects the IRSAD decile 2 socioeconomic mix within the suburb.
Is Kelso safe?
No suburb-level crime data is available. The IRSAD decile 2 reading places Kelso in the bottom 20% nationally on advantage. The 4.6% unemployment rate is close to the national average, a more positive indicator. Buyers should check NSW Bureau of Crime Statistics for Bathurst Regional LGA data. The 7.5% need-for-assistance rate is slightly above the national average.
Is Kelso good for property investment?
The 2.6% gross yield ($360 rent on $725,000 median) is below most investor thresholds. With 105 DAs in 12 months (predominantly new dwellings), active supply growth could push vacancy above the current 5.1%. Capital growth at 4.4% year-on-year is moderate. Net internal migration of negative 39 per year limits demand expansion. The 28.4% renter share provides a reasonable tenant pool, and the 4.6% unemployment rate reduces default risk.
How is Kelso's population changing?
Population grows at 0.78% per year (87 persons), with medium projections reaching 11,837 by 2031. The 105 DAs in 12 months, mostly new dwelling houses, indicate growth is accelerating beyond the trend rate. Net internal migration is slightly negative at 39 per year. The senior share grew 6.1 points over the decade while the young share dropped 3.8 points. Real income declined 1.3% over the decade, unlike most NSW suburbs.
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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