Kemps Creek
At $5,310,000 median house price, Kemps Creek ranks among the most expensive suburbs in western Sydney despite a population of just 2,121 across 34.4 square kilometres. What makes that figure unusual is the context: household income sits only at the 61.6th percentile nationally, well below what such a price would normally imply. The explanation lies in the land itself. Kemps Creek is a semi-rural precinct where 93.8% of dwellings are separate houses and 62.8% have four or more bedrooms, driven by large-lot acreage properties. The SEIFA economic resources score places the suburb at decile 10, the top tier for physical assets, even though the education index sits at decile 5, reflecting a working household base that holds land wealth rather than credentials.
Population
2,121
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,753/wk
DAs (12 months)iDevelopment Applications lodged in the past year
61
Median House
$5.3M
2024-2025 (PSI derived)
Buyers face a median house price of $5,310,000, down from a 2024 peak of $6,150,000, a 26.8% correction from peak to the 2025 figure of $4,500,000. Monthly mortgage repayments average $1,875, which is surprisingly low relative to the price, suggesting many buyers are low-leverage or land holders with paid-off improvements. Mortgage-to-income at 24.7% is below the 30% stress threshold, indicating borrowers are not overstretched. The stock is almost entirely separate houses at 93.8%, with 62.8% of dwellings carrying four or more bedrooms, catering to large or multi-generational households. Average household size of 3.2 is 0.7 above the national average, consistent with that pattern. Ownership is strong: 48.3% own outright and only 20.4% carry a mortgage.
For Buyers
Buyers face a median house price of $5,310,000, down from a 2024 peak of $6,150,000, a 26.8% correction from peak to the 2025 figure of $4,500,000. Monthly mortgage repayments average $1,875, which is surprisingly low relative to the price, suggesting many buyers are low-leverage or land holders with paid-off improvements. Mortgage-to-income at 24.7% is below the 30% stress threshold, indicating borrowers are not overstretched. The stock is almost entirely separate houses at 93.8%, with 62.8% of dwellings carrying four or more bedrooms, catering to large or multi-generational households. Average household size of 3.2 is 0.7 above the national average, consistent with that pattern. Ownership is strong: 48.3% own outright and only 20.4% carry a mortgage.
For Investors
A 31.2% renter share and weekly rent of $470 underpin demand, though the vacancy rate of 6.3% is elevated compared to typical suburban benchmarks and reflects the semi-rural nature of the area where rental stock is thinly spread. Gross yield against the $5,310,000 median is very low, making the case for capital growth rather than income returns. Development activity is moderate at 57 applications in 12 months, skewing toward Complying Development Certificates and industrial or commercial alterations, consistent with the area's evolving industrial land base. Net overseas migration provides a positive flow of 17 persons a year, while internal migration nets minus 55 annually, pointing to a limited and slowly declining population base. Rental growth of 46.7% over the decade shows strong historic income escalation, above most comparable semi-rural areas.
Development Activity
Total DAs
260
Last 12 Months
61
YoY ChangeiYear-over-year change in DA lodgements
+8.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kemps Creek iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Christadelphian Heritage College Sydney
K-12 · 271 students
Mamre Anglican School
K-12 · 626 students
Trinity Catholic Primary School
K-6 · 263 students
Emmaus Catholic College
7-12 · 674 students
Kemps Creek Public School
K-6 · 114 students
Demographics
The median age of 44 is 4.0 years above the national figure, and the population trajectory is aging, with the senior share rising 5.7 points and the working-age share falling 3.7 points over the decade. Overseas-born residents reach 31.8%, which is 10.2 percentage points above the national average. Italian ancestry is the strongest at 476 residents, followed by English at 298 and Maltese at 158, pointing to established southern European families who settled the area across earlier generations. Italian is the most spoken non-English language at 98 speakers, with Arabic at 80. Average household size of 3.2 is 0.7 above national, consistent with multi-generational living patterns common in Italian-Australian families. University qualifications at 19.7% sit 10.4 points below the national figure.
Age Distribution
Bedrooms
Dwelling Structure
93.8%
Houses
3.6%
Townhouse
2.6%
Apartment
Tenure
Tenure is split into 48.3% outright owners, 20.4% on mortgages, and 31.2% renters, with outright owners dominating in a way rarely seen outside long-established regional or semi-rural markets. The 2024 peak of $6,150,000 dropped to $4,500,000 by 2025, a 26.8% fall in a single year, which likely reflects the thin sales volume typical of large-lot markets where one or two transactions move the median sharply. Bedrooms lean heavily toward larger homes: 62.8% have four or more bedrooms and 27.7% have three, with only 9.5% offering two bedrooms or fewer. Separate houses account for 93.8% of stock, with apartments at just 2.6%. Rent-to-income at 26.8% stays below the 30% stress threshold, keeping the suburb viable for households who rent rather than own.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,875
Rent / wk
$470
HH Size
3.2
Personal Income / wk
$633
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
40
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.8%
Couples, no children
1,723
Total families
Economy & Employment
Construction is the dominant industry at 16.2% of local workers (73 people), followed by Healthcare at 13.3% (60) and Education at 13.1% (59), with Manufacturing and Other Services each at 7.1%. By occupation, Managers lead at 162 workers, Clerical/Admin at 129 and Professionals at 106, a distribution that reflects a mix of small business operators and white-collar commuters. Full-time employment runs at 60.6% and the unemployment rate is 5.5%, slightly above the national average. Participation at 39.9% is low, because 761 residents are not in the labour force, consistent with the older median age. The SEIFA IRSD decile of 6 and IRSAD decile of 7 place the suburb in the middle advantage band nationally, above median but not high-income in qualification or occupation terms.
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
60.6%
Part-time
33.9%
Participation
39.9%
Employed
672
Occupations
Top Industries
University
19.7%
Postgraduate
2.8%
Born Overseas
31.8%
Dwellings
583
Transport to Work
Car dependency is high at 84.8% driving to work, well above national averages, reflecting the lack of rail infrastructure across the 34.4 square kilometre area. Walking and cycling account for 9.2% of commuters, unusually high for a semi-rural suburb and likely reflecting residents who work locally on agricultural or industrial lots. No schools are recorded within the suburb boundary, so families rely on schools in surrounding areas such as Kemps Creek Public School nearby. Crime data is not available for this locality in the dataset. The IRSAD decile of 7 places the suburb in the upper-middle advantage band nationally, and housing stress is absent on both measures: mortgage-to-income sits at 24.7% and rent-to-income at 26.8%, both below the 30% stress threshold. Volunteering at 4.6% is low relative to higher-advantage areas.
Drive
84.8%
Public Transport
N/A
Walk / Cycle
9.2%
Work from Home
N/A
Population Forecast
-0.43%/yr
(-18 people/yr)
EstablishedPopulation growth is slow at minus 0.43% annually, equivalent to losing about 18 residents per year. The 10-year population change is 0.5%, essentially flat, and the medium forecast projects a decline from 4,252 in 2026 to 4,164 by 2031. The suburb did not recover from the COVID dip: the current population of 4,197 remains 3.5% below the pre-COVID level of 4,550. Net internal migration is minus 55 annually, offset only partially by overseas arrivals of plus 17 per year. Real income grew 17.9% over the decade, a positive economic signal even as population stagnates. Gentrification scores at 0 with no active signals, consistent with an established semi-rural area where land values are driven by precinct zoning changes rather than demographic churn.
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 Kemps Creek compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kemps Creek a good suburb to live in?
Kemps Creek suits households who value large land, privacy and semi-rural space over urban amenity. It ranks at SEIFA IRSAD decile 7, above the national median for advantage, and housing stress is absent with mortgage-to-income at 24.7% and rent-to-income at 26.8%. The trade-off is high car dependency at 84.8% and no schools recorded inside the 34.4 km2 boundary.
What is the median house price in Kemps Creek?
The median house price is $5,310,000, derived from PSI data for 2024-2025. Prices peaked at $6,150,000 in 2024 and fell to $4,500,000 in 2025, a 26.8% correction. Weekly rent averages $470 and monthly mortgage repayments run approximately $1,875, giving a mortgage-to-income ratio of 24.7%.
What schools are in Kemps Creek?
No schools are recorded within the Kemps Creek suburb boundary in this dataset. Families typically access schools in neighbouring suburbs including Luddenham, Rossmore and Horsley Park. The local university qualification rate is 19.7%, which is 10.4 percentage points below the national figure.
Is Kemps Creek safe?
Detailed crime statistics are not available for Kemps Creek in this dataset. As a contextual indicator, the suburb scores SEIFA IRSD decile 6, placing it in the above-median band for relative advantage nationally. Housing stress is absent on both key measures, with rent-to-income at 26.8% and mortgage-to-income at 24.7%, below the 30% stress threshold.
Is Kemps Creek good for property investment?
Rental yield is very low against the $5,310,000 median with weekly rent at $470. The vacancy rate of 6.3% is elevated compared to most suburban benchmarks. Historic rental growth of 46.7% over the decade is a positive signal, as is the industrial and commercial development activity with 57 applications in 12 months, but thin sales volumes make price data volatile.
How is Kemps Creek's population changing?
Population is declining at minus 0.43% annually, losing about 18 residents per year. The 10-year change is just 0.5%, and the medium forecast projects a fall from 4,252 in 2026 to 4,164 by 2031. Internal migration nets minus 55 per year, partially offset by overseas arrivals of plus 17. The suburb has not recovered to its pre-COVID population of 4,550.
What languages are spoken in Kemps Creek?
About 31.8% of residents were born overseas, which is 10.2 percentage points above the national average. Italian is the most common non-English language at 98 speakers, followed by Arabic at 80 and Cantonese at 49. Italian ancestry dominates at 476 residents, reflecting long-established southern European families in the area.
How much development is happening in Kemps Creek?
There were 57 development applications lodged in the past 12 months, including Complying Development Certificates and applications for industrial development, food premises alterations and new structures. This level of activity is moderate and skews toward commercial and industrial uses rather than residential, consistent with Kemps Creek's evolving land-use character as western Sydney expands.
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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