Kingsford
At 6,789.1 residents per sq km, Kingsford is a compact Anzac Parade suburb shaped by apartments, students and global migration rather than the detached-house pattern seen further east around Randwick. The population is 13,492 with a median age of 33, 7 years below the national benchmark, while 51.5% were born overseas, 29.9 percentage points above national. Renting is the majority tenure at 52.4%, and apartments make up 50.6% of dwellings, giving the suburb a higher turnover, convenience-led feel than lower-density family suburbs.
Population
13,492
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$1,892/wk
DAs (12 months)iDevelopment Applications lodged in the past year
101
Median House
$1.2M
2024-2025 (PSI derived)
For homebuyers, Kingsford is about trading space for access. The suburb's house benchmark sits at $1,200,000, while the latest price series reached $1,350,000 in 2025, 22.3% higher than 2024. Apartments are the main stock at 50.6% compared with 35.9% separate houses, so buyers wanting a yard face a thinner market. Mortgage repayments of $3,000 a month absorb 36.6% of household income, above common stress levels, because prices are high relative to local incomes.
For Buyers
For homebuyers, Kingsford is about trading space for access. The suburb's house benchmark sits at $1,200,000, while the latest price series reached $1,350,000 in 2025, 22.3% higher than 2024. Apartments are the main stock at 50.6% compared with 35.9% separate houses, so buyers wanting a yard face a thinner market. Mortgage repayments of $3,000 a month absorb 36.6% of household income, above common stress levels, because prices are high relative to local incomes.
For Investors
Kingsford has a renter-majority profile that suits income-focused investors, with 52.4% of households renting and median rent at $475 per week. The 9.6% vacancy rate is higher than tight-market norms, so tenant selection and lease timing matter despite strong demand drivers. Development activity is active, with 95 applications in 12 months, and overseas migration averages +1,464 people a year compared with net internal outflow of -691, supporting demand from new arrivals.
Development Activity
Total DAs
539
Last 12 Months
101
YoY ChangeiYear-over-year change in DA lodgements
-17.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Kingsford skews young, educated and international. Median age is 33, 7 years below the national figure, while university attainment is 60.3%, 30.2 percentage points above national. Overseas-born residents make up 51.5%, led by Chinese ancestry count 2,812, English 2,357 and Greek 1,188. Mandarin is spoken by 698 people, Greek by 375 and Canton by 224. The suburb functions as a global rental market because age, degree and language indicators sit well above national settings.
Age Distribution
Bedrooms
Dwelling Structure
35.9%
Houses
12.9%
Townhouse
50.6%
Apartment
Tenure
Housing in Kingsford is apartment-led but not apartment-only. Apartments account for 50.6% of homes compared with 35.9% separate houses and 12.9% semi-detached dwellings, so the suburb has more choice for smaller households because 0 to 1 bedroom homes are 11.3% and 2 bedroom homes are 36.6%. The price series moved from $1,103,500 in 2024 to $1,350,000 in 2025, a 22.3% rise and the current peak. Ownership is split between 27.3% owned outright, 20.3% mortgaged and 52.4% renting, below owner-majority patterns.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$475
HH Size
2.5
Personal Income / wk
$845
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.6%
Unoccupied
537
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
36.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.2%
Couples, no children
8,996
Total families
Economy & Employment
Kingsford's worker base is knowledge-heavy. Healthcare employs 844 people, 16.5% of local workers, followed by education at 776, professional and tech at 730, finance at 358 and construction at 339. Professionals are the largest occupation group with 2,416 workers, above managers at 862 and clerical roles at 810. SEIFA is split: education and occupation ranks decile 9 and IRSAD ranks decile 9, while IRSD is decile 7, but economic resources sits lower at decile 2 because many residents rent or study.
Unemployment
4.2%
Labour Force
10,136
Unemployed
426
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.7%
Part-time
30.4%
Participation
54.8%
Employed
5,936
Occupations
Top Industries
University
60.3%
Postgraduate
22.5%
Born Overseas
51.5%
Dwellings
5,068
Transport to Work
Kingsford's livability is strongest for people who value daily access over quiet streets. Commutes are car-heavy at 63.7% compared with 12.5% using public transport, but 16.3% walk or cycle because Anzac Parade puts shops, buses and light rail close together. Development churn is noticeable, with 95 applications in 12 months, so amenity keeps evolving. With IRSAD in decile 9 and IRSD in decile 7, local advantage ranks above average; a crime rate per 1,000 residents is not available.
Drive
63.7%
Public Transport
12.5%
Walk / Cycle
16.3%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+90 people/yr)
EstablishedGrowth is modest rather than explosive. The medium path has Kingsford rising from 16,155 in 2026 to 16,603 in 2031, with trend growth of 0.53% or about 90 people a year. Migration is the engine because overseas inflow averages +1,464 people annually compared with net internal outflow of -691. The gentrification score is 25 and stage is Early signs, while the broader shift trajectory is Mixed; affordability improved from 94.3 in 2011 to 56.3 in 2021 despite rent growth of 5.6%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,464
Net Internal / yr
-691
Gentrification Signal
Early signs
Population +14% since 2011, Net internal outflow -691/yr, Strong overseas inflow +1464/yr, COVID recovered (-12% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kingsford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kingsford a good suburb to live in?
Yes, especially for renters, students and professionals who value access. Kingsford has 13,492 residents, a median age of 33 and 16.3% of commuters walking or cycling, but buyers should weigh the 52.4% rental share and dense apartment setting.
What is the median house price in Kingsford?
Kingsford's median house price benchmark is $1,200,000, while the latest price series reached $1,350,000 in 2025. That latest figure is 22.3% higher than 2024, so buyers need to compare budgets carefully.
What schools are in Kingsford?
There are 0 schools listed within Kingsford itself, so families should check official catchments and nearby options in areas such as Randwick and Kensington. This matters because Kingsford covers only 1.99 sq km.
Is Kingsford safe?
A current crime rate per 1,000 residents is not available for Kingsford, so buyers and renters should check NSW crime maps before committing. For context, the suburb has 13,492 residents and 16.3% walk or cycle to work.
Is Kingsford good for property investment?
Kingsford has clear rental depth, with 52.4% of households renting and median rent at $475 per week. The caution is vacancy at 9.6%, higher than a tight market, so pricing and tenant targeting matter.
How is Kingsford's population changing?
Kingsford is forecast to grow slowly, from 16,155 people in 2026 to 16,603 in 2031. Trend growth is 0.53% or about 90 people a year, driven by +1,464 overseas migration versus -691 internal migration.
What languages are spoken in Kingsford?
Kingsford is highly multilingual, with 51.5% of residents born overseas. Mandarin is spoken by 698 people, Greek by 375, Canton by 224, Portuguese by 77 and French by 76.
Is there much development in Kingsford?
Yes. Kingsford recorded 95 development applications in the past 12 months, which is high for a 1.99 sq km suburb. Activity includes complying development certificates, alterations, residential accommodation and pools.
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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