Kingsford
High density and a migrant-majority population define Kingsford: 13,492 residents occupy 1.99 sq km, or 6,789.1 people per sq km. At 33, the median age is 7 years below the national figure, while 51.5% of residents were born overseas, 29.9 percentage points above the national share. Apartments account for 50.6% of homes, compared with 35.9% separate houses, giving Kingsford a more compact housing profile than nearby Maroubra. Household income sits at the 70.6th percentile, so the suburb combines above-average earning capacity with a renter share of 51.6%. Its university-educated population is also 30.2 percentage points above the national level, reinforcing a young, mobile and internationally connected urban market.
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
106
Kingsford suits buyers prioritising apartment choice and a dense urban lifestyle, but the tenure mix demands careful budgeting. Apartments make up 50.6% of dwellings, versus 35.9% separate houses and 12.9% semi-detached homes, so the unit market is more prominent than detached housing. The median age of 33 is 7 years below the national figure, while 60.3% of residents have university qualifications and 48.7% work from home. A $3,000 monthly mortgage and mortgage costs equal to 36.6% of household income point to above-average repayment pressure, even though household income ranks at the 70.6th percentile. Compared with nearby Maroubra, Kingsford's apartment share signals a more compact housing setting, so buyers should check strata costs, parking, noise and building quality.
For Buyers
Kingsford suits buyers prioritising apartment choice and a dense urban lifestyle, but the tenure mix demands careful budgeting. Apartments make up 50.6% of dwellings, versus 35.9% separate houses and 12.9% semi-detached homes, so the unit market is more prominent than detached housing. The median age of 33 is 7 years below the national figure, while 60.3% of residents have university qualifications and 48.7% work from home. A $3,000 monthly mortgage and mortgage costs equal to 36.6% of household income point to above-average repayment pressure, even though household income ranks at the 70.6th percentile. Compared with nearby Maroubra, Kingsford's apartment share signals a more compact housing setting, so buyers should check strata costs, parking, noise and building quality.
For Investors
Kingsford has a strong renter base, with 51.6% of households renting compared with 26.9% owning outright and 20.0% paying a mortgage. Weekly rent is $475 and vacancy is 9.6%, so investors should model both tenant demand and a potentially wider choice of available properties rather than assume automatic scarcity. Development activity is high at 106 applications in 12 months, which can refresh stock but also increase competition from new or upgraded dwellings. Rents have grown 5.6%, while overseas migration is the primary growth driver, supporting demand for well-connected apartments. The trade-off is affordability: mortgage costs absorb 36.6% of household income, above the 25.1% rent-to-income share, so cash flow and interest-rate sensitivity need testing against strata, maintenance and vacancy costs.
Development Activity
Total DAs
566
Last 12 Months
106
YoY ChangeiYear-over-year change in DA lodgements
-10.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Kingsford's population is young, mobile and internationally connected. Median age is 33, or 7 years below the national level, and 60.3% of residents have university qualifications, 30.2 percentage points above the national share. Overseas-born residents account for 51.5%, 29.9 points above the national figure. Chinese ancestry counts 2,812 people, followed by English at 2,357 and Greek at 1,188; Mandarin is spoken by 698 residents and Greek by 375. Average household size is 2.5, equal to the national comparison, while turnover is 39.5%, helping explain demand for smaller apartments and flexible rental stock. The combination of high education levels and overseas migration is more pronounced than in many established suburban markets.
Age Distribution
Bedrooms
Dwelling Structure
35.9%
Houses
12.9%
Townhouse
50.6%
Apartment
Tenure
Kingsford's tenure and dwelling mix are distinctly urban. Renting is the largest tenure at 51.6%, almost double the 26.9% owned outright, while 20.0% of households hold a mortgage and 1.5% use another tenure. Apartments represent 50.6% of dwellings, above the 35.9% separate-house share and 12.9% semi-detached share. Smaller homes are common: 36.6% have 2 bedrooms and 11.3% have 0 or 1, compared with 30.7% with 3 bedrooms and 21.3% with 4 or more. The $3,000 monthly mortgage figure and 36.6% mortgage-to-income ratio indicate higher repayment pressure than the 25.1% rent-to-income ratio. Compared with nearby Maroubra, Kingsford's apartment-heavy profile points to a more compact market, with strata, parking and building quality materially affecting ownership decisions.
Mortgage / mo
$3,000
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $475.
$800
Bond data Jun 2026 · houses $1,190 · units $800
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
46.4%
Couples with children
36.3%
Couples, no children
14.2%
Single parent
3,104
Total families
Economy & Employment
Kingsford's employment base is concentrated in knowledge and service industries. Healthcare accounts for 16.5% of workers, education 15.1%, professional and technology 14.2%, finance 7.0% and construction 6.6%. Professionals number 2,416, ahead of managers at 862 and clerical or administrative workers at 810, which helps explain household income at the 70.6th percentile. Labour-force participation is 61.0%, with unemployment at 6.2% and 55.8% of employed residents working full time. The socioeconomic mix is unusual: education and occupation advantage sits in the 9th IEO decile, while economic resources rank in the 2nd IER decile; IRSD is 7th decile and IRSAD is 9th decile. That gap suggests strong qualifications alongside uneven financial capacity, so Kingsford's earning profile is above the national midpoint but not uniformly affluent.
Unemployment
6.2%
Labour Force
7,098
Unemployed
437
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.8%
Part-time
33.3%
Participation
61.0%
Employed
6,661
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
60.3%
Postgraduate
22.5%
Born Overseas
51.5%
Dwellings
5,068
Transport to Work
Kingsford's 1.99 sq km footprint and density of 6,789.1 people per sq km support a compact urban routine, although the transport split is more car-oriented than the apartment form might suggest: 31.7% drive, 7.7% use public transport and 8.1% walk or cycle. Work-from-home participation is high at 48.7%, which increases the value of functional apartment space. Families should verify school access and enrolment zones by exact address, since boundaries can cross suburb lines. Use current street-level checks for safety, particularly around transport corridors and apartment buildings, rather than relying on a suburb-wide assumption. Kingsford's IRSAD decile of 9 is above the national midpoint, but the dense setting and 51.6% renter share mean building management, noise and after-dark movement deserve practical attention.
Drive
31.7%
Public Transport
7.7%
Walk / Cycle
8.1%
Work from Home
48.7%
Population Forecast
+0.53%/yr
(+90 people/yr)
EstablishedKingsford is an established market with measured forward growth rather than a rapid expansion profile. The annual trend is 0.53%, above zero, and overseas migration is the primary driver, consistent with the suburb's 51.5% overseas-born population. The wider area's 10-year population change is -3.5%, so the trajectory is Mixed rather than uniformly upward. Gentrification is at the Early signs stage, with a score of 25, while a broader shift score of 30 also places Kingsford at Early signs. Rents have grown 5.6%, and affordability is labelled Improving, with readings of 94.3 in 2011 and 56.3 in 2021. Kingsford's COVID dip of -12.4% was followed by 19.3% recovery, showing resilience because demand returned after disruption rather than relying only on new construction.
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?
Kingsford can suit residents who value a compact, apartment-led setting, access to services and an internationally connected population. It has 13,492 residents across 1.99 sq km, with 48.7% working from home and 51.5% born overseas. Check building quality, noise, parking and exact transport access because density reaches 6,789.1 people per sq km.
What is the median house price in Kingsford?
Check a current Kingsford market report for the median house price, as a reliable figure needs to be current. The housing mix is apartment-heavy: 50.6% of dwellings are apartments, compared with 35.9% separate houses, and 51.6% of households rent. A $3,000 monthly mortgage and 36.6% mortgage-to-income ratio are useful budgeting benchmarks.
What schools are in Kingsford?
Families should check school options and enrolment zones for the exact address, including whether the relevant school is in a neighbouring suburb. Kingsford covers 1.99 sq km and has a dense 6,789.1 people per sq km setting, so proximity can vary by street. Confirm sector, year levels and application rules before signing a lease or contract.
Is Kingsford safe?
Use current NSW Police crime mapping and inspect the immediate streets, building entrances and transport routes before deciding. Kingsford's compact 1.99 sq km area and 6,789.1 people per sq km density mean conditions can vary within short distances. Also ask strata or local agents about lighting, access control and recurring incidents rather than relying on a single suburb-wide label.
Is Kingsford good for property investment?
Kingsford can suit investors targeting a renter-majority market, with 51.6% renting, weekly rent of $475 and a 9.6% vacancy rate. Development activity reached 106 applications in 12 months, while rents grew 5.6% and overseas migration is the primary growth driver. Model strata, maintenance, vacancy and finance costs carefully because mortgage costs equal 36.6% of household income.
How is Kingsford's population changing?
Kingsford's population trend is mixed rather than uniformly rising. The annual trend is 0.53%, with overseas migration the primary driver, while population change across the wider area is -3.5% over 10 years. Gentrification is at the Early signs stage with a score of 25, and the COVID dip of -12.4% was followed by 19.3% recovery.
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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