Kirribilli
At 8,371.4 residents per square kilometre, Kirribilli is a compact harbour-side market where apartments account for 87.5% of dwellings and 64.3% of households rent. Its 3,629 residents have a median age of 44, which is 4 years above the national comparison, while household income sits at the 87.3rd percentile. Compared with nearby North Sydney and Milsons Point, Kirribilli has a more apartment-focused and small-household profile: average household size is 1.7, or 0.8 below the national comparison. The suburb suits residents prioritising city access and low-maintenance housing, with 71.5% working from home and a 21.7% vacancy rate shaping the local market.
Population
3,629
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$2,267/wk
DAs (12 months)iDevelopment Applications lodged in the past year
45
For buyers, Kirribilli is primarily an apartment decision: 87.5% of dwellings are apartments, while only 5.6% are separate houses and 6.8% are semi-detached. Smaller formats dominate, with 43.9% of homes having 2 bedrooms and 34.3% having 0 or 1 bedroom; only 5.4% have 4 or more. A monthly mortgage figure of $3,033 compares with weekly rent of $520, and mortgage costs equal 30.9% of household income, above the rent-to-income ratio of 22.9%. Compared with lower-density parts of North Sydney, Kirribilli suits buyers who value location and low-maintenance living over land, but strata records, parking and building condition deserve close review.
For Buyers
For buyers, Kirribilli is primarily an apartment decision: 87.5% of dwellings are apartments, while only 5.6% are separate houses and 6.8% are semi-detached. Smaller formats dominate, with 43.9% of homes having 2 bedrooms and 34.3% having 0 or 1 bedroom; only 5.4% have 4 or more. A monthly mortgage figure of $3,033 compares with weekly rent of $520, and mortgage costs equal 30.9% of household income, above the rent-to-income ratio of 22.9%. Compared with lower-density parts of North Sydney, Kirribilli suits buyers who value location and low-maintenance living over land, but strata records, parking and building condition deserve close review.
For Investors
Investor appeal comes from renter depth rather than rapid capital growth. Renters make up 64.3% of households, vacancy is a high 21.7% and weekly rent is $520, so tenant demand may be balanced by meaningful competition between listings. Kirribilli recorded 44 development matters in 12 months, including multi-dwelling housing and alterations. Rent growth reached 17.6%, but forecast annual growth is only 0.07%, slower than the renter and rent-growth signals might suggest. Overseas migration is the primary growth driver, while the 10.9% mortgage-held share and 23.4% outright-owned share point to a tenure mix unlike a mortgage-heavy family market. Model vacancy, strata, maintenance and furnishing costs before treating gross rent as a return proxy.
Development Activity
Total DAs
198
Last 12 Months
45
YoY ChangeiYear-over-year change in DA lodgements
+45.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Kirribilli's demographic profile is older and more highly educated than national benchmarks: median age is 44, 4 years above the national comparison, and 63.6% hold university qualifications, 33.5 percentage points higher than the national comparison. Overseas-born residents account for 41.3%, 19.7 points above national, with Mandarin, Canton and Italian among recorded home languages. English ancestry counts 1,255 people, followed by Irish at 549 and Scottish at 410; Christianity accounts for 1,506 residents and no religion for 1,450. The 1.7-person average household size, 68.8% couples without children and 64.5% who stayed at the same address indicate a compact, established population rather than a predominantly young family market.
Age Distribution
Bedrooms
Dwelling Structure
5.6%
Houses
6.8%
Townhouse
87.5%
Apartment
Tenure
Housing is unusually apartment-dominant and renter-heavy: 87.5% of dwellings are apartments, 5.6% are separate houses and 6.8% are semi-detached, while 64.3% of households rent. Only 23.4% own outright and 10.9% hold a mortgage, a tenure pattern lower than in many suburban family markets. The bedroom mix reinforces the compact format: 34.3% are zero or one-bedroom homes, 43.9% have 2 bedrooms, 16.4% have 3 bedrooms and 5.4% have 4 or more. Rent equals 22.9% of household income, below the 30.9% mortgage-to-income figure, while monthly mortgage costs are $3,033. Compared with lower-density parts of North Sydney, Kirribilli prioritises apartment access and smaller floorplans over land size.
Mortgage / mo
$3,033
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $520.
$853
Bond data Jun 2026 · houses $900 · units $850
HH Size
1.7
Personal Income / wk
$1,598
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
21.7%
Unoccupied
522
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.2%
Couples with children
68.8%
Couples, no children
8.7%
Single parent
843
Total families
Economy & Employment
Kirribilli's income and employment profile is strongly professional. Household income is $2,267 a week, at the 87.3rd percentile, while Professionals number 983 and Managers 464. The leading industries are Professional/Tech at 23.7% or 406 workers, Finance at 14.1% or 242, Healthcare at 11.6% or 198, Education at 8.8% or 151, and Public Administration at 6.5% or 112. Unemployment is 4.5% and labour-force participation is 61.8%, with 72.1% of employed residents working full time. The SEIFA education and occupation deciles both sit at 10, but the economic-resources decile is 3, below the IRSAD decile of 10. That gap suggests strong qualifications and professional concentration coexist with uneven household financial capacity, so housing costs may bite despite above-average incomes.
Unemployment
4.5%
Labour Force
2,099
Unemployed
94
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
72.1%
Part-time
22.0%
Participation
61.8%
Employed
2,005
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
63.6%
Postgraduate
21.8%
Born Overseas
41.3%
Dwellings
1,870
Transport to Work
Livability is strongest for residents who can replace car trips with remote work and nearby services. Work from home reaches 71.5%, compared with 16.4% who drive to work and 6.4% using public transport; 4.4% walk or cycle. The 0.43 square kilometre footprint and density of 8,371.4 people per square kilometre create an urban, compact setting, while a 21.7% vacancy rate can widen rental choice but also signal turnover. Families should check school enrolment zones and travel times across the North Sydney area, because access can cross suburb boundaries. A suburb-level crime rate is unavailable, so review current NSW Police mapping. Social conditions are advantaged, with an IRSAD decile of 10 and an IRSD decile of 9, although the economic-resources decile is 3, lower than its broader advantage profile.
Drive
16.4%
Public Transport
6.4%
Walk / Cycle
4.4%
Work from Home
71.5%
Population Forecast
+0.07%/yr
(+13 people/yr)
EstablishedKirribilli is an established, slow-growth market: the forecast trend is 0.07% annually and population change across the wider area is 2.8% over 10 years. Overseas migration is the primary driver, which can support apartment renting and smaller households, but the pace is modest compared with expansion corridors. The forecast shift labels the trajectory Aging, with the senior share up 4.7 percentage points and the working share down 6.4 points. Affordability improved from 37.7% in 2011 to 34.9% in 2021, while rent growth reached 17.6%. Gentrification indicators split between Early signs with a score of 20 and Not gentrifying with a score of 4. Together, these measures point to gradual change rather than a rapid population surge.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+489
Net Internal / yr
-299
Gentrification Signal
Early signs
Net internal outflow -299/yr, Strong overseas inflow +489/yr, COVID recovered (-6% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kirribilli compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kirribilli a good suburb to live in?
Kirribilli suits residents who value a compact, apartment-led setting and city access. Apartments make up 87.5% of dwellings, 71.5% work from home and the median age is 44, which is 4 years above the national comparison. A 21.7% vacancy rate may broaden rental choice, while families should check school zones and transport for each address.
What is the median house price in Kirribilli?
A current median house price is not available for Kirribilli, so a reliable dollar estimate should not be assumed. Houses represent only 5.6% of dwellings, compared with 87.5% apartments, making apartment sales more relevant for comparisons. Check recent settled sales by bedroom count, strata scheme and view before setting a budget.
What schools are in Kirribilli?
Families should verify which school campuses serve each Kirribilli address and check enrolment zones, because access can differ compared with nearby streets. Average household size is 1.7 people and only 16.4% drive to work, so travel-time planning matters. Confirm catchments, transport options and application requirements before choosing a property.
Is Kirribilli safe?
A suburb-level crime rate is unavailable for Kirribilli, so review current NSW Police crime mapping and recent local reports before deciding. The suburb has 3,629 residents and an IRSAD decile of 10, but socioeconomic advantage should not be treated as a safety measure. Compare incident patterns with nearby areas and inspect the immediate street at different times.
Is Kirribilli good for property investment?
Kirribilli can suit an investor targeting apartments and renters, but returns need careful modelling. Renters account for 64.3% of households, weekly rent is $520 and vacancy is 21.7%. There were 44 development matters in 12 months. Rent growth of 17.6% is positive, but forecast annual growth is only 0.07%, lower than a high-growth market.
How is Kirribilli's population changing?
Kirribilli's population is changing slowly and ageing. The forecast trend is 0.07% a year, while population change across the wider area is 2.8% over 10 years. The trajectory is Aging, with the senior share up 4.7 percentage points and the working share down 6.4 points. Overseas migration is the primary driver, indicating gradual change rather than rapid expansion.
What languages are spoken in Kirribilli?
English ancestry is the largest recorded ancestry at 1,255 people, while Irish counts 549 and Scottish 410. Overseas-born residents make up 41.3%, 19.7 percentage points above the national comparison. Mandarin is recorded for 45 residents, Canton and Italian for 22 each, and Persian ED for 15. These figures show international links alongside a strong Anglo-Celtic ancestry pattern.
What development is happening in Kirribilli?
Kirribilli saw 44 development matters over 12 months, including multi-dwelling housing, dwelling-house alterations and semi-detached work. That volume is material compared with a 0.43 square kilometre suburb with density of 8,371.4 people per square kilometre. Buyers and investors should check each proposal's address, approval status, construction timing and likely effect on outlook, parking and rental competition.
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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