Kirribilli
At 0.43 km2 with 3,629 residents, Kirribilli packs in one of Sydney's highest population densities at 8,371 per km2, yet 65.2% of dwellings are rented and the vacancy rate sits at an unusual 21.7%. Household income falls in the 87.3rd percentile nationally, and 63.6% of residents hold university qualifications, which is 33.5 percentage points above the national figure. The suburb scores decile 10 on both IRSAD and IEO, the top advantage tier. The stock is 87.5% apartments, leaving separate houses at just 5.6%, and the median age of 44 runs 4 years above national.
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
35
Median House
$2.2M
2024-2025 (PSI derived)
The median house price of $2,175,000 places Kirribilli firmly in the premium tier, and the price history shows some cooling: the median fell from $2,500,000 in 2024 to $1,850,000 in 2025, a 26% drop from peak. Separate houses make up only 5.6% of stock, so competition for detached dwellings is intense. The dominant dwelling type is the 2-bedroom apartment at 43.9%, with studios and 1-bedrooms at 34.3%. Monthly mortgage repayments average $3,033, and the mortgage-to-income ratio runs at 30.9%, above the 30% stress threshold even for a suburb at the 87.3rd percentile for household income. Outright owners stand at 23.7% vs mortgage holders at 11.1%, a gap that signals many dwellings are long-held investment properties rather than owner-occupied.
For Buyers
The median house price of $2,175,000 places Kirribilli firmly in the premium tier, and the price history shows some cooling: the median fell from $2,500,000 in 2024 to $1,850,000 in 2025, a 26% drop from peak. Separate houses make up only 5.6% of stock, so competition for detached dwellings is intense. The dominant dwelling type is the 2-bedroom apartment at 43.9%, with studios and 1-bedrooms at 34.3%. Monthly mortgage repayments average $3,033, and the mortgage-to-income ratio runs at 30.9%, above the 30% stress threshold even for a suburb at the 87.3rd percentile for household income. Outright owners stand at 23.7% vs mortgage holders at 11.1%, a gap that signals many dwellings are long-held investment properties rather than owner-occupied.
For Investors
With 65.2% of residents renting, Kirribilli has a deep tenant base, but the 21.7% vacancy rate is a key signal of oversupply in the apartment segment. Weekly rent of $520 against the $2,175,000 median implies a gross yield near 1.2%, among the lowest in Sydney. Net overseas migration contributes 489 residents per year while net internal migration removes 299 annually, leaving a thin positive balance. Development activity logged 32 applications in the past 12 months, mostly alterations to existing residential flat buildings rather than new supply. Annual population growth is projected at 0.07% per year to 2031, suggesting demand support is modest and returns depend on capital growth over the long term rather than yield.
Development Activity
Total DAs
184
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+6.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kirribilli iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Aloysius' College
3-12 · 1347 students
Loreto Kirribilli
K-12 · 1176 students
Demographics
The median age of 44 sits 4.0 years above the national figure, and the trajectory is aging: the senior share rose 4.7 points while the working-age share fell 6.4 points over the decade. At 41.3%, the overseas-born share is 19.7 percentage points above national, reflecting the suburb's appeal to international professionals. English ancestry dominates at 1,255 residents, followed by Irish (549) and Scottish (410). University qualifications reach 63.6%, which is 33.5 points above national, among the highest in NSW. Average household size of 1.7 is 0.8 below national, consistent with a population of singles and couples without children: 59.6% of families are couples with no children. Volunteering runs at 20.1% despite the transient rental profile.
Age Distribution
Bedrooms
Dwelling Structure
5.6%
Houses
6.8%
Townhouse
87.5%
Apartment
Tenure
Tenure is heavily weighted toward renters: 65.2% rent, 23.7% own outright and just 11.1% carry a mortgage. Outright owners outnumbering mortgage holders by more than 2 to 1 indicates a stock dominated by long-held investment properties. Apartments account for 87.5% of all dwellings, semi-detached at 6.8% and separate houses at only 5.6%. The bedroom profile skews small: 34.3% are studios or 1-bedrooms and 43.9% are 2-bedrooms, with 3-bedroom dwellings at 16.4% and 4-plus at just 5.4%. The median house price moved from $2,500,000 in 2024 to $1,850,000 in 2025, a 26% decline from the peak. Rent-to-income at 22.9% remains below the 30% stress threshold, while mortgage-to-income at 30.9% is above it.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,033
Rent / wk
$520
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
59.6%
Couples, no children
1,933
Total families
Economy & Employment
The local workforce is concentrated in high-value knowledge sectors. Professional/Tech leads at 23.7% (406 workers), Finance follows at 14.1% (242) and Healthcare at 11.6% (198), with Education at 8.8% and Public Admin at 6.5%. By occupation, Professionals (983) and Managers (464) together represent the dominant employment profile, consistent with the decile 10 IEO score for education and occupation advantage. Unemployment stands at 4.7% and the full-time employment rate is 76.6%, with 1,446 workers employed full-time. The participation rate of 58.3% is below what the income profile might suggest, because 998 residents are not in the labour force, partly reflecting the older median age of 44. Real incomes grew 3.3% over the decade.
Unemployment
4.6%
Labour Force
12,002
Unemployed
553
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
76.6%
Part-time
18.7%
Participation
58.3%
Employed
1,888
Occupations
Top Industries
University
63.6%
Postgraduate
21.8%
Born Overseas
41.3%
Dwellings
1,870
Transport to Work
Active transport use is notably high: 15.4% of residents walk or cycle, well above the national average, reflecting the compact 0.43 km2 footprint and proximity to the CBD. Public transport accounts for 22.5% of commutes and cars 57.6%, which is lower than most Sydney suburbs. The suburb scores decile 10 on IRSAD, the top advantage tier nationally, and decile 9 on IRSD, indicating very low levels of disadvantage. Only 5.0% of residents (165 people) need daily assistance. No schools are recorded within Kirribilli's boundary, so families rely on institutions in neighbouring suburbs. The IER (economic resources) score falls at decile 3, lower than the other SEIFA indices, because the 65.2% renter majority and small household size of 1.7 reduce aggregate wealth measures despite high individual incomes.
Drive
57.6%
Public Transport
22.5%
Walk / Cycle
15.4%
Work from Home
N/A
Population Forecast
+0.07%/yr
(+13 people/yr)
EstablishedPopulation growth is effectively flat at 0.07% annually, adding approximately 13 persons per year. The 10-year population change of 2.8% classifies Kirribilli as a slow-growth, established suburb. The SA2-level population of 18,202 in 2024 is growing steadily, recovering from a 6.2% COVID-era dip, and medium forecasts project gradual expansion to 18,284 by 2031. Overseas migration is the primary growth driver at 489 net arrivals per year, offsetting net internal outflow of 299. The gentrification score indicates early signs, driven by strong overseas inflow and COVID recovery rather than pricing uplift. Affordability improved from 37.7% in 2011 to 34.9% in 2021, slightly better than the state trend.
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 ranks in decile 10 on IRSAD and IEO nationally, with household income in the 87.3rd percentile. University qualifications reach 63.6%, which is 33.5 points above national. The suburb's 0.43 km2 footprint offers walkable access to the CBD, with 15.4% of residents walking or cycling to work. The main trade-offs are a $2,175,000 median house price, an 87.5% apartment stock and a 21.7% vacancy rate.
What is the median house price in Kirribilli?
The median house price is $2,175,000, based on PSI-derived data for 2024-2025. Prices peaked at $2,500,000 in 2024 and fell to $1,850,000 in 2025, a 26% decline from peak. Weekly rent averages $520 and monthly mortgage repayments run about $3,033, giving a mortgage-to-income ratio of 30.9%.
What schools are in Kirribilli?
No schools are recorded inside the 1.43 km2 Kirribilli boundary in this dataset. Families rely on schools in neighbouring suburbs such as Milsons Point, Cammeray and North Sydney. The local population is highly educated with 63.6% holding university qualifications, which is 33.5 points above the national figure.
Is Kirribilli safe?
Detailed crime statistics are not available for Kirribilli in this dataset. As an indirect indicator, the suburb scores decile 10 on IRSAD and decile 9 on IRSD, both high-advantage tiers, and only 5.0% of its 3,629 residents need daily assistance. These SEIFA results are consistent with low levels of disadvantage and associated social risk factors.
Is Kirribilli good for property investment?
Rent of $520 a week against a $2,175,000 median implies a gross yield near 1.2%, very low. The 21.7% vacancy rate signals apartment oversupply. Net overseas migration of 489 per year supports demand, but annual population growth of 0.07% means returns depend on capital growth rather than yield. The 26% price drop from 2024 to 2025 is a factor worth monitoring.
How is Kirribilli's population changing?
Population growth is 0.07% annually, adding around 13 persons per year, with a 2.8% rise over 10 years. The SA2 population of 18,202 in 2024 recovered from a 6.2% COVID dip. Overseas migration of 489 net arrivals per year is the primary driver, offset by net internal outflow of 299. Medium forecasts project gradual growth to 18,284 by 2031.
What languages are spoken in Kirribilli?
About 41.3% of residents were born overseas, which is 19.7 percentage points above the national figure. English is the dominant language. The top non-English languages spoken are Mandarin (45 speakers), Cantonese (22) and Italian (22), with Persian (15) and Hindi (11) also present, reflecting a small but internationally diverse resident mix.
How much development is happening in Kirribilli?
There were 32 development applications lodged in the past 12 months. Most are alterations or additions to existing residential flat buildings rather than new supply, consistent with the suburb's established, apartment-dominant character. This activity level is moderate for a 0.43 km2 suburb with a slow population growth rate of 0.07% per year.
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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