Kurri Kurri
A former coal and aluminium town in the Hunter, Kurri Kurri now reads as a working-class growth corridor rather than a relic. Household income sits in the 27.9th percentile nationally, and the suburb scores decile 1 on both the IEO and IRSAD SEIFA indexes, the most disadvantaged tier. Yet population across the surrounding area has climbed 27.4% over the decade, driven by net internal migration of about 421 people a year, far higher than overseas arrivals at 41. Housing stays detached and affordable: 83.2% of dwellings are separate houses against a $610,000 median, and the population skews slightly younger than national at a median age of 38, two years below the country.
Population
6,174
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,254/wk
DAs (12 months)iDevelopment Applications lodged in the past year
70
Median House
$610K
2024-2025 (PSI derived)
The $610,000 median house price is well below Sydney levels and rose 7.3% from $582,500 in 2024 to $625,000 in 2025, a meaningful one-year move for an affordable market. The stock favours owner-occupiers: 83.2% are separate houses, apartments make up just 3.5%, and three-bedroom homes dominate at 52.4% with four-plus bedrooms at 19.3%. That mix suits families more than downsizers. Affordability is the draw, because average monthly mortgage repayments of $1,417 produce a mortgage-to-income ratio of 26.1%, comfortably below the 30% stress threshold despite household incomes in the 27.9th percentile. Mortgage holders (34.9%) and outright owners (30.4%) together make ownership the majority tenure, a more stable buyer base than higher-priced Sydney markets.
For Buyers
The $610,000 median house price is well below Sydney levels and rose 7.3% from $582,500 in 2024 to $625,000 in 2025, a meaningful one-year move for an affordable market. The stock favours owner-occupiers: 83.2% are separate houses, apartments make up just 3.5%, and three-bedroom homes dominate at 52.4% with four-plus bedrooms at 19.3%. That mix suits families more than downsizers. Affordability is the draw, because average monthly mortgage repayments of $1,417 produce a mortgage-to-income ratio of 26.1%, comfortably below the 30% stress threshold despite household incomes in the 27.9th percentile. Mortgage holders (34.9%) and outright owners (30.4%) together make ownership the majority tenure, a more stable buyer base than higher-priced Sydney markets.
For Investors
A 34.7% renter share and weekly rent of $320 give landlords a solid tenant pool against a low $610,000 median. The implied gross yield sits near 2.7%, stronger than inner-Sydney markets where yields fall below 2%. Rent has grown 53.3% over the period, a sharp increase that has outpaced the 7.3% one-year price move and reflects tightening demand. The 5.3% vacancy rate is higher than a tight market but workable. Demand support is genuine: net internal migration of roughly 421 people a year drives growth in the surrounding area, far above the 41 from overseas. Development activity is moderate at 66 applications in 12 months, including pools and group homes rather than large new estates, so supply is not flooding in to cap rents.
Development Activity
Total DAs
370
Last 12 Months
70
YoY ChangeiYear-over-year change in DA lodgements
-11.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kurri Kurri iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Holy Spirit Primary School
3-6 · 186 students
Kurri Kurri High School
7-12 · 917 students
Kurri Kurri Public School
K-6 · 574 students
Demographics
The median age of 38 runs 2.0 years below the national figure, a younger profile than most established suburbs and consistent with family households at an average size of 2.4. The area is strongly Anglo: only 5.8% of residents were born overseas, which is 15.8 points below national, and ancestry is led by English (2,668), Scottish (697) and Irish (508). University qualifications reach just 12.6%, fully 17.5 points below the national figure, which aligns with a trades and services workforce rather than a professional one. Christianity dominates at 2,951 residents with no large second faith. Couples with children (1,541 families) outnumber couples without children (1,174), reinforcing the family character and the demand for the three-bedroom houses that make up 52.4% of stock.
Age Distribution
Bedrooms
Dwelling Structure
83.2%
Houses
13.3%
Townhouse
3.5%
Apartment
Tenure
Tenure is evenly spread: 34.9% carry a mortgage, 34.7% rent and 30.4% own outright, a healthier owner-occupier balance than renter-heavy city suburbs. The stock is overwhelmingly detached at 83.2% separate houses, with apartments at only 3.5% and semi-detached at 13.3%, so buyers compete for land and yards rather than units. Three-bedroom dwellings account for 52.4% and four-plus bedrooms 19.3%, leaving one and two-bedroom homes a small minority. The median house price rose from $582,500 to $625,000 across 2024-2025, a 7.3% gain. Both stress measures stay safe: mortgage-to-income at 26.1% and rent-to-income at 25.5% sit below the 30% threshold, because low purchase prices offset incomes that fall in the 27.9th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,417
Rent / wk
$320
HH Size
2.4
Personal Income / wk
$636
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
135
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.1%
Community Profile
Ancestry
Household Composition
25.3%
Couples, no children
4,638
Total families
Economy & Employment
The workforce is concentrated in essential and manual sectors: Healthcare leads at 22.6% (329 workers), Construction follows at 9.3% (135), Education at 8.4% (122), Manufacturing at 8.1% (118) and Mining at 6.6% (96), the last a legacy of the Hunter coal economy. By occupation, Labourers (386), Community and Personal Service workers (358) and Machinery Operators and Drivers (323) top the list, a profile that explains the decile 1 IEO score for education and occupation. Unemployment is elevated at 7.3% and participation is low at 49.7%, partly because 2,033 residents are not in the labour force. The IER score for economic resources reads decile 4, notably higher than the decile 1 advantage measures, because affordable, largely owner-occupied housing lifts material wellbeing above what incomes alone would suggest.
Unemployment
5.4%
Labour Force
10,727
Unemployed
579
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.2%
Part-time
29.5%
Participation
49.7%
Employed
2,327
Occupations
Top Industries
University
12.6%
Postgraduate
1.7%
Born Overseas
5.8%
Dwellings
2,424
Transport to Work
Kurri Kurri is car-dependent: 91.7% of residents drive to work while only 0.4% use public transport and 2.3% walk or cycle, well below national active and public transport shares, a function of its Hunter location away from rail. The suburb scores decile 1 on IRSAD and decile 2 on IRSD, the lower tiers for advantage and disadvantage, so services and incomes lag wealthier areas. Volunteering runs at 9.3% and 9.8% of residents (566 people) need daily assistance, slightly above what the younger median age of 38 would imply. No schools are recorded inside the 5.06 km2 boundary in this dataset, so families rely on institutions in neighbouring Hunter towns. The trade-off is space and affordability: a $610,000 median and 83.2% detached houses at a low density of 1,219 residents per km2.
Drive
91.7%
Public Transport
0.4%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+1.86%/yr
(+436 people/yr)
EstablishedKurri Kurri's surrounding area is growing fast for an established Hunter town: population is up 27.4% over the decade and the forecast annual growth rate is 1.86%, adding roughly 436 people a year. The dominant driver is internal migration at about 421 net arrivals annually, more than ten times the 41 from overseas, as buyers priced out of Sydney and Newcastle move inland for affordability. The gentrification stage reads active with a score of 53 to 62, supported by signals including population up 40% since 2011 and accelerating internal migration from 7% to 30%. Real incomes have grown 26.0% and rents 53.3% over the period, both well above flat affordability, which has held near 49% from 2011 to 2021, a sign the area is changing while staying reachable.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+41
Net Internal / yr
+421
Gentrification Signal
Active
Population +40% since 2011, Net internal migration +421/yr, Accelerating: 7% → 30%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kurri Kurri compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kurri Kurri a good suburb to live in?
Kurri Kurri suits families seeking affordable detached housing, with 83.2% separate houses and a $610,000 median, well below Sydney. The trade-offs are real: it scores decile 1 on IRSAD and household income sits in the 27.9th percentile nationally, so services and incomes lag wealthier areas.
What is the median house price in Kurri Kurri?
The median house price is $610,000, rising 7.3% from $582,500 in 2024 to $625,000 in 2025. Weekly rent averages $320 and monthly mortgage repayments run about $1,417, giving a mortgage-to-income ratio of 26.1%, below the 30% stress threshold.
What schools are in Kurri Kurri?
No schools are recorded inside the 5.06 km2 Kurri Kurri boundary in this dataset, so families rely on schools in neighbouring Hunter towns. University qualifications among residents reach just 12.6%, which is 17.5 points below the national figure, reflecting a trades-focused workforce.
Is Kurri Kurri safe?
Detailed crime statistics are not available for Kurri Kurri in this dataset. As an indirect indicator, the suburb scores decile 2 on the IRSD index of relative disadvantage and 9.8% of its residents (566 people) need daily assistance, figures consistent with a working-class regional area rather than a high-disadvantage one.
Is Kurri Kurri good for property investment?
Rent of $320 a week against a $610,000 median gives a gross yield near 2.7%, stronger than inner-Sydney's sub-2%. Rent has grown 53.3% over the period and net internal migration adds about 421 people a year, though the 5.3% vacancy rate is higher than a tight market.
How is Kurri Kurri's population changing?
Population across the surrounding area is up 27.4% over the decade, with forecast annual growth of 1.86%, about 436 people a year. The driver is internal migration at roughly 421 net arrivals annually, more than ten times the 41 from overseas, as buyers move inland for affordability.
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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