Lakemba
With 65.2% of residents born overseas and 70.0% of dwellings apartments, Lakemba has a much younger, denser profile than the national picture: its median age is 32, or 8 years below national, across 2.19 sq km with 17,092 residents. Overseas migration is the primary growth driver, but the annual trend is only 0.41%, making this an established, slow-growth market rather than a rapid expansion corridor. Compared with nearby Punchbowl and Wiley Park, Lakemba should be assessed first as an apartment-dominant suburb, with 59.4% renting and household income at the 26.9th percentile nationally. Its identity is also shaped by 10,462 Muslim residents and substantial Bengali, Urdu and Arabic language communities.
Population
17,092
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,227/wk
DAs (12 months)iDevelopment Applications lodged in the past year
73
Homebuyers need to assess Lakemba as an apartment-led market: 70.0% of dwellings are apartments, while only 25.6% are separate houses. The dominant two-bedroom format, at 64.7%, suits smaller households more than families seeking large floorplans. A monthly mortgage figure of $1,712 represents 32.2% of household income, above the 28.5% rent-to-income figure, which can constrain borrowing because household income sits at the 26.9th percentile. Compared with nearby Punchbowl and Wiley Park, check whether an address's strata fees, parking and access match the budget before focusing on headline price. The $350 weekly rent is a useful holding-cost reference, but ownership costs extend beyond the loan.
For Buyers
Homebuyers need to assess Lakemba as an apartment-led market: 70.0% of dwellings are apartments, while only 25.6% are separate houses. The dominant two-bedroom format, at 64.7%, suits smaller households more than families seeking large floorplans. A monthly mortgage figure of $1,712 represents 32.2% of household income, above the 28.5% rent-to-income figure, which can constrain borrowing because household income sits at the 26.9th percentile. Compared with nearby Punchbowl and Wiley Park, check whether an address's strata fees, parking and access match the budget before focusing on headline price. The $350 weekly rent is a useful holding-cost reference, but ownership costs extend beyond the loan.
For Investors
Investors get a renter-majority base, with 59.4% renting and weekly rent of $350. The 9.2% vacancy rate means leasing assumptions should allow for competition between properties rather than relying on automatic rent growth. Development activity is notable at 74 matters in 12 months, including commercial, food-and-drink and secondary-dwelling work; this can improve amenity but also add construction or supply risk. The annual growth trend is 0.41%, below a high-growth corridor, so the case rests more on tenant depth, transport access and entry pricing than on rapid capital gains. Overseas migration is the primary driver, supporting demand because new arrivals connect with established services and apartment stock, while 16.7% rent growth warrants checking whether current asking rents are sustainable.
Development Activity
Total DAs
329
Last 12 Months
73
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Lakemba
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Lakemba's demographic profile is shaped by overseas migration and a young resident base. The median age is 32, which is 8 years below national, while 65.2% of residents were born overseas, 43.6 percentage points above the national figure. University qualification reaches 49.4%, or 19.3 percentage points above national, creating a more educated profile than its low household-income percentile might suggest. Average household size is 3.1, 0.6 above national, consistent with couples with children representing 60.7% of families. Bengali is recorded for 1,783 people, Urdu for 1,366 and Arabic for 898. Islam is the largest religion at 10,462 residents. Compared with nearby Punchbowl and Wiley Park, these migration and language patterns are central to local services, retail and community life.
Age Distribution
Bedrooms
Dwelling Structure
25.6%
Houses
4.1%
Townhouse
70.0%
Apartment
Tenure
Lakemba's housing stock is strongly apartment-led: 70.0% of dwellings are apartments versus 25.6% separate houses and 4.1% semi-detached homes. Tenure is renter-majority, with 59.4% renting, 20.5% owning outright and 19.0% paying a mortgage. The 64.7% share of two-bedroom homes reflects the high-density form, while 19.0% have three bedrooms and 10.1% have four or more, limiting larger-family choice compared with a lower-density suburb. Mortgage costs of $1,712 monthly equal 32.2% of household income, above the 28.5% rent burden, helping explain why ownership can remain difficult at a household-income percentile of 26.9. The 9.2% vacancy rate gives renters more choice than a tightly held market, but landlords should inspect building quality and strata obligations.
Mortgage / mo
$1,712
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $350.
$550
Bond data Jun 2026 · houses $775 · units $530
HH Size
3.1
Personal Income / wk
$521
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.2%
Unoccupied
502
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.2% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
60.7%
Couples with children
22.1%
Couples, no children
14.3%
Single parent
3,708
Total families
Economy & Employment
Lakemba's local economy is led by Healthcare at 16.3% or 516 workers and Retail at 13.7% or 435, followed by Transport at 10.5% or 334, Professional/Tech at 9.2% or 293 and Public Admin at 8.7% or 277. Occupations range from 906 Professionals to 634 Labourers, 619 Community/Personal workers, 555 Machinery/Drivers and 547 Sales workers, so employment is broader than one sector. Participation is 42.8%, unemployment is 13.9% and full-time employment is 43.2%, pointing to a weaker labour-market position than a high-participation district. SEIFA IEO is decile 4, above the IER, IRSD and IRSAD results of decile 1. This gap suggests education and occupational capacity is stronger than household resources, while the 26.9th income percentile reinforces affordability pressure.
Unemployment
13.9%
Labour Force
5,501
Unemployed
763
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
43.2%
Part-time
37.1%
Participation
42.8%
Employed
4,738
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
49.4%
Postgraduate
18.1%
Born Overseas
65.2%
Dwellings
4,932
Transport to Work
Lakemba suits residents who value a compact, well-serviced setting: 17,092 people occupy 2.19 sq km, producing a density of 7,816.7 people per sq km. Travel remains mixed, with 53.3% driving, 10.5% using public transport, 4.3% walking or cycling and 27.7% working from home. Families have access to 2 local schools, comprising a government primary school and a government school for specific purposes. Check enrolment zones against the exact address because boundaries can differ across nearby streets. Compared with a lower-density suburb, compactness can shorten errands, but parking and peak travel deserve attention. IRSAD and IRSD both sit in decile 1, below the national median, so affordability and household budgets are important to day-to-day livability. Check current NSW Police records and recent local incidents for a street-level safety view.
Drive
53.3%
Public Transport
10.5%
Walk / Cycle
4.3%
Work from Home
27.7%
Population Forecast
+0.41%/yr
(+72 people/yr)
EstablishedLakemba's growth outlook is established and measured: the annual trend is 0.41%, below a rapid-growth corridor, and overseas migration is the primary driver. Population change across the wider area is 10.2% over 10 years, while the shift trajectory is Mixed, indicating momentum without a straight-line expansion pattern. Gentrification signals are also mixed, with a score of 10 and stage Not gentrifying alongside a shift score of 37 and stage Early signs. Rents have grown 16.7%, and affordability moved from 84.0 in 2011 to 67.2 in 2021 even as the affordability trend is labelled Improving. Compared with a new-release suburb, Lakemba's future depends more on apartment renewal, local amenity and migration-led demand than on large-scale expansion.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+697
Net Internal / yr
-766
Gentrification Signal
Not gentrifying
Net internal outflow -766/yr, Strong overseas inflow +697/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Lakemba compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Lakemba a good suburb to live in?
Lakemba can suit residents who value density, local services and cultural connections. It has 17,092 residents across 2.19 sq km, with 70.0% apartments and 59.4% renters. Compared with a lower-density suburb, parking and apartment living matter more, while the 10.5% public-transport share means transport choices still vary by address.
What is the median house price in Lakemba?
A current median house price should be checked against recent Lakemba sales rather than inferred. Only 25.6% of dwellings are separate houses, compared with 70.0% apartments, so a house-only median may not represent the broader market. The $350 weekly rent and $1,712 monthly mortgage are useful affordability references, not substitutes for a sale median.
What schools are in Lakemba?
Lakemba has 2 local schools: Hampden Park Public School, a government primary school, and Canterbury Vale School, a government school for specific purposes. Check the exact enrolment zone before choosing an address, because access can differ across nearby streets. Compared with suburbs with more school types, Lakemba's local mix is narrower.
Is Lakemba safe?
Treat safety as a street-level question and check current NSW Police records, recent incidents and transport routes before deciding. Lakemba covers 2.19 sq km, has 17,092 residents and a density of 7,816.7 people per sq km, so conditions can vary across a compact, busy area. Compared with relying on a suburb-wide label, checking the exact address gives a more useful basis.
Is Lakemba good for property investment?
Lakemba may suit a renter-oriented strategy, with 59.4% renting, $350 weekly rent and a 9.2% vacancy rate. However, annual growth is 0.41%, below a high-growth profile, while 74 development matters in 12 months may increase amenity and competition. Compared with a tightly held owner market, the case depends more on tenant demand, building quality and purchase price than on scarcity alone.
How is Lakemba's population changing?
Lakemba has 17,092 residents today. Growth across the wider area is forecast at 0.41% a year, with overseas migration the primary driver, while 10-year population change is 10.2%. The trajectory is Mixed, so change is likely to be gradual rather than rapid. Compared with a new-growth corridor, apartment renewal and migration-led demand are more important influences.
What languages are spoken in Lakemba?
Languages reflect Lakemba's migrant-majority profile: 65.2% of residents were born overseas, 43.6 percentage points above the national figure. Bengali is recorded for 1,783 people, Urdu for 1,366 and Arabic for 898, with Greek at 211 and Hindi at 198. Compared with the national profile, multilingual communication is especially relevant for local retail and services.
Is there much development in Lakemba?
Yes. Lakemba recorded 74 development matters in 12 months, covering commercial and food-and-drink work as well as secondary dwellings. This is a more active pipeline than a quiet established suburb, but the count does not guarantee approval or completion. Compared with a low-change area, buyers should check construction timing, parking, strata exposure and any effect on apartment supply.
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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