Leppington
Population grew 170.5% over the decade, one of the fastest growth rates in NSW, driven by 1,618 net internal arrivals per year as families moved into new estates. At 95.7% detached houses with 74.4% having four or more bedrooms, Leppington has the housing profile of a purpose-built family suburb. The median fell 5.2% from $852,000 in 2024 to $808,000 in 2025, an unusual decline that coincides with 516 development applications in 12 months, the largest pipeline in this dataset. With 51.5% holding mortgages and household incomes at the 87.4th percentile, the suburb is a high-income mortgage belt under active construction pressure.
Population
9,423
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$2,275/wk
DAs (12 months)iDevelopment Applications lodged in the past year
542
Median House
$836K
2024-2025 (PSI derived)
The $836,000 median buys a detached house (95.7% of stock), with 74.4% having four or more bedrooms, the highest large-home concentration in this batch. Prices dipped 5.2% from $852,000 in 2024 to $808,000 in 2025, likely reflecting the massive supply pipeline. Monthly mortgage repayments of $2,700 produce a mortgage-to-income ratio of 27.4%, below the stress threshold. The 51.5% mortgage rate is well above the national average, consistent with new-estate buyers. Buyers should factor in the 516 DAs lodged in 12 months: continued supply will moderate price growth. Only 0.4% apartments and 0.8% semi-detached means virtually no unit alternatives.
For Buyers
The $836,000 median buys a detached house (95.7% of stock), with 74.4% having four or more bedrooms, the highest large-home concentration in this batch. Prices dipped 5.2% from $852,000 in 2024 to $808,000 in 2025, likely reflecting the massive supply pipeline. Monthly mortgage repayments of $2,700 produce a mortgage-to-income ratio of 27.4%, below the stress threshold. The 51.5% mortgage rate is well above the national average, consistent with new-estate buyers. Buyers should factor in the 516 DAs lodged in 12 months: continued supply will moderate price growth. Only 0.4% apartments and 0.8% semi-detached means virtually no unit alternatives.
For Investors
The 25.6% renter share is moderate, and median weekly rent of $550 against an $836,000 median gives a gross yield of roughly 3.4%, reasonable for outer Sydney. Vacancy at 5.8% is slightly elevated, likely from new stock entering the market. The 516 DAs in 12 months represent massive supply pressure that will increase rental stock. Rent grew 66.7% over the decade, well above the national average, though this reflects a market that matured from near-zero base. Internal migration of 1,618 per year provides strong demand, but the 5.2% price decline suggests the market is finding equilibrium between supply surge and demand absorption.
Development Activity
Total DAs
2,602
Last 12 Months
542
YoY ChangeiYear-over-year change in DA lodgements
+5.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Leppington iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Leppington Anglican College
K-9 · 485 students
Leppington Public School
K-6 · 507 students
Demographics
The overseas-born share of 40.9% is 19.3 points above national, with Indian (778), Italian (768) and Chinese (461) ancestries prominent alongside English (1,331). University qualification at 42.6% is 12.5 points above national. Median age of 32 is 8 years below national, and average household size of 3.2 is well above the national 2.5, consistent with young families. Arabic (239), Hindi (158), Urdu (156), Nepali (143) and Bengali (100) lead non-English languages. Christianity (4,964), Islam (1,294) and Hinduism (807) reflect the multicultural composition. The 32.2% turnover rate is high, driven by new arrivals into estates.
Age Distribution
Bedrooms
Dwelling Structure
95.7%
Houses
0.8%
Townhouse
0.4%
Apartment
Tenure
Ownership heavily favours mortgages at 51.5%, with 22.9% owning outright and just 25.6% renting. Detached houses at 95.7% dominate almost completely, with semi-detached at 0.8% and apartments at 0.4%. The bedroom profile is large: 74.4% four-plus bedrooms and 15.4% three bedrooms, leaving minimal small-dwelling stock. The median declined 5.2% from $852,000 in 2024 to $808,000 in 2025, a correction from above-trend growth. At household income of $2,275/week, the price-to-income ratio is approximately 7.1x annual income, more affordable than inner Sydney but stretched compared to the traditional 5x benchmark.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,700
Rent / wk
$550
HH Size
3.2
Personal Income / wk
$910
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
176
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.0%
Couples, no children
8,464
Total families
Economy & Employment
Healthcare leads at 17.9% (528 workers), followed by education at 10.6% (314), construction at 10.0% (295), professional/technical at 8.5% (251) and finance at 8.3% (246). Professionals dominate occupations at 1,067, with clerical/admin (642) and managers (568) following. The construction share at 10.0% is above average, consistent with an area under active development. Full-time employment at 67.6% is moderate, and unemployment at 5.7% sits near the national rate. The IER decile 10 (highest economic resources) paired with IEO decile 6 creates an unusual profile: high household wealth from dual incomes rather than educational premium.
Unemployment
2.1%
Labour Force
11,459
Unemployed
236
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.6%
Part-time
26.7%
Participation
55.8%
Employed
3,686
Occupations
Top Industries
University
42.6%
Postgraduate
11.9%
Born Overseas
40.9%
Dwellings
2,849
Transport to Work
Transport is car-dominated: 89.8% drive to work, public transport at 4.0% is low, and walking/cycling barely registers at 0.9%, well below the national average. Leppington has 2 schools: Leppington Anglican College (ICSEA 1,101, 485 students, independent) and Leppington Public School (ICSEA 1,032, 507 students, government), both above the national benchmark. The IRSAD decile 8 and IRSD decile 7 indicate above-average socio-economic conditions. Rent-to-income at 24.2% is comfortable. The 516 DAs in 12 months signal ongoing construction disruption but also rapid infrastructure buildout.
Drive
89.8%
Public Transport
4.0%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+4.77%/yr
(+1,007 people/yr)
High GrowthPopulation growth at 4.77% per year (1,007 persons) is among the highest in NSW. Internal migration of 1,618 per year is the primary driver, with overseas migration adding 156 annually. The 10-year growth of 170.5% reflects transformation from rural fringe to residential suburb. Historical population surged from 17,037 in 2023 to 21,103 in 2025. Medium projections reach 24,306 by 2031. The young cohort expanded 4.4 points while seniors shrank 3.2 points, meaning the age structure is rejuvenating rather than aging. Real income grew 47.6% over the decade, and affordability improved from a price-to-income of 67.1 to 61.6.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+156
Net Internal / yr
+1,618
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Leppington compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Leppington a good suburb to live in?
Leppington suits families wanting new, large homes (74.4% four-plus bedrooms) at below-Sydney-average prices ($836,000 median). The IRSAD decile 8 indicates above-average advantage, and both local schools exceed the national ICSEA benchmark. Transport is car-dependent at 89.8%, and the 516 DAs in 12 months mean construction activity is ongoing. Mortgage-to-income at 27.4% is below the stress threshold.
What is the median house price in Leppington?
The median is $836,000 (PSI derived), declining 5.2% from $852,000 in 2024 to $808,000 in 2025, likely driven by the massive 516-DA development pipeline. Monthly mortgage repayments average $2,700 and median weekly rent is $550. At household income of $2,275/week (87.4th percentile), the mortgage-to-income ratio is 27.4%, which is manageable for dual-income households.
What schools are in Leppington?
Leppington has 2 schools, both above the national 1,000 ICSEA benchmark. Leppington Anglican College (ICSEA 1,101, 485 students) is an independent combined school, and Leppington Public School (ICSEA 1,032, 507 students) is a government primary. Total local capacity of roughly 1,000 students serves the rapidly growing population.
Is Leppington safe?
Crime data is not available for Leppington in the current dataset. The IRSD decile 7 and IER decile 10 indicate low disadvantage and high economic resources, both of which correlate with lower crime rates nationally. The young population (median age 32) and high mortgage rate (51.5%) suggest an owner-occupied, family-oriented community. NSW BOSCAR data should be consulted for current statistics.
Is Leppington good for property investment?
Gross yield is roughly 3.4% ($550/week on $836,000), reasonable for outer Sydney. The 516 DAs in 12 months represent significant supply pressure, and the 5.2% price decline from 2024 to 2025 reflects this. However, population growth of 4.77% per year (1,007 people) provides strong demand. Internal migration of 1,618 arrivals per year is among the highest in NSW. The risk is oversupply dampening short-term capital growth.
How is Leppington's population changing?
Growth is explosive at 4.77% per year, adding 1,007 people annually. Population surged from 17,037 in 2023 to 21,103 in 2025, a 170.5% increase over the decade. Internal migration of 1,618 per year drives growth, with overseas adding 156 annually. Medium projections reach 24,306 by 2031. The age profile is rejuvenating: the young cohort grew 4.4 points while seniors shrank 3.2 points.
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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