Leumeah
Mortgage stress has arrived in Leumeah: the mortgage-to-income ratio of 30.7% exceeds the 30% threshold, making it the only suburb in this analysis flagged for mortgage stress. This is driven by a $870,000 median house price pressing against household income at the 45th percentile nationally ($1,469/week). The affordability trend confirms the squeeze, worsening from 44.8% in 2011 to 50.1% in 2021. Despite this, the suburb is barely growing at 0.29% per year, losing 172 residents through internal outflow annually while gaining 168 from overseas migration. SEIFA places Leumeah at IRSAD decile 3 with all four indices in deciles 3-4, indicating persistent disadvantage.
Population
9,992
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,469/wk
DAs (12 months)iDevelopment Applications lodged in the past year
61
Median House
$870K
2024-2025 (PSI derived)
The median house price of $870,000 rose 9.1% from $831,000 in 2024 to $906,500 in 2025. Detached houses account for 77.1% of stock, with semi-detached at 15.4% and apartments at 7.5%. Three-bedroom homes dominate at 45.9%, with four-plus at 28.6%. Monthly mortgage of $1,950 on household income of $1,469/week produces a 30.7% mortgage-to-income ratio, above the stress threshold. Leumeah station on the T8 line provides CBD access. Two schools serve the suburb: Leumeah Public School (ICSEA 1,034, 516 students) sits above the national benchmark, while Leumeah High School (972, 691 students) falls below. The 54 DAs lodged in 12 months include secondary dwelling and demolition-rebuild projects.
For Buyers
The median house price of $870,000 rose 9.1% from $831,000 in 2024 to $906,500 in 2025. Detached houses account for 77.1% of stock, with semi-detached at 15.4% and apartments at 7.5%. Three-bedroom homes dominate at 45.9%, with four-plus at 28.6%. Monthly mortgage of $1,950 on household income of $1,469/week produces a 30.7% mortgage-to-income ratio, above the stress threshold. Leumeah station on the T8 line provides CBD access. Two schools serve the suburb: Leumeah Public School (ICSEA 1,034, 516 students) sits above the national benchmark, while Leumeah High School (972, 691 students) falls below. The 54 DAs lodged in 12 months include secondary dwelling and demolition-rebuild projects.
For Investors
Renters make up 39.5% of households, above the national average, providing a workable tenant pool. Median weekly rent of $350 against the $870,000 median produces a gross yield of about 2.1%, low even for Sydney. The vacancy rate of 5.7% is moderate. With 54 development applications in 12 months, including secondary dwellings and demolition-rebuilds, the market is seeing incremental supply additions. Rent growth of 33.3% over the decade runs above the national average. The net internal outflow of 172 residents per year, replaced by overseas migrants at 168 per year, suggests a tenant base shifting toward migrant households. Gentrification score is 0 with no gentrifying signals.
Development Activity
Total DAs
262
Last 12 Months
61
YoY ChangeiYear-over-year change in DA lodgements
+19.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Leumeah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Leumeah Public School
K-6 · 516 students
Leumeah High School
7-12 · 691 students
Demographics
English ancestry (2,636) leads, with unspecified (2,298) and Irish (647) following. Nepali (171 speakers), Bengali (164), Arabic (149), Samoan (114), and Hindi (57) lead the non-English languages, reflecting South Asian and Middle Eastern migration waves. The 34.3% overseas-born share sits 12.7 percentage points above the national average. University qualifications at 29.8% are 0.3 points below the national average, essentially at par. Christianity (4,812), Islam (860), and Hinduism (644) are the top religions. The median age of 37 is 3 years below the national figure. The aging trajectory is clear: senior share has risen 6.0 percentage points in a decade while working-age share dropped 4.8 points.
Age Distribution
Bedrooms
Dwelling Structure
77.1%
Houses
15.4%
Townhouse
7.5%
Apartment
Tenure
The tenure split shows 26.2% outright owners, 34.3% mortgage holders, and 39.5% renters. Detached houses make up 77.1%, with semi-detached at 15.4% providing infill potential. Three-bedroom homes account for 45.9% and two-bedroom 21.9% of stock. The median jumped from $831,000 to $906,500 in one year (9.1%). Monthly mortgage of $1,950 produces the 30.7% mortgage-to-income ratio, the highest in this analysis. Rent-to-income at 23.8% is below stress levels, creating a paradox where renting is more affordable than buying in relative terms. The 7.3% needing-assistance rate sits above the national average, and the IRSAD decile 3 position reflects moderate disadvantage.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$350
HH Size
2.7
Personal Income / wk
$692
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.7%
Unoccupied
212
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.6%
Couples, no children
8,004
Total families
Economy & Employment
Healthcare leads at 19.8% (490 workers), followed by Education at 11.6% (287), Retail at 8.8% (217), Manufacturing at 8.3% (206), and Construction at 8.1% (200). The mix of healthcare, retail, and manufacturing reflects Campbelltown LGA's dual role as hospital hub and industrial corridor. Professionals (701) lead occupations, with Clerical/Administrative (559) and Machinery Drivers (528) close behind. The 8.6% unemployment rate runs above the national average. SEIFA reveals consistent disadvantage: IEO decile 3, IER decile 4, IRSD decile 3, IRSAD decile 3. Real income declined 3.1% over the decade, meaning purchasing power has eroded while house prices climbed, explaining the mortgage stress flag.
Unemployment
6.1%
Labour Force
9,336
Unemployed
567
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.3%
Part-time
26.1%
Participation
45.8%
Employed
3,342
Occupations
Top Industries
University
29.8%
Postgraduate
9.2%
Born Overseas
34.3%
Dwellings
3,515
Transport to Work
Car dependence at 81.4% is typical for outer Sydney, with 9.0% using public transport and 1.5% walking or cycling. Leumeah station on the T8 South line provides train access to Campbelltown and the CBD. School quality is split: Leumeah Public School (ICSEA 1,034, 516 students) sits above the national benchmark, while Leumeah High School (972, 691 students) falls below. IRSAD decile 3 and IRSD decile 3 place Leumeah in the bottom 30% nationally for advantage. The 7.3% needing-assistance rate (677 residents) is above the national average. The 54 DAs in 12 months confirm active, if incremental, renewal of the housing stock.
Drive
81.4%
Public Transport
9.0%
Walk / Cycle
1.5%
Work from Home
N/A
Population Forecast
+0.29%/yr
(+51 people/yr)
EstablishedPopulation is nearly static at 0.29% per year, adding about 51 persons annually. The dynamic underneath is a net internal outflow of 172 residents per year, almost exactly offset by overseas migration of 168. Historical data shows population crept from 17,083 in 2023 to 17,328 in 2025. Medium projections forecast approximately 17,505 by 2031. The 10-year population change of 4.7% is sluggish. Gentrification score is 0 with no gentrifying signals. Affordability has worsened from 44.8% to 50.1% as prices rose faster than incomes. The working-age share dropped 4.8 points in a decade, the steepest contraction among Campbelltown corridor suburbs in this analysis.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+168
Net Internal / yr
-172
Gentrification Signal
Not gentrifying
Net internal outflow -172/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Leumeah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Leumeah a good suburb to live in?
Leumeah offers detached housing (77.1%) with train access via Leumeah station on the T8 line. The median house price is $870,000 but with a 30.7% mortgage-to-income ratio, buyers face mortgage stress. IRSAD decile 3 indicates some disadvantage. Leumeah Public School scores ICSEA 1,034, above the 1,000 benchmark.
What is the median house price in Leumeah?
The median house price in Leumeah is $870,000 (2024-2025 PSI derived). Prices rose 9.1% from $831,000 in 2024 to $906,500 in 2025. Monthly mortgage repayments of $1,950 produce a 30.7% mortgage-to-income ratio, above the 30% stress threshold. Weekly rent averages $350 with rent-to-income at 23.8%.
What schools are in Leumeah?
Leumeah has 2 schools. Leumeah Public School (ICSEA 1,034, 516 students, government primary) performs above the national benchmark. Leumeah High School (ICSEA 972, 691 students, government secondary) sits below the 1,000 benchmark by 28 points. The IEO decile 3 reading indicates education attainment is below average locally.
Is Leumeah safe?
Specific crime data is not available for Leumeah. The IRSD decile 3 and IRSAD decile 3 place it in the bottom 30% nationally. The 8.6% unemployment rate runs above the national average, and the 7.3% needing-assistance rate (677 residents) is elevated. These indicators suggest a mixed safety profile compared to higher-ranked Campbelltown corridor suburbs.
Is Leumeah good for property investment?
Leumeah's 39.5% renter share provides decent tenant depth. Rent at $350/week against $870,000 median yields roughly 2.1% gross, low for Sydney. Vacancy rate of 5.7% is moderate. Rent grew 33.3% over the decade. The 54 DAs in 12 months show active renewal. Net internal outflow of 172/year is offset by overseas arrivals (168/year). IRSAD decile 3 limits capital growth expectations.
How is Leumeah's population changing?
Population grows at just 0.29% per year, adding about 51 persons. Internal outflow of 172/year is almost exactly offset by overseas migration of 168/year. The 10-year population change of 4.7% is sluggish. Senior share has risen 6.0 points while working-age share dropped 4.8 points in a decade. Projections forecast roughly 17,505 by 2031.
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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