Liverpool
Sitting 27km southwest of Sydney CBD on the T2/T8 junction, Liverpool packs 31,078 residents into 6.36 sqkm at a density of 4,890 per sqkm, denser than most middle-ring Sydney despite an outer-ring address. The defining tension is structural: 65.2% of dwellings are apartments (almost 7pp higher than Bankstown's 58.7%), 63.5% of households rent (versus the national 30.6%), and SEIFA economic-resources decile is 1, the most disadvantaged in Australia, while education-and-occupation decile is 5, a four-decile gap that signals systematic credential underutilisation. Median household income $1,303/week sits in the bottom third nationally (31st percentile), 62.6% of residents were born overseas (41pp above the national 21.6%), and the median house at $527,843 is roughly $60k cheaper than Bankstown and the lowest among Sydney suburbs hosting both a major hospital and a CBD-bound rail line. Healthcare alone employs 24.5% of workers, anchored by Liverpool Hospital, the largest teaching hospital in southwest Sydney.
Population
31,078
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,303/wk
DAs (12 months)iDevelopment Applications lodged in the past year
160
Median House
$528K
2024-2025 (PSI derived)
Liverpool's $527,843 median house price is now the cheapest CBD-rail-connected entry point in Sydney that also hosts a major hospital, but the buyer profile is unusual. Only 24.4% of dwellings are separate houses; 65.2% are apartments and 54.1% of all dwellings have just 2 bedrooms, a stock mix closer to Burwood than to typical southwestern Sydney. Mortgage-to-income at 30.7% triggers the official mortgage stress flag, meaning a typical Liverpool buyer is spending nearly a third of household income on repayments, above the 30% affordability threshold. Prices climbed 2.3% from $520,000 in 2024 to $532,000 in 2025, slower than Bankstown's 10.4% one-year gain, suggesting Liverpool is still digesting an apartment oversupply rather than catching the broader Sydney run. For first-home buyers priced out of Bankstown or Cabramatta, Liverpool offers ~$60k more headroom on the same T8 line, but expect to compete in a 65% apartment market where freestanding houses are scarce and the pipeline keeps adding multi-unit stock.
For Buyers
Liverpool's $527,843 median house price is now the cheapest CBD-rail-connected entry point in Sydney that also hosts a major hospital, but the buyer profile is unusual. Only 24.4% of dwellings are separate houses; 65.2% are apartments and 54.1% of all dwellings have just 2 bedrooms, a stock mix closer to Burwood than to typical southwestern Sydney. Mortgage-to-income at 30.7% triggers the official mortgage stress flag, meaning a typical Liverpool buyer is spending nearly a third of household income on repayments, above the 30% affordability threshold. Prices climbed 2.3% from $520,000 in 2024 to $532,000 in 2025, slower than Bankstown's 10.4% one-year gain, suggesting Liverpool is still digesting an apartment oversupply rather than catching the broader Sydney run. For first-home buyers priced out of Bankstown or Cabramatta, Liverpool offers ~$60k more headroom on the same T8 line, but expect to compete in a 65% apartment market where freestanding houses are scarce and the pipeline keeps adding multi-unit stock.
For Investors
Investor mathematics in Liverpool look strong on paper and hostile in practice. With 63.5% of dwellings rented (more than double the national 30.6% and 11pp higher than Bankstown) and median rent at $370/week, gross yield on the $527,843 median sits near 3.6%, materially above Sydney's 2.5-3.0% inner-ring average. The catch is the 12.5% vacancy rate, sharply higher than the Sydney metro 1.5% and even worse than Bankstown's 9.8%, the clearest signal of apartment oversupply in southwest Sydney. Development pipeline is 151 lodgements in 12 months, including dual occupancies and complying-development subdivisions, so supply will keep arriving. Rents grew 35.7% in real terms over the past decade, faster than wage growth, but the vacancy gap means investors compete against each other before tenants even arrive. Target older 3-bedroom freestanding houses near Liverpool Hospital (24.5% of local jobs) on subdividable lots; the rental shortage is in family stock close to medical employment, not in 2-bedroom towers where the existing 65% apartment-dominant pool already absorbs most demand.
Development Activity
Total DAs
894
Last 12 Months
160
YoY ChangeiYear-over-year change in DA lodgements
-15.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Liverpool iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
All Saints Catholic College
K-12 · 2138 students
Al Amanah College
K-12 · 939 students
Marsden Road Public School
K-6 · 726 students
Liverpool Public School
K-6 · 562 students
Gulyangarri Public School
P-6 · 267 students
Demographics
Liverpool's demographic signature is the most religiously bicultural in southwest Sydney. 62.6% of residents were born overseas, 41pp above the national figure and slightly higher than Bankstown's 61.1%, but the composition diverges sharply. Christianity counts 12,009 adherents and Islam 5,098, a 2.4-to-1 ratio versus Bankstown's near-tied 10,872 vs 10,661, reflecting a deeper Serbian and Eastern European presence here: 2,135 Serbian ancestry plus 946 Serbian speakers, the largest concentration in Sydney. Languages tilt similarly: Arabic leads at 2,960 speakers, then Serbian (946), Hindi (474), Urdu (409) and Mandarin (245), a more polyglot mix than Bankstown's tri-cultural Vietnamese-Lebanese-Chinese pattern. Median age is 34, six years below the national 40, and 34.1% hold university degrees (4pp above national), a smaller credential premium than Bankstown's 12pp gap. The mismatch between qualification and economic-resources decile 1 points to credential discounting and language barriers, the same trajectory Cabramatta exhibited before its second-generation lift.
Age Distribution
Bedrooms
Dwelling Structure
24.4%
Houses
10.2%
Townhouse
65.2%
Apartment
Tenure
Tenure structure in Liverpool is the most renter-dominant in Sydney's CBD-rail belt: 63.5% rent, only 20.8% hold mortgages, and just 15.7% own outright, the lowest outright-ownership share of any major Sydney transit suburb (versus Bankstown's 22.2% and the national 31%). Stock skews extremely toward apartments at 65.2%, with 54.1% of all dwellings being 2-bedroom (versus 22% nationally) and only 11.0% having 4+ bedrooms. The price trajectory is muted: $520,000 in 2024 to $532,000 in 2025, a 2.3% one-year gain that lags Bankstown's 10.4% pace, but the longer affordability index improved from 68.6 in 2011 to 54.4 in 2021, meaning Liverpool got materially more affordable as the rest of Sydney pulled away. Mortgage-to-income 30.7% clears the official stress threshold while rent-to-income 28.4% sits just under. The market has bifurcated: cheap apartments accommodate new migrants and renters, while the scarce 24.4% freestanding stock attracts investors and developers, leaving genuine first-home buyers caught in between.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$370
HH Size
2.6
Personal Income / wk
$589
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.5%
Unoccupied
1,554
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.2%
Couples, no children
23,424
Total families
Economy & Employment
Liverpool's labour market is hospital-anchored to a degree unusual in outer Sydney. Healthcare employs 24.5% of workers (1,618 jobs), more than triple Bankstown's healthcare share, anchored by Liverpool Hospital, the largest teaching hospital in southwest Sydney. Retail (9.3%), transport (7.5%), manufacturing (7.4%) and public administration (7.1%) round out a service-and-logistics mix consistent with the freight-corridor and hospital-precinct position. The SEIFA splits tell the harder story: education-and-occupation decile sits at 5, while economic-resources decile is 1, the most disadvantaged in Australia, a 4-decile gap signalling credential underutilisation. Unemployment runs at 12.1%, more than triple the NSW 3.8% rate, and labour-force participation is just 38.0%, well below the national 65%. Top occupations skew professionals (1,992), clerical/admin (1,376), community/personal services (1,351) and machinery/drivers (1,227), reflecting hospital-clinical roles competing with truck and warehouse work, similar to Auburn but with healthcare carrying more of the load.
Unemployment
6.9%
Labour Force
11,530
Unemployed
797
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.4%
Part-time
22.5%
Participation
38.0%
Employed
8,356
Occupations
Top Industries
University
34.1%
Postgraduate
9.7%
Born Overseas
62.6%
Dwellings
10,858
Transport to Work
Daily life in Liverpool is shaped by three infrastructural facts: the T2/T8 lines connect to Central in roughly 45 minutes, the M5/M7 interchange sits 5km north, and Liverpool Hospital anchors a precinct employing 24.5% of local workers, more than triple the share in most Sydney suburbs. Despite the rail and bus interchange, only 9.0% of residents commute by public transport, well below the Sydney metro 16% average, while 77.0% drive, suggesting trains serve CBD-bound professionals while local hospital and warehouse work requires cars. The school landscape is dominated by All Saints Catholic College, ICSEA 1,038 with 2,138 students, 38 points above the national 1,000 mean, alongside Al Amanah College (ICSEA 1,012, 939 students). Government schools cluster ICSEA 920-977, below the national mean and reflecting economic-resources decile 1, but Catholic and Independent options outperform headline disadvantage by 40-100 points, the pattern Bankstown and Auburn exhibit where migrant families channel income into private schooling.
Drive
77.0%
Public Transport
9.0%
Walk / Cycle
7.5%
Work from Home
N/A
Population Forecast
+2.67%/yr
(+549 people/yr)
EstablishedLiverpool is forecast to grow 2.67% annually (549 persons/year) from 20,573 in 2025 to 23,640 by 2031, almost double Bankstown's 1.38% pace and among the faster-growing established suburbs in Sydney. Net internal migration is mildly negative at -92/year, while net overseas migration is +539/year, making Liverpool nearly six times more dependent on overseas arrivals than internal flows. Population rose 48.1% over the past decade, more than double Bankstown's 19.4% and reflecting Liverpool's role as a primary settlement node for new arrivals to southwest Sydney. The gentrification score is 25 (early signs), lower than Bankstown's 31, with signals including strong overseas inflow and accelerating real income growth (+39.3%). The trajectory tag is declining-young: the 25-34 share fell 2.4pp while seniors rose 1.4pp, a quieter ageing pattern than Bankstown's. Compared with Box Hill greenfield growth above 5% annually, Liverpool is in redevelopment territory, but the new Western Sydney Airport line and Bradfield CBD will reset its catchment within a decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+539
Net Internal / yr
-92
Gentrification Signal
Early signs
Strong overseas inflow +539/yr, Accelerating: 18% → 39%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Liverpool compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Liverpool a good suburb to live in?
Liverpool suits buyers who prioritise affordability, hospital employment, and rail access over green space. The $527,843 median house is among Sydney's cheapest CBD-rail-connected options, ~$60k below Bankstown, and Liverpool Hospital employs 24.5% of local workers. Trade-offs: 65.2% of stock is apartments, density is 4,890 per sqkm, and unemployment runs at 12.1% versus NSW 3.8%. Best for hospital staff, renters, and first-home buyers comfortable with a multicultural urban environment.
What is the median house price in Liverpool?
The median house price in Liverpool is $527,843 (2024-2025, NSW PSI derived), with prices rising from $520,000 in 2024 to $532,000 in 2025, a 2.3% one-year gain that lags Bankstown's 10.4% pace. Median rent is $370/week, giving gross yield near 3.6%, above the Sydney metro 2.5-3.0% inner-ring average. Mortgage stress is flagged at 30.7% of income, just above the 30% threshold.
What schools are in Liverpool?
Liverpool has 8 schools across Government, Catholic, and Independent sectors. The standout is All Saints Catholic College (Combined, ICSEA 1,038, 2,138 students), one of the largest schools in NSW. Al Amanah College (ICSEA 1,012, 939 students) leads the Independent sector. Government schools cluster ICSEA 920-977, below the national 1,000 average, with Marsden Road Public the strongest Government option.
Is Liverpool safe?
Liverpool's safety profile is mixed. Specific crime-rate-per-1k figures aren't currently available in our data, but SEIFA economic-resources decile 1 (most disadvantaged in Australia) and unemployment of 12.1% correlate statistically with elevated property crime in similar suburbs. The Liverpool Hospital precinct, T2/T8 station and CBD generate constant foot traffic, which generally reduces opportunistic crime versus quieter residential pockets like Lurnea or Miller.
Is Liverpool good for property investment?
Investment math is mixed. Gross yield near 3.6% on the $527,843 median beats Sydney's 2.5-3.0% inner average, and 63.5% of households rent, providing deep tenant demand. But the 12.5% vacancy rate (versus Sydney metro 1.5% and Bankstown 9.8%) signals serious apartment oversupply, and 151 development applications in 12 months means more stock arriving. Target older 3-bedroom houses near Liverpool Hospital, not off-the-plan apartments.
How is Liverpool's population changing?
Liverpool is projected to grow 2.67% annually, adding 549 people per year to reach 23,640 by 2031, almost double Bankstown's 1.38% pace. Growth is overseas-driven: net overseas migration averages +539/year while net internal migration is -92/year (existing residents drifting outward). Population rose 48.1% over the past decade, and the 25-34 age share fell 2.4pp while seniors rose 1.4pp, signalling quiet ageing alongside continued migrant inflow.
What languages are spoken in Liverpool?
Liverpool is among Sydney's most linguistically diverse suburbs, with 62.6% of residents born overseas (41pp above the national 21.6%). Arabic leads with 2,960 speakers, followed by Serbian (946, the largest concentration in Sydney), Hindi (474), Urdu (409), and Mandarin (245). Top ancestries include English (2,573), Serbian (2,135), and Indian (2,115), a more Eastern-European-tinged mix than Bankstown's tri-cultural pattern.
What is the development activity in Liverpool?
Liverpool lodged 151 development applications in the past 12 months, a high rate driven by dwelling houses, dual occupancies, and complying-development subdivisions. Recent samples include dwelling-house demolitions paired with new builds and a dual-occupancy subdivision with pool. With 20.8% of households on mortgages and 63.5% renting, the pipeline tilts toward investor-driven multi-unit infill rather than owner-occupier renovations.
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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