Manly Vale
Apartments make up 62.0% of dwellings in Manly Vale, an unusually high density for a Northern Beaches address, and that stock shapes everything else about the suburb. Household income sits in the 89.4th percentile nationally, yet 41.6% of residents rent rather than buy, because the $1,150,000 median house price puts detached ownership out of reach for many high earners who settle for units instead. The suburb scores decile 10 on the IRSAD, IER and IRSD SEIFA indexes, the top advantage tier, while university qualifications reach 50.8%, which is 20.7 points above the national figure. At a median age of 38, two years below national, the population skews younger than most affluent harbour-side areas.
Population
6,389
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,351/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$1.1M
2024-2025 (PSI derived)
The $1,150,000 median reflects a market where buying a freestanding house is the exception, not the rule. Separate houses are only 33.7% of stock against 62.0% apartments, so the median price is propped up by scarcity of detached homes in a 1.9 km2 footprint. Prices rose 7.3% over a year, from $1,100,000 in 2024 to $1,180,000 in 2025, a faster move than many established Sydney suburbs. Two-bedroom dwellings dominate at 46.2%, with three-bedroom and four-plus each at 18.6%, confirming the unit-heavy profile. Monthly mortgage repayments average $2,625, giving a mortgage-to-income ratio of 25.8%, comfortably below the 30% stress threshold thanks to incomes in the 89.4th percentile. That gap explains why mortgage holders (34.0%) outnumber outright owners (24.4%): buyers can service debt here more easily than the headline price suggests.
For Buyers
The $1,150,000 median reflects a market where buying a freestanding house is the exception, not the rule. Separate houses are only 33.7% of stock against 62.0% apartments, so the median price is propped up by scarcity of detached homes in a 1.9 km2 footprint. Prices rose 7.3% over a year, from $1,100,000 in 2024 to $1,180,000 in 2025, a faster move than many established Sydney suburbs. Two-bedroom dwellings dominate at 46.2%, with three-bedroom and four-plus each at 18.6%, confirming the unit-heavy profile. Monthly mortgage repayments average $2,625, giving a mortgage-to-income ratio of 25.8%, comfortably below the 30% stress threshold thanks to incomes in the 89.4th percentile. That gap explains why mortgage holders (34.0%) outnumber outright owners (24.4%): buyers can service debt here more easily than the headline price suggests.
For Investors
A 41.6% renter share gives landlords a deep tenant pool, the largest single tenure group in the suburb. Weekly rent of $550 against the $1,150,000 median implies a gross yield near 2.5%, low but stronger than Sydney's most premium markets. The 6.7% vacancy rate is moderate and points to steady rather than oversupplied demand, which matters in an apartment-dominant area where 62.0% of dwellings are units. Demand support is real: net overseas migration adds 251 residents a year, well above the internal outflow of 185, so population pressure leans positive. Development is measured at 28 applications in 12 months, mostly dwelling alterations rather than new towers, which limits future supply and protects existing landlords. Rent grew 31.0% over the decade, so the investment case rests more on rental escalation than headline yield.
Development Activity
Total DAs
218
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
-36.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Manly Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Manly Vale Public School
K-6 · 553 students
St Kieran's Catholic Primary School
K-6 · 141 students
Northern Beaches Secondary College Mackellar Girls Campus
7-12 · 1023 students
Demographics
The median age of 38 is 2.0 years below the national figure, younger than typical for a suburb at decile 10 advantage. University qualifications reach 50.8%, which is 20.7 points above national, and that educated profile aligns with a workforce led by professionals (1,082) and managers (662). Overseas-born residents make up 37.3%, 15.7 points above national, yet ancestry stays heavily Anglo-Celtic, led by English (2,402), Irish (767) and Scottish (577). The top non-English languages are Mandarin (61 speakers), Portuguese (56) and Italian (43), a small but international mix. Average household size is 2.4, just 0.1 below national, and couples with children (2,325 families) outnumber couples without (1,285), so this reads as a younger family suburb rather than the empty-nester profile common at this income level.
Age Distribution
Bedrooms
Dwelling Structure
33.7%
Houses
4.3%
Townhouse
62.0%
Apartment
Tenure
Tenure tilts toward renters and mortgaged buyers: 41.6% rent, 34.0% carry a mortgage and 24.4% own outright. Mortgage holders outnumbering outright owners signals a market of recent buyers rather than long-held, debt-free wealth. The stock is 62.0% apartments and just 4.3% semi-detached, leaving separate houses at 33.7%, which keeps detached-house prices elevated through scarcity. Two-bedroom dwellings account for 46.2% of homes, with three and four-plus bedroom each at 18.6%. The median house price rose from $1,100,000 to $1,180,000 across 2024 and 2025, a 7.3% one-year gain. Mortgage-to-income sits at 25.8% and rent-to-income at 23.4%, both below the 30% stress threshold, a sign that housing costs stay manageable relative to the 89.4th-percentile household incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,625
Rent / wk
$550
HH Size
2.4
Personal Income / wk
$1,158
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.7%
Unoccupied
178
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.1%
Couples, no children
4,915
Total families
Economy & Employment
The workforce concentrates in high-paying knowledge sectors: Professional/Tech leads at 16.3% (438 workers), Healthcare follows at 12.5% (335) and Finance at 10.0% (268), with Education at 9.8% and Construction at 8.5%. By occupation, professionals (1,082) and managers (662) dominate, consistent with the decile 9 IEO score for education and occupation. Unemployment is low at 3.2% and the full-time employment rate is 66.0%, with 2,131 residents employed full time. Participation reads 64.2%, held down partly by 1,371 residents not in the labour force. The IER score for economic resources reaches decile 10, higher than the IEO decile of 9, because high household incomes and asset wealth offset the renter-heavy base. Real incomes grew 25.4% over the decade, outpacing many comparable Sydney markets.
Unemployment
3.5%
Labour Force
10,380
Unemployed
364
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
30.8%
Participation
64.2%
Employed
3,230
Occupations
Top Industries
University
50.8%
Postgraduate
13.0%
Born Overseas
37.3%
Dwellings
2,473
Transport to Work
Car reliance is high at 74.6% of commuters driving, above the share in denser inner-city suburbs, while only 9.9% take public transport and 10.2% walk or cycle, reflecting the suburb's distance from rail. The area earns decile 10 on the IRSAD advantage index and decile 10 on the IRSD disadvantage index, the top tier on both, meaning very few residents face deprivation. Only 5.2% of residents (321 people) need daily assistance, low for any age group. Volunteering runs at 15.4%. Rent-to-income at 23.4% keeps tenants comfortably below the stress threshold. No schools are recorded inside the 1.9 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical trade-off for the compact, apartment-dense setting.
Drive
74.6%
Public Transport
9.9%
Walk / Cycle
10.2%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+95 people/yr)
EstablishedManly Vale grows slowly: annual population growth is 0.53% and the 10-year change is 10.4%, classifying it as an established suburb rather than a fast-expanding fringe. Overseas migration is the primary driver, adding 251 residents a year, while net internal migration removes 185, so the suburb relies on international arrivals to keep growing. Medium forecasts project continued steady expansion through 2031 at roughly 95 persons a year. The gentrification stage reads as not gentrifying, scoring 10 out of a possible higher range, because the area already sits at decile 10 advantage with little room to climb. Affordability improved from 58.3% in 2011 to 49.5% in 2021, an easing trend, though it remains elevated relative to most national markets given the $1,150,000 median.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+251
Net Internal / yr
-185
Gentrification Signal
Not gentrifying
Net internal outflow -185/yr, Strong overseas inflow +251/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Manly Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Manly Vale a good suburb to live in?
Manly Vale scores decile 10 on the IRSAD, IER and IRSD SEIFA indexes, the top advantage tier nationally, with household income in the 89.4th percentile. University qualifications reach 50.8%, which is 20.7 points above national. The main trade-offs are a $1,150,000 median house price and heavy car reliance at 74.6% of commuters.
What is the median house price in Manly Vale?
The median house price is $1,150,000. Prices rose 7.3% from $1,100,000 in 2024 to $1,180,000 in 2025. Weekly rent averages $550 and monthly mortgage repayments run about $2,625, giving a mortgage-to-income ratio of 25.8%, below the 30% stress threshold.
What schools are in Manly Vale?
No schools are recorded inside the 1.9 km2 Manly Vale boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is highly educated, with university qualifications at 50.8%, which is 20.7 points above the national figure.
Is Manly Vale safe?
Detailed crime statistics are not available for Manly Vale in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier, and only 5.2% of its 6,389 residents need daily assistance, both consistent with a low-disadvantage area.
Is Manly Vale good for property investment?
Rent of $550 a week against the $1,150,000 median gives a gross yield near 2.5%, and the 6.7% vacancy rate points to steady demand. With 41.6% of residents renting and net overseas migration of 251 a year, the tenant pool is deep, though returns lean on rent growth, up 31.0% over the decade, more than yield.
How is Manly Vale's population changing?
Population growth is 0.53% annually with a 10.4% rise over 10 years, marking it an established suburb. Overseas migration drives growth, adding 251 residents a year, while net internal migration removes 185. The median age of 38 sits 2.0 years below the national figure.
What languages are spoken in Manly Vale?
About 37.3% of residents were born overseas, 15.7 points above the national figure. English is the dominant language, with Mandarin (61 speakers), Portuguese (56), Italian (43) and Cantonese (29) the most common non-English languages, reflecting a small but international resident mix.
How much development is happening in Manly Vale?
There were 28 development applications lodged in the past 12 months. Most are dwelling alterations, additions or changes of use on existing homes rather than new apartment supply, consistent with an established suburb growing at just 0.53% a year and already 62.0% apartments.
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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