Mulgoa

Development Activity

Schools in Mulgoa iICSEA: school advantage index. 1000 = national avg, higher = more advantaged

Demographics

The median age of 41 is 1.0 year above the national figure, and the senior share fell 0.2 points over the decade while the young share rose 3.4 points, pointing to a mild rejuvenation trend rather than aging. Average household size of 3.3 is 0.8 above the national average, consistent with the family-oriented, four-plus bedroom housing stock. Overseas-born residents are 15.7%, which is 5.9 points below the national figure, making this one of the more Anglo-leaning suburbs in the Sydney basin. English ancestry leads at 703 residents, followed by Maltese at 202, Scottish at 173 and Irish at 161. University qualifications at 29.2% sit 0.9 points below the national rate, a slight gap that contrasts with the very high income profile. Volunteering reaches 14.8% of residents, above what lower-income suburbs typically show.

Ownership patterns tell a wealth story: 46.3% own outright and 39.7% carry a mortgage, while only 13.9% rent, a tenure split that is the inverse of typical inner-city markets. The stock is almost entirely separate houses at 99.5%, with 71.7% having four or more bedrooms, well above state averages. Rent-to-income at 17.8% is comfortably below the 30% stress level, and the mortgage-to-income of 25.1% is similarly contained. Prices moved sharply, from $1,492,500 in 2024 to $3,375,000 in 2025, a 126% shift, though the two-quarter price history warrants caution in reading a trend. The 5.0% vacancy rate is modest for a low-density acreage suburb and suggests limited excess supply. Monthly mortgage repayments of $2,750 are manageable relative to the 92.7th-percentile household income.

Community Profile

Economy & Employment

Construction dominates the local employment mix at 22.9% of workers, more than double its national employment share, reflecting both direct tradespeople living in the area and the scale of new residential building in the Western Sydney corridor. Healthcare follows at 11.6% and Education at 9.0%, with Professional/Tech at 8.2% and Manufacturing at 6.6%. By occupation, Managers lead at 188 workers, followed by Clerical/Admin at 172 and Professionals at 167. Unemployment is 2.3%, below the national rate, and the full-time employment rate runs at 62.6%. The SEIFA IER decile of 10 marks Mulgoa as the top economic resources tier nationally, while the IRSAD decile of 8 and IRSD decile of 9 confirm that disadvantage is rare. Real income grew 31.9% over the decade, well above inflation.

Transport to Work

Car dependence is near-total at 90.2% of commuters, with public transport use at only 0.5%, lower than almost any urban suburb in NSW. This reflects the 54 square kilometre area and the absence of rail infrastructure, so buyers must factor in vehicle access as a primary consideration. No schools are recorded within the suburb boundary in this dataset, so families rely on institutions in surrounding suburbs. The IRSAD decile of 8 places Mulgoa in the upper advantage tier nationally. The need-for-assistance rate is low at 3.9% of residents, consistent with the relatively young and high-income profile. Rent stress is absent at 17.8% rent-to-income, well below the 30% threshold. The turnover rate of 16.8% indicates that 83.2% of residents stayed in place over the census period, suggesting stable, committed long-term ownership rather than speculative churn.

Population Forecast

Population grew 88.7% over the decade, a rate that ranks among the fastest-growing suburban markets in NSW, because the Western Sydney greenfield corridor expanded rapidly through new large-lot releases. Annual growth currently runs at 2.92%, equivalent to 388 additional residents a year. Migration is balanced: net internal arrivals average 88 a year and overseas arrivals average 82, unlike corridor suburbs that are dominated by a single driver. The gentrification score of 48 reflects active signals including sustained income and demographic improvement, though the formal gentrification stage scores separately as not gentrifying because the suburb began from a high-advantage base. Medium forecasts project the SA2 population at 15,756 by 2031, compared to 13,282 in 2025. The affordability trend is worsening, moving from 49.5% in 2011 to 51.7% in 2021, tracking the broader Western Sydney premium.

National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs

How Mulgoa compares to ~15,000 Australian suburbs

Frequently Asked Questions