Muswellbrook
Mining still defines Muswellbrook more than most Hunter Valley towns: 25.4% of local workers are in mining, well above a typical national mix, and that shapes incomes, shift work and housing demand. The suburb has 12,272 residents at a low 46.8 people per sq km, so it feels more like a regional service centre than nearby smaller places such as Aberdeen or Scone. A $515,000 median house price sits in affordable territory compared with many NSW markets, but the 11.8% vacancy rate and slow 0.34% annual population trend point to a market with spare rental capacity.
Population
12,272
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,603/wk
DAs (12 months)iDevelopment Applications lodged in the past year
178
Median House
$600K
12m to Jun 2026 (PSI)
Muswellbrook suits buyers wanting land and detached housing rather than apartment living. Separate houses make up 87.6% of dwellings, while apartments are only 0.6%, far below inner-city and national apartment exposure. The $515,000 median house price and $1,517 median monthly mortgage are manageable because mortgage repayments equal 21.9% of household income, below common stress thresholds. Family-sized stock dominates, with 44.0% of homes having 4 or more bedrooms and 41.3% having 3, but buyers should note prices rose 16.5% from 2024 to 2025, so affordability is not static.
For Buyers
Muswellbrook suits buyers wanting land and detached housing rather than apartment living. Separate houses make up 87.6% of dwellings, while apartments are only 0.6%, far below inner-city and national apartment exposure. The $515,000 median house price and $1,517 median monthly mortgage are manageable because mortgage repayments equal 21.9% of household income, below common stress thresholds. Family-sized stock dominates, with 44.0% of homes having 4 or more bedrooms and 41.3% having 3, but buyers should note prices rose 16.5% from 2024 to 2025, so affordability is not static.
For Investors
Investor appeal is mixed because rental demand exists but vacancy is high. Renters make up 39.1% of households, above the owner-outright share of 27.1%, and the $310 weekly median rent is supported by mining, healthcare and education workers. However, the 11.8% vacancy rate is higher than a balanced rental market, so tenant selection and property quality matter more than headline yield. Development activity is also elevated, with 170 applications in 12 months, which can add competition. Rent growth of 29.2% helps the case, but spare supply lowers urgency.
Development Activity
Total DAs
737
Last 12 Months
178
YoY ChangeiYear-over-year change in DA lodgements
+35.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Muswellbrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Richard Gill School
K-5 · 43 students
St James' Primary School
K-6 · 345 students
Pacific Brook Christian School
K-10 · 88 students
Muswellbrook Public School
K-6 · 422 students
Muswellbrook High School
7-12 · 648 students
Demographics
Muswellbrook is younger and less internationally mixed than the national profile. The median age is 35, which is 5.0 years below the national benchmark, while only 9.5% of residents were born overseas, 12.1 percentage points lower than nationally. University attainment is also lower at 13.8%, sitting 16.3 percentage points below the national rate, because the economy leans more toward mining, trades, machinery operation and services than office-heavy professional sectors. English ancestry is the largest recorded group at 4,690 people, followed by Irish at 1,105 and Scottish at 1,049.
Age Distribution
Bedrooms
Dwelling Structure
87.6%
Houses
11.5%
Townhouse
0.6%
Apartment
Tenure
Housing in Muswellbrook is broad, detached and still relatively affordable by NSW standards. The price series moved from $472,000 in 2024 to $550,000 in 2025, a 16.5% rise, while the listed median house price is $515,000. Ownership is split between 27.1% owned outright, 33.8% with a mortgage and 39.1% renting, so the market has a higher rental presence than many settled regional towns. With 87.6% separate houses and only 0.6% apartments, supply is less dense than metro averages. Larger homes dominate because 85.3% have 3 or more bedrooms.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$1,517
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $310.
$530
Bond data Mar 2026 · houses $555 · units $360
HH Size
2.5
Personal Income / wk
$759
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.8%
Unoccupied
609
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.1%
Couples, no children
9,221
Total families
Economy & Employment
Muswellbrook's economy is unusually concentrated, with mining employing 808 workers and accounting for 25.4% of local industry, well above national averages. Healthcare follows at 13.0%, education at 8.9%, construction at 5.8% and utilities at 5.6%, giving the town a practical services base around the resource sector. Occupations reflect that structure: machinery and driver roles count 978 workers, higher than professionals at 559. The downside is disadvantage in the SEIFA profile, with IRSAD decile 1 and IEO decile 1, while unemployment is 6.5% and participation is 54.9%.
Unemployment
7.3%
Labour Force
5,945
Unemployed
433
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.1%
Part-time
25.4%
Participation
54.9%
Employed
4,919
Occupations
Top Industries
University
13.8%
Postgraduate
2.4%
Born Overseas
9.5%
Dwellings
4,520
Transport to Work
Daily life in Muswellbrook is car-based because 89.5% of commuters drive, while only 0.3% use public transport and 3.6% walk or cycle, much lower than transit-rich city suburbs. Families have 6 local schools across Government, Catholic and Independent sectors, with ICSEA scores ranging from 819 to 996. Richard Gill School leads on ICSEA at 996, followed by St James' Primary School at 952 and Pacific Brook Christian School at 950, giving private-sector options alongside government schools. IRSAD decile 1 points to lower socioeconomic advantage than the state average, so amenity is practical rather than premium.
Drive
89.5%
Public Transport
0.3%
Walk / Cycle
3.6%
Work from Home
N/A
Population Forecast
+0.34%/yr
(+43 people/yr)
EstablishedGrowth is expected to remain slow rather than transform the town. The trend projection is 0.34% a year, equal to about 43 extra residents annually, which is lower than fast-growth urban fringe markets. The medium scenario rises from 12,715 people in 2026 to 12,932 in 2031, a modest lift. Migration explains the subdued outlook: overseas migration is the primary driver at 55 net people a year, but internal migration averages -96 a year. The shift profile is aging, with seniors up 3.9 percentage points, and gentrification is scored 0 with the stage listed as Not gentrifying.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+55
Net Internal / yr
-96
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Muswellbrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Muswellbrook a good suburb to live in?
Muswellbrook can suit buyers who value affordability, space and regional employment. It has 12,272 residents, 87.6% separate houses and a $515,000 median house price, but public transport use is only 0.3%, so it works best for car-based households.
What is the median house price in Muswellbrook?
The median house price in Muswellbrook is $515,000. The price series also shows movement from $472,000 in 2024 to $550,000 in 2025, a 16.5% increase, so recent growth has been stronger than the slow population trend.
What schools are in Muswellbrook?
Muswellbrook has 6 local schools across Government, Catholic and Independent sectors. Higher ICSEA options include Richard Gill School at 996, St James' Primary School at 952 and Pacific Brook Christian School at 950.
Is Muswellbrook safe?
A local crime rate is not available for Muswellbrook, so safety should be checked through recent police information and street-level inspections. For context, the suburb has 12,272 residents and a low density of 46.8 people per sq km.
Is Muswellbrook good for property investment?
Muswellbrook has investor positives, including 39.1% renters and a $310 median weekly rent, but the 11.8% vacancy rate is high compared with a balanced market. Investment quality matters because spare rental supply can weaken pricing power.
How is Muswellbrook's population changing?
Muswellbrook is growing slowly, with a forecast trend of 0.34% a year or about 43 people annually. The medium scenario reaches 12,932 residents by 2031, while net internal migration is negative at -96 people a year.
How much development is happening in Muswellbrook?
Development activity is notable, with 170 applications recorded over 12 months. That level is high for a regional market and can improve housing choice, but it may also add rental competition while vacancy is already 11.8%.
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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