Narellan Vale
Detached houses make up 97.3% of Narellan Vale's dwellings, one of the most house-dominant profiles in greater Sydney, and apartments register just 0.1%. The median age of 35 sits 5.0 years below the national figure, reflecting a family-stage population where 64.6% of homes carry four or more bedrooms. Household income reaches the 84.8th percentile nationally at $2,248 a week, yet the $995,000 median house price keeps mortgage-to-income at a manageable 22.3%. Growth has been brisk, with the median climbing 12.3% from $951,000 in 2024 to $1,067,500 in 2025, while a 2.5% vacancy rate signals a tight rental market in this 2.56 km2 pocket of the Macarthur region.
Population
6,931
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,248/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
Median House
$995K
2024-2025 (PSI derived)
Buyers come to Narellan Vale for space rather than scarcity. Separate houses account for 97.3% of stock and 64.6% of dwellings have four or more bedrooms, well above the apartment-heavy markets closer to the city. The $995,000 median rose 12.3% over a single year from $951,000 in 2024, so timing matters more than it once did. Affordability still works for the local profile: monthly repayments of about $2,167 leave mortgage-to-income at 22.3%, comfortably below the 30% stress threshold and supported by household incomes in the 84.8th percentile. The trade-off is competition, because 52.2% of residents already hold a mortgage and only 21.8% rent, which keeps owner-occupier demand high and turnover low at 16.8%.
For Buyers
Buyers come to Narellan Vale for space rather than scarcity. Separate houses account for 97.3% of stock and 64.6% of dwellings have four or more bedrooms, well above the apartment-heavy markets closer to the city. The $995,000 median rose 12.3% over a single year from $951,000 in 2024, so timing matters more than it once did. Affordability still works for the local profile: monthly repayments of about $2,167 leave mortgage-to-income at 22.3%, comfortably below the 30% stress threshold and supported by household incomes in the 84.8th percentile. The trade-off is competition, because 52.2% of residents already hold a mortgage and only 21.8% rent, which keeps owner-occupier demand high and turnover low at 16.8%.
For Investors
The case here is yield stability rather than scale. A 2.5% vacancy rate points to a tight rental market, and weekly rent of $460 against the $995,000 median implies a gross yield near 2.4%, modest but steadier than inner-city apartment stock. The renter pool is shallow at 21.8%, well below the national average, because 78.2% of dwellings are owner-occupied between outright and mortgage holders. That limits tenant churn but also caps rental supply growth. Development is moderate at 25 applications in 12 months, mostly single dwelling houses and alterations rather than new multi-unit supply, so investors should not expect density-driven rent softening. With prices up 12.3% in a year and a young median age of 35 sustaining family demand, the play leans toward capital growth backed by a low vacancy floor.
Development Activity
Total DAs
158
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
+12.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narellan Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Clare's Catholic Primary School
K-6 · 685 students
Narellan Vale Public School
K-6 · 619 students
Demographics
Narellan Vale skews young and family-oriented. The median age of 35 runs 5.0 years below national, and average household size of 3.0 sits 0.5 above national, consistent with the 2,664 couples with children who dominate the 6,182 families recorded. Overseas-born residents make up 14.9%, which is 6.7 points below the national figure, and ancestry leans Anglo-Celtic, led by English (2,606), Irish (692) and Scottish (616). University qualifications reach 24.2%, 5.9 points under national, reflecting a workforce weighted toward clerical, trade and care roles rather than knowledge professions. Christianity is the largest faith at 4,165 residents, with Islam (122) and Buddhism (70) much smaller, and only 9.5% of residents volunteer, below the rates seen in older established suburbs.
Age Distribution
Bedrooms
Dwelling Structure
97.3%
Houses
2.6%
Townhouse
0.1%
Apartment
Tenure
Tenure is firmly owner-occupier: 52.2% carry a mortgage, 26.0% own outright and just 21.8% rent, so more than three-quarters of households hold their homes. The stock is overwhelmingly detached at 97.3%, with semi-detached at 2.6% and apartments a negligible 0.1%, and large homes dominate as 64.6% have four or more bedrooms and 33.9% have three. The median house price climbed 12.3% from $951,000 in 2024 to $1,067,500 in 2025, a single year move that outpaces most established markets. Despite that, mortgage-to-income holds at 22.3% and rent-to-income at 20.5%, both below the 30% stress line, because household incomes sit in the 84.8th percentile. The result is a market where price growth has not yet broken affordability for resident buyers.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$460
HH Size
3.0
Personal Income / wk
$923
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.5%
Unoccupied
57
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.3%
Couples, no children
6,182
Total families
Economy & Employment
Employment leans toward services and trades rather than corporate sectors. Healthcare leads at 16.5% (378 workers), followed by Education at 15.4% (351) and Construction at 12.3% (280), with Public Administration at 9.5% and Manufacturing at 8.1%. By occupation, Clerical and Administrative roles top the list at 611, just ahead of Professionals at 605, with Community and Personal Service (440) and Managers (418) close behind, a spread that explains why university attainment at 24.2% sits 5.9 points below national. The labour market is healthy, with unemployment at 3.3% and a full-time rate of 65.2%, though participation of 60.8% is held down by 1,469 residents not in the labour force, many of them parents in a household-size-3.0 family suburb. SEIFA scores are not recorded for this suburb in the dataset.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
31.5%
Participation
60.8%
Employed
3,177
Occupations
Top Industries
University
24.2%
Postgraduate
5.3%
Born Overseas
14.9%
Dwellings
2,218
Transport to Work
Daily life here is car-centred: 92.0% of commuters drive, while just 1.9% use public transport and 1.2% walk or cycle, far above the national reliance on cars and a function of the low-density, 2,712 per km2 detached layout. The flip side is space and stability, with turnover at only 16.8% meaning 83.2% of residents stayed put, a sign households settle for the long term. Housing pressure is mild, as mortgage-to-income of 22.3% and rent-to-income of 20.5% both sit below the 30% stress threshold. Around 5.6% of residents, or 375 people, need daily assistance, a modest share for a suburb with a young median age of 35. No schools are recorded inside the 2.56 km2 boundary in this dataset, so families draw on institutions in neighbouring Narellan and Currans Hill.
Drive
92.0%
Public Transport
1.9%
Walk / Cycle
1.2%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narellan Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narellan Vale a good suburb to live in?
Narellan Vale suits families seeking space, with 97.3% detached houses and 64.6% of homes holding four or more bedrooms. Household income sits in the 84.8th percentile and housing stress is low, with mortgage-to-income at 22.3%. The main trade-off is car dependence, as 92.0% of residents drive to work.
What is the median house price in Narellan Vale?
The median house price is $995,000. Prices rose 12.3% over a year, from $951,000 in 2024 to $1,067,500 in 2025. Weekly rent averages $460 and monthly mortgage repayments are about $2,167, leaving a mortgage-to-income ratio of 22.3%, below the 30% stress threshold.
What schools are in Narellan Vale?
No schools are recorded inside the 2.56 km2 Narellan Vale boundary in this dataset, so families rely on schools in neighbouring suburbs such as Narellan and Currans Hill. The suburb has a young profile, with a median age of 35, five years below the national figure, indicating strong demand for nearby schooling.
Is Narellan Vale safe?
Detailed crime statistics are not available for Narellan Vale in this dataset. As an indirect indicator, residential stability is high, with turnover at just 16.8% and 83.2% of residents staying put, and only 5.6% of the 6,931 residents need daily assistance, both consistent with a settled family area.
Is Narellan Vale good for property investment?
Rent of $460 a week against the $995,000 median gives a gross yield near 2.4%, modest but stable, and the 2.5% vacancy rate signals a tight rental market. With renters at only 21.8% and prices up 12.3% in a year, returns lean toward capital growth rather than high rental income.
How is Narellan Vale's population changing?
Narellan Vale has a young, family-stage population, with a median age of 35 that is 5.0 years below national and an average household size of 3.0, half a person above national. Couples with children number 2,664 of 6,182 families, pointing to continued demand for large detached homes.
How much development is happening in Narellan Vale?
There were 25 development applications lodged in the past 12 months, mostly single dwelling houses and alterations rather than multi-unit projects. This modest pace fits a suburb that is 97.3% detached houses, where new supply adds little density and existing stock turns over slowly at 16.8%.
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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