Narellan Vale
A 97.3% separate-house share and household income at the 84.8th percentile make Narellan Vale a strongly owner-oriented family suburb rather than an apartment market. Its 6,931 residents have a median age of 35, about 5 years below the national figure, while average household size is 3.0, or 0.5 above national. Compared with nearby Narellan, Narellan Vale has a more consistently detached residential character, while Mount Annan provides a useful comparison for similar family demand. Car commuting is high at 63.5% versus 1.3% using public transport, so household location decisions remain closely tied to vehicle access.
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
33
Homebuyers are choosing space and established family housing, with 64.6% of dwellings containing 4 or more bedrooms and 97.3% classified as separate houses. The typical monthly mortgage figure is $2,167, while weekly rent is $460, and mortgage costs represent 22.3% of household income compared with rent at 20.5%. Ownership is weighted toward households with debt, at 52.0% holding a mortgage, versus 25.9% owning outright and 21.7% renting. That mix suits buyers seeking long-term family accommodation, although the detached format can mean higher maintenance and transport costs than in apartment-oriented suburbs. Household income at the 84.8th percentile is above the national midpoint, supporting stronger borrowing capacity than many lower-income markets.
For Buyers
Homebuyers are choosing space and established family housing, with 64.6% of dwellings containing 4 or more bedrooms and 97.3% classified as separate houses. The typical monthly mortgage figure is $2,167, while weekly rent is $460, and mortgage costs represent 22.3% of household income compared with rent at 20.5%. Ownership is weighted toward households with debt, at 52.0% holding a mortgage, versus 25.9% owning outright and 21.7% renting. That mix suits buyers seeking long-term family accommodation, although the detached format can mean higher maintenance and transport costs than in apartment-oriented suburbs. Household income at the 84.8th percentile is above the national midpoint, supporting stronger borrowing capacity than many lower-income markets.
For Investors
Narellan Vale presents as a low-rental-share, detached-house investment market. Only 21.7% of households rent, compared with 52.0% paying a mortgage and 25.9% owning outright, so the local tenant pool is smaller than the owner base. Weekly rent is $460 and vacancy is 2.5%, conditions that can support tenant retention when homes are well maintained, although rental competition may be less intense than in higher-density areas. Four or more bedrooms account for 64.6% of dwellings, creating appeal for families but also increasing upkeep exposure. Thirty-four development matters were recorded across 12 months, including residential accommodation, indicating ongoing household upgrades and some incremental supply. Investors should compare gross yield, insurance, maintenance and vacancy risk rather than relying on rent alone.
Development Activity
Total DAs
166
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
+57.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narellan Vale
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Narellan Vale has a family-centred demographic profile, with a median age of 35, which is 5 years below the national figure. Average household size is 3.0, or 0.5 above national, and 51.9% of families are couples with children, while 18.4% are one-parent families. University qualification attainment is 24.2%, 5.9 percentage points below the national comparison, and 14.9% of residents were born overseas, 6.7 points below national. English ancestry is recorded for 2,606 residents, followed by Irish at 692, Scottish at 616 and Italian at 342. Christianity accounts for 4,165 people and no religion for 2,125, a pattern consistent with the suburb's Anglo-leaning identity. The combination of larger households and detached homes helps explain the strong demand for 3 and 4-plus bedroom properties.
Age Distribution
Bedrooms
Dwelling Structure
97.3%
Houses
2.6%
Townhouse
0.1%
Apartment
Tenure
Housing is overwhelmingly detached, with separate houses representing 97.3% of dwellings, compared with 2.6% semi-detached homes and 0.1% apartments. Bedroom supply is similarly family-focused: 64.6% of homes have 4 or more bedrooms and 33.9% have 3 bedrooms, while only 1.5% fall into the 0 to 2 bedroom groups. Tenure is led by mortgages at 52.0%, followed by outright ownership at 25.9% and renting at 21.7%. The 2.56 square kilometre suburb has a density of 2,712 people per square kilometre, so its low-rise appearance reflects compact detached housing rather than a large rural footprint. Compared with apartment-led suburbs, Narellan Vale offers more internal space but less housing diversity. Mortgage costs equal 22.3% of household income, slightly higher than the 20.5% rent-to-income figure.
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $460.
$700
Bond data Jun 2026 · houses $720 · units $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
51.9%
Couples with children
29.0%
Couples, no children
18.4%
Single parent
1,944
Total families
Economy & Employment
The local employment base is led by healthcare at 16.5%, or 378 workers, followed by education at 15.4% and 351 workers, construction at 12.3% and 280 workers, public administration at 9.5% and 216 workers, and manufacturing at 8.1% and 186 workers. Occupations are spread across clerical and administrative work at 611 people, professionals at 605, trades at 548, community and personal service at 440, and managers at 418. The labour force numbers 3,758, participation is 69.5% and unemployment is 2.9%, while 56.8% of workers are employed full-time. Household income sits at the 84.8th percentile, above the national midpoint. This mix supports relatively stable family spending because healthcare, education and public administration are less dependent on a single private-sector employer than a narrowly industrial economy.
Unemployment
2.9%
Labour Force
3,758
Unemployed
109
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.8%
Part-time
30.3%
Participation
69.5%
Employed
3,649
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
24.2%
Postgraduate
5.3%
Born Overseas
14.9%
Dwellings
2,218
Transport to Work
Daily life is practical but car dependent. Some 63.5% of residents travel as car drivers, compared with 1.3% using public transport and 0.8% walking or cycling, while 31.0% work from home. The compact 2.56 square kilometre area and density of 2,712 people per square kilometre can make local errands manageable, but the transport split suggests that work, shopping and secondary-school trips often extend beyond walking distance. One local government primary school is identified, giving families a nearby primary option, while enrolment zones and secondary access should be checked against the exact address. Volunteering is recorded at 9.5% and 5.6% of residents need assistance. Compared with transit-oriented suburbs, Narellan Vale provides more detached family housing but less reliance on public transport. A suburb-specific crime rate is not stated, so safety should be checked using recent street-level NSW Police information.
Drive
63.5%
Public Transport
1.3%
Walk / Cycle
0.8%
Work from Home
31.0%
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 households seeking detached family housing, with 97.3% separate houses, 64.6% having 4 or more bedrooms and a median age of 35. It is more car dependent than transit-oriented suburbs, with 63.5% driving versus 1.3% using public transport, so vehicle access is an important part of daily life.
What is the median house price in Narellan Vale?
A current median house price is not stated. Useful cost markers are weekly rent of $460 and a typical monthly mortgage figure of $2,167. Because 97.3% of dwellings are separate houses and only 0.1% are apartments, buyers should compare recent settled house sales rather than apply a unit-based median.
What schools are in Narellan Vale?
Narellan Vale Public School is the identified local school, a government primary school. Families should confirm the enrolment zone for the exact address and compare secondary options beyond the suburb, particularly because 64.6% of homes have 4 or more bedrooms and the area is strongly oriented toward family households.
Is Narellan Vale safe?
A suburb-specific crime rate is not stated, so Narellan Vale cannot be ranked above or below nearby suburbs on safety from the available figures. Check recent 12-month NSW Police incident information by street and offence type, and inspect lighting, traffic and activity around the property at different times.
Is Narellan Vale good for property investment?
It can suit investors targeting detached family rentals, with weekly rent of $460, vacancy of 2.5% and 64.6% of homes containing 4 or more bedrooms. The rental share is 21.7%, below the 52.0% mortgage share, so tenant depth may be narrower than in apartment markets. Thirty-four development matters in 12 months also warrant supply and maintenance checks.
How is Narellan Vale's population changing?
Narellan Vale currently has 6,931 residents. Population movement appears relatively stable, with 83.2% staying at the same address and turnover of 16.8%. Thirty-four development matters over 12 months may support gradual household change, but an annual growth rate or migration forecast is not stated, so no precise future resident count should be assumed.
What development is occurring in Narellan Vale?
There were 34 development matters across 12 months. Recent examples include 1 residential accommodation application and swimming-pool or dwelling-house works. This pattern points more toward incremental additions and upgrades than a large new estate, which is consistent with a compact 2.56 square kilometre suburb dominated by established detached housing.
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 education open registers (school locations), 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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