Narwee
More than half of Narwee's 5,411 residents (54.0%) were born overseas, a figure 32.4 points above the national average, and that migrant weighting shapes almost everything else in the suburb. Chinese ancestry leads at 1,785 residents, and Cantonese (379) edges out Mandarin (344) as the most spoken non-English language. University qualifications reach 43.2%, which is 13.1 points above national, yet household income sits only in the 42.4th percentile nationally, a gap explained by a 42.2% labour force participation rate and 1,952 residents not working. The median house price is $1,200,000 across a compact 1.24 km2 footprint where 45.4% of dwellings are rented.
Population
5,411
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,431/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$1.2M
2024-2025 (PSI derived)
At a $1,200,000 median, Narwee is mid-tier for southern Sydney, and prices actually eased 1.0% from $1,212,500 in 2024, giving buyers a rare flat entry point. The stock favours families: 50.4% are separate houses against 29.7% apartments, and three-bedroom dwellings (32.7%) and 4-plus bedroom homes (25.9%) together make up well over half of all housing. The catch is affordability. Average monthly mortgage repayments of $2,166 produce a mortgage-to-income ratio of 35.0%, which is above the 30% stress threshold and flagged as mortgage stress, because local household income lands in just the 42.4th percentile. That mismatch means owner-occupiers here typically stretch further than the price tag alone suggests.
For Buyers
At a $1,200,000 median, Narwee is mid-tier for southern Sydney, and prices actually eased 1.0% from $1,212,500 in 2024, giving buyers a rare flat entry point. The stock favours families: 50.4% are separate houses against 29.7% apartments, and three-bedroom dwellings (32.7%) and 4-plus bedroom homes (25.9%) together make up well over half of all housing. The catch is affordability. Average monthly mortgage repayments of $2,166 produce a mortgage-to-income ratio of 35.0%, which is above the 30% stress threshold and flagged as mortgage stress, because local household income lands in just the 42.4th percentile. That mismatch means owner-occupiers here typically stretch further than the price tag alone suggests.
For Investors
Renters make up 45.4% of Narwee households, well above the owner-occupier share, giving landlords a deep tenant pool. Weekly rent of $354 against the $1,200,000 median implies a gross yield near 1.5%, low by national standards, so the case rests on growth rather than income. Rent has climbed 29.0% over the measured period, and the vacancy rate of 7.4% leaves room before oversupply bites. Demand support is structural: net overseas migration adds 275 residents a year and is the suburb's primary growth driver, offsetting a net internal outflow of 252. Development is modest at 26 applications in 12 months, mostly secondary dwellings and dual occupancy rebuilds, so new supply stays thin and existing rentals hold their pull.
Development Activity
Total DAs
103
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+87.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narwee iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Narwee Public School
K-6 · 246 students
Demographics
Narwee skews international: 54.0% of residents were born overseas, 32.4 points above the national figure, and Chinese ancestry dominates at 1,785 people, ahead of English (654) and Lebanese (310). The language mix follows, with Cantonese (379) and Mandarin (344) leading, then Arabic (162) and Greek (116). University attainment of 43.2% runs 13.1 points above national, signalling a well-educated base. The median age of 40 matches the national figure exactly, and average household size is 2.7, which is 0.2 above national, consistent with a family-heavy profile where couples with children (1,731) outnumber couples without (948). Religion splits across Christianity (2,377), Islam (550) and Buddhism (362), mirroring the suburb's varied origins.
Age Distribution
Bedrooms
Dwelling Structure
50.4%
Houses
18.9%
Townhouse
29.7%
Apartment
Tenure
Tenure tilts toward renting: 45.4% rent, while 28.0% carry a mortgage and 26.6% own outright, an unusual order for a detached-house suburb and a sign of how many dwellings are held as investments. Houses still dominate the built form at 50.4% separate dwellings, with apartments at 29.7% and semi-detached at 18.9%. Three-bedroom homes lead the size mix at 32.7%, followed by two-bedroom (28.8%) and 4-plus bedroom (25.9%). The $1,200,000 median slipped 1.0% from $1,212,500 a year earlier, a softening rather than a slump. Mortgage-to-income at 35.0% exceeds the stress line while rent-to-income holds at 24.7%, a divergence that shows buying is harder than renting here because purchase prices outrun the 42.4th-percentile local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,166
Rent / wk
$354
HH Size
2.7
Personal Income / wk
$647
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.4%
Unoccupied
156
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
35.0% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.8%
Couples, no children
4,354
Total families
Economy & Employment
Healthcare is the largest local industry at 15.1% (227 workers), followed by Professional/Tech at 11.3% (170), Finance at 9.1% (137), Retail at 8.8% and Education at 8.3%, a service-heavy mix typical of established middle-ring Sydney. By occupation, Professionals lead at 521, then Clerical/Admin (341) and Managers (246). The SEIFA scores tell a split story: Narwee sits in decile 7 for education and occupation (IEO) thanks to the 43.2% university rate, yet falls to decile 3 on both economic resources (IER) and relative disadvantage (IRSD), with overall advantage at decile 6 (IRSAD). That gap exists because the 45.4% renter base and a 42.2% participation rate depress household wealth measures even where qualifications are high. Unemployment reads 7.8%.
Unemployment
4.3%
Labour Force
7,920
Unemployed
339
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.3%
Part-time
24.9%
Participation
42.2%
Employed
1,750
Occupations
Top Industries
University
43.2%
Postgraduate
11.4%
Born Overseas
54.0%
Dwellings
1,950
Transport to Work
Narwee leans heavily on cars, with 80.5% of commuters driving and only 12.1% using public transport, below the pattern in better-connected inner suburbs, while walking and cycling cover just 1.7%. The suburb scores decile 6 on the IRSAD advantage index and decile 3 on IRSD for relative disadvantage, placing it in the middle band nationally rather than the top tier. Volunteering is modest at 8.4%, and 7.6% of residents (390 people) need daily assistance, consistent with the median age of 40 and a settled family base. No schools are recorded inside the 1.24 km2 boundary in this dataset, so households rely on institutions in neighbouring suburbs, a practical trade-off offset by Narwee station keeping the city within reach for the minority who use it.
Drive
80.5%
Public Transport
12.1%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+0.38%/yr
(+53 people/yr)
EstablishedNarwee is an established, slow-growth suburb: the forecast annual rate is 0.38%, about 53 extra residents a year, with a 10-year population change of 8.1%. The gentrification stage reads not gentrifying, scored at 10, because a net internal outflow of 252 people a year is offset by strong overseas inflow of 275, the suburb's primary growth driver. The trajectory is mixed: the young-resident share fell 1.4 points while the senior share rose 2.2 points over the decade. One bright spot is affordability, which improved from 63.5% in 2011 to 59.1% in 2021, though it remains high. Rent growth of 29.0% over the period points to steady underlying demand rather than the displacement pattern seen in gentrifying markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+275
Net Internal / yr
-252
Gentrification Signal
Not gentrifying
Net internal outflow -252/yr, Strong overseas inflow +275/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narwee compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narwee a good suburb to live in?
Narwee suits families who want detached housing in southern Sydney: 50.4% of dwellings are separate houses and university attainment runs 13.1 points above national at 43.2%. It sits in decile 6 on the IRSAD advantage index, a middle band. The main trade-off is affordability, with mortgage-to-income at 35.0%, above the stress threshold.
What is the median house price in Narwee?
The median house price in Narwee is $1,200,000, which actually eased 1.0% from $1,212,500 in 2024. Weekly rent averages $354 and monthly mortgage repayments run about $2,166, producing a mortgage-to-income ratio of 35.0% against local incomes in the 42.4th percentile nationally.
What schools are in Narwee?
No schools are recorded inside the 1.24 km2 Narwee boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is well educated, with university qualifications at 43.2%, which is 13.1 points above the national average, suggesting strong demand for nearby schooling.
Is Narwee safe?
Detailed crime statistics are not available for Narwee in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSAD advantage index and decile 3 on IRSD, a middle band nationally, and 7.6% of its 5,411 residents need daily assistance, broadly typical for an established family suburb.
Is Narwee good for property investment?
Renters make up 45.4% of households, giving a deep tenant pool, but rent of $354 a week against a $1,200,000 median gives a gross yield near 1.5%. Vacancy sits at 7.4%, and net overseas migration of 275 a year supports demand, so returns lean on capital growth and 29.0% rent growth rather than yield.
How is Narwee's population changing?
Narwee is an established, slow-growth suburb with a forecast annual growth rate of 0.38%, about 53 residents a year, and an 8.1% rise over 10 years. Growth runs entirely on overseas migration of 275 a year, offsetting a net internal outflow of 252, while the senior share rose 2.2 points over the decade.
What languages are spoken in Narwee?
About 54.0% of Narwee residents were born overseas, 32.4 points above the national figure. After English, the most spoken languages are Cantonese (379 speakers) and Mandarin (344), reflecting Chinese ancestry leading at 1,785 residents, followed by Arabic (162) and Greek (116).
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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