North Parramatta
Renters define North Parramatta more than owners: 56.1% of homes are rented, higher than the combined 43.9% owned outright or with a mortgage. Its 58.3% apartment share and 24.3% separate-house share place it closer to Parramatta than leafier Oatlands, while six schools give it a stronger family-services layer than many apartment-heavy suburbs. The 49.5% overseas-born share is 27.9 points above the national level, and household income sits at the 59.7 percentile, supporting a mixed inner-western Sydney profile.
Population
12,064
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,703/wk
DAs (12 months)iDevelopment Applications lodged in the past year
63
Median House
$742K
2024-2025 (PSI derived)
Homebuyers get a compact, apartment-led market rather than a detached-house suburb. The median house price is $742,500, while the latest price series reached $800,000 in 2025, 18.0% higher than 2024. The dwelling mix explains the buyer pool: 58.3% apartments, 17.3% semi-detached homes and only 24.3% separate houses. Two-bedroom homes dominate at 47.1%, compared with 10.7% at 4 or more bedrooms, so families wanting larger floorplans face tighter choice. Mortgage costs use 27.9% of income, below stress settings.
For Buyers
Homebuyers get a compact, apartment-led market rather than a detached-house suburb. The median house price is $742,500, while the latest price series reached $800,000 in 2025, 18.0% higher than 2024. The dwelling mix explains the buyer pool: 58.3% apartments, 17.3% semi-detached homes and only 24.3% separate houses. Two-bedroom homes dominate at 47.1%, compared with 10.7% at 4 or more bedrooms, so families wanting larger floorplans face tighter choice. Mortgage costs use 27.9% of income, below stress settings.
For Investors
North Parramatta is built for rental depth, with 56.1% of dwellings rented, higher than the 26.4% under mortgage and 17.5% owned outright. Median rent is $390 a week, while vacancy is elevated at 9.8%, so asset selection matters more than simply buying into demand. The apartment share of 58.3% points to a broad tenant pool, but also more competing stock. Development activity is notable, with 60 applications in 12 months, and forecast migration is led by overseas inflow of 927 people a year compared with internal outflow of 922.
Development Activity
Total DAs
287
Last 12 Months
63
YoY ChangeiYear-over-year change in DA lodgements
+40.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Parramatta iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tara Anglican School for Girls
K-12 · 979 students
The King's School
K-12 · 2150 students
Redeemer Baptist School
K-12 · 549 students
St Monica's Primary School
K-6 · 195 students
Burnside Public School
K-6 · 218 students
Demographics
North Parramatta skews educated and internationally connected. The median age is 38, which is 2.0 years below the national benchmark, while 50.0% of residents hold university qualifications, 19.9 points above national. Overseas-born residents make up 49.5%, 27.9 points higher than national, with Chinese and Indian ancestry counts of 1,334 and 1,166 sitting behind English at 2,026. Household size is 2.3, slightly below national by 0.2, because apartment living and smaller households are more common than in outer family suburbs.
Age Distribution
Bedrooms
Dwelling Structure
24.3%
Houses
17.3%
Townhouse
58.3%
Apartment
Tenure
The housing market has moved sharply in the short price series, rising from $678,000 in 2024 to $800,000 in 2025, an 18.0% lift, with the latest quarter matching the peak and sitting 0.0% below it. Tenure is more rental than ownership: 56.1% rent, compared with 26.4% mortgaged and 17.5% owned outright. The built form is similarly tilted, with apartments at 58.3% versus separate houses at 24.3%. Because 47.1% of homes have 2 bedrooms and only 10.7% have 4 or more, larger dwellings carry relative scarcity.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,054
Rent / wk
$390
HH Size
2.3
Personal Income / wk
$874
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.8%
Unoccupied
505
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.5%
Couples, no children
8,595
Total families
Economy & Employment
The workforce has a strong services and knowledge base. Healthcare leads at 17.0% of jobs, followed by Education at 12.0%, Professional/Tech at 11.9%, Public Admin at 8.1% and Finance at 7.7%. Professionals are the largest occupation group at 1,863, higher than Clerical/Admin at 892 and Managers at 703. The SEIFA pattern is uneven: IEO decile 9 and IRSAD decile 7 point to above-average education and advantage, but IER decile 2 and IRSD decile 5 show lower household resources. Unemployment is 6.9% and participation is 52.1%.
Unemployment
3.9%
Labour Force
16,249
Unemployed
627
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.5%
Part-time
21.6%
Participation
52.1%
Employed
4,847
Occupations
Top Industries
University
50.0%
Postgraduate
15.7%
Born Overseas
49.5%
Dwellings
4,652
Transport to Work
Livability is strongest for households prioritising schools and road access over rail-style commuting. Six local schools span ICSEA 1077 to 1175, led by Tara Anglican School for Girls at 1175, The King's School at 1163 and Redeemer Baptist School at 1141, giving the suburb a higher academic-services profile than many rental-heavy apartment areas. Transport is car-led: 77.0% drive, far above 7.1% using public transport, while 9.9% walk or cycle. IRSAD decile 7 supports a generally advantaged setting, but daily convenience depends on parking and exact street position.
Drive
77.0%
Public Transport
7.1%
Walk / Cycle
9.9%
Work from Home
N/A
Population Forecast
+0.87%/yr
(+206 people/yr)
EstablishedGrowth is steady rather than explosive. The trend forecast adds 206 people a year, equal to 0.87% annually, taking the medium population path to 25,471 by 2031. Migration explains the churn: overseas migration is the primary driver, with average net overseas inflow of 927 a year compared with net internal outflow of 922. The 10-year population change is 12.9%, but the current gentrification reading is score 14 and stage Not gentrifying, lower than the separate shift signal of score 45, Active. Rent growth of 20.6% adds pressure for tenants.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+927
Net Internal / yr
-922
Gentrification Signal
Not gentrifying
Population +12% since 2011, Net internal outflow -922/yr, Strong overseas inflow +927/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Parramatta compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Parramatta a good suburb to live in?
Yes for buyers and renters who want schools, apartments and access to Parramatta without being in the CBD core. It has 6 schools, 58.3% apartments and household income at the 59.7 percentile, but car use at 77.0% is much higher than public transport at 7.1%.
What is the median house price in North Parramatta?
The median house price is $742,500, with the latest price series showing $800,000 in 2025 compared with $678,000 in 2024. That is an 18.0% rise over the recorded period, with the latest price equal to the peak rather than below it.
What schools are in North Parramatta?
North Parramatta has 6 listed schools across Independent, Catholic and Government sectors. The highest ICSEA schools are Tara Anglican School for Girls at 1175, The King's School at 1163 and Redeemer Baptist School at 1141, with enrolments of 979, 2,150 and 549.
Is North Parramatta safe?
A suburb-level crime rate per 1,000 is not available, so it should not be ranked above or below nearby Parramatta on crime statistics alone. Practical checks still matter: 77.0% of commuters drive and 9.9% walk or cycle, so inspect lighting, parking and routes at night.
Is North Parramatta good for property investment?
It has strong rental-market fundamentals, with 56.1% of dwellings rented and median rent at $390 a week. The caution is vacancy at 9.8%, higher than many tight markets, so investors should compare individual buildings, fees and competing apartment supply.
How is North Parramatta's population changing?
The forecast trend is moderate, adding 206 people a year or 0.87% annually, with the medium path reaching 25,471 by 2031. Overseas migration is the main driver at 927 net people a year, compared with a net internal outflow of 922.
What languages are spoken in North Parramatta?
The suburb is highly multilingual, with 49.5% of residents born overseas, which is 27.9 points above national. Common non-English language groups include Arabic with 356 speakers, Mandarin with 289, Hindi with 238, Persian with 177 and Cantonese with 173.
How much development is happening in North Parramatta?
Development activity is relatively active, with 60 applications recorded over 12 months. Samples include school demolition work, a 1-dwelling alteration or change-of-use proposal, and a 2-dwelling detached dual occupancy, so change is occurring across civic and residential sites.
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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