North Parramatta
Apartment living and overseas migration shape North Parramatta more than detached housing: 58.3% of dwellings are apartments, 54.5% are rented, and 49.5% of residents were born overseas. Its population is 12,064, with a median age of 38, which is 2 years younger than the national figure. Compared with Parramatta, buyers should expect a more apartment-oriented search, supported by a household income at the 59.7th percentile nationally. The employment base is anchored by healthcare, education and professional or technical work, representing 17.0%, 12.0% and 11.9% of jobs. This combination supports a substantial renter and professional population because smaller dwellings align with an average household size of 2.3.
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
69
North Parramatta suits buyers prioritising apartments or compact homes over detached stock. Two-bedroom dwellings account for 47.1% of homes and three-bedroom dwellings 35.0%, while separate houses represent only 24.3% compared with 58.3% apartments. The $2,054 monthly mortgage figure equals 27.9% of household income, higher than the 22.9% rent-to-income measure, so buyers should test both repayments and strata costs. A 2.3-person average household helps explain the strong fit for singles, couples and smaller families. Compared with more detached parts of the Parramatta area, address-level building quality, parking and owners corporation costs will matter more than land size alone.
For Buyers
North Parramatta suits buyers prioritising apartments or compact homes over detached stock. Two-bedroom dwellings account for 47.1% of homes and three-bedroom dwellings 35.0%, while separate houses represent only 24.3% compared with 58.3% apartments. The $2,054 monthly mortgage figure equals 27.9% of household income, higher than the 22.9% rent-to-income measure, so buyers should test both repayments and strata costs. A 2.3-person average household helps explain the strong fit for singles, couples and smaller families. Compared with more detached parts of the Parramatta area, address-level building quality, parking and owners corporation costs will matter more than land size alone.
For Investors
North Parramatta has a renter-majority market, with 54.5% renting compared with 17.0% owning outright. Weekly rent is $390 and vacancy is 9.8%, giving investors a reason to assess leasing competition carefully rather than assume every apartment will perform alike. Development activity is also material, with 69 applications recorded over 12 months, including a dual occupancy proposal for 2 dwellings. Rent growth of 20.6% adds to the case for monitoring tenant demand, while overseas migration is the primary growth driver. Compared with owner-led suburbs, the stronger rental orientation can support liquidity, but apartment supply and building-level amenity remain important because 58.3% of dwellings are apartments.
Development Activity
Total DAs
305
Last 12 Months
69
YoY ChangeiYear-over-year change in DA lodgements
+56.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Parramatta
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
North Parramatta is younger and more internationally connected than the national average. The median age is 38, or 2 years below the national figure, while 49.5% of residents were born overseas, 27.9 percentage points above the national share. University attendance or attainment is 50.0%, which is 19.9 percentage points above national levels. English, Chinese and Indian are the leading named ancestries at 2,026, 1,334 and 1,166 people, while Arabic, Mandarin and Hindi are prominent languages with counts of 356, 289 and 238. The average household size is 2.3, 0.2 below national levels, helping explain demand for two-bedroom homes. Compared with Parramatta, the suburb shares a metropolitan migrant profile but has a smaller household structure.
Age Distribution
Bedrooms
Dwelling Structure
24.3%
Houses
17.3%
Townhouse
58.3%
Apartment
Tenure
North Parramatta is defined by apartments and renting rather than detached ownership. Apartments make up 58.3% of dwellings, separate houses 24.3% and semi-detached homes 17.3%. Renting accounts for 54.5%, compared with 25.6% paying a mortgage and 17.0% owning outright. The largest bedroom categories are two-bedroom homes at 47.1% and three-bedroom homes at 35.0%, which aligns with an average household size of 2.3. Density is 2,288.4 people per square kilometre across 5.27 square kilometres, helping explain the compact housing pattern. Compared with Parramatta, buyers should give greater weight to strata records, lift and parking provision, because apartment conditions can vary sharply between buildings. Vacancy is 9.8%, so leasing and resale decisions need to be building-specific.
Mortgage / mo
$2,054
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $390.
$650
Bond data Jun 2026 · houses $800 · units $620
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
45.2%
Couples with children
33.9%
Couples, no children
18.1%
Single parent
2,955
Total families
Economy & Employment
North Parramatta has a service-based economy led by healthcare at 17.0% of jobs, education at 12.0%, professional or technical work at 11.9%, public administration at 8.1% and finance at 7.7%. Occupations are led by professionals with 1,863 workers, followed by clerical and administrative roles at 892 and managers at 703. Labour force participation is 59.0%, unemployment is 6.1% and full-time employment is 62.5%. The SEIFA results are uneven: education and occupation rank in decile 9, while economic resources rank in decile 2; IRSAD is decile 7 and IRSD is decile 5. The higher education standing alongside lower economic-resource standing suggests credentialed households can still face cost or housing pressures. Compared with a uniformly affluent area, this split points to mixed purchasing power.
Unemployment
6.1%
Labour Force
5,901
Unemployed
361
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.5%
Part-time
25.0%
Participation
59.0%
Employed
5,540
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
50.0%
Postgraduate
15.7%
Born Overseas
49.5%
Dwellings
4,652
Transport to Work
North Parramatta is well suited to households with flexible work patterns, as 53.2% work from home, while 36.0% drive to work, 3.3% use public transport and 4.6% walk or cycle. Two nearby schools are government primary schools, giving families local primary options, although enrolment zones should be checked against the exact address. The IRSAD result is decile 7, above the midpoint, while the median age of 38 is 2 years below the national figure. A 6.8% need-assistance rate indicates that accessible services matter for some households. Compared with more car-dependent outer suburbs, the apartment mix and high work-from-home share make building connectivity, parking and local daily services especially important. Current police information and street-level inspection are sensible parts of any safety decision.
Drive
36.0%
Public Transport
3.3%
Walk / Cycle
4.6%
Work from Home
53.2%
Population Forecast
+0.87%/yr
(+206 people/yr)
EstablishedGrowth across the wider area runs at 0.87% annually and is driven primarily by overseas migration. Population change is 12.9% over 10 years, while the trajectory is labelled Mixed, indicating steady expansion rather than a uniformly accelerating cycle. Housing pressure is visible in 20.6% rent growth and affordability shifting from 55.3 in 2011 to 43.4 in 2021. Gentrification signals are also mixed: one reading places the suburb at score 14 and stage Not gentrifying, while the broader shift measure records score 45 and stage Active. Compared with a clear redevelopment upswing, North Parramatta looks more like an established area absorbing new residents through apartments and migration. The 69 development applications in 12 months reinforce that supply and construction activity will remain relevant.
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?
North Parramatta can suit residents who value apartments, local services and a strong work-from-home pattern. Apartments represent 58.3% of dwellings, 53.2% work from home and two nearby primary schools are government-operated. Compared with detached-house suburbs, it is better suited to compact urban living, but parking, strata quality and street context should be checked carefully.
What is the median house price in North Parramatta?
A current median house price should be checked against recent sales because the housing mix is apartment-led: 58.3% of dwellings are apartments and 24.3% are separate houses. Weekly rent is $390 and the recorded mortgage payment is $2,054 per month. These figures help with budgeting, but they do not replace a current house price review.
What schools are in North Parramatta?
North Parramatta has two nearby government primary schools: Burnside Public School and Parramatta North Public School. Families should confirm the enrolment zone for the exact address because school boundaries can differ from suburb boundaries. The local housing mix also matters, with 47.1% of homes containing 2 bedrooms and 35.0% containing 3 bedrooms.
Is North Parramatta safe?
No single safety rating should decide an address. Review recent police incidents and inspect the street at different times, particularly around apartment entries, parking and transport routes. North Parramatta records a 6.8% need-assistance rate, but that measures support needs rather than crime. Compared with relying on a suburb-wide label, address-level checks provide more useful context.
Is North Parramatta good for property investment?
It can suit investors seeking a renter-oriented market, with 54.5% renting, $390 weekly rent and a 9.8% vacancy rate. There were 69 development applications over 12 months, while rent growth was 20.6%. Compared with owner-led suburbs, rental demand may be broader, but apartment supply, strata costs and building quality should be assessed before purchase.
How is North Parramatta's population changing?
North Parramatta has a current population of 12,064. Growth across the wider area runs at 0.87% annually and population change is 12.9% over 10 years, with overseas migration the primary driver. The trajectory is Mixed, so change is positive but not uniform. The 49.5% overseas-born share helps explain why migration remains important to local demand.
Is there much development in North Parramatta?
Development activity is material, with 69 applications recorded over 12 months. One example is an attached dual occupancy proposal involving 2 dwellings, alongside applications for a new structure and a place of public worship. Compared with a static established suburb, this level of activity supports checking construction impacts, future supply and the planning history of any nearby property.
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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