North Willoughby
Household income in the 92.2nd percentile nationally and all four SEIFA indexes at decile 9-10 tell the same story: North Willoughby occupies the upper tier of Sydney's Lower North Shore. The median house price of $3,077,500 sits well above the NSW state median, yet the suburb's 4,161 residents have genuine paying capacity, with weekly family income of $3,150. The overseas-born share of 37.1% runs 15.5 percentage points above the national average, and university qualifications reach 61%, which is 30.9 points above national. At 0.93 km2 this is a compact pocket where 52.3% of dwellings are separate houses, making detached properties comparatively scarce and price pressure persistent.
Population
4,161
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,488/wk
DAs (12 months)iDevelopment Applications lodged in the past year
50
Median House
$3.1M
2024-2025 (PSI derived)
The median house price of $3,077,500 places North Willoughby firmly in Sydney's luxury tier, with prices rising from $2,900,000 in 2024 to $3,200,000 in 2025, a gain of 10.3% in one year. Monthly mortgage repayments average $3,275, giving a mortgage-to-income ratio of 30.4%, which crosses the stress threshold even at the 92.2nd-percentile household income of $2,488 per week. Separate houses account for 52.3% of dwellings, higher than many nearby suburbs, while apartments make up 29.4% and semi-detached 16.9%. Three-bedroom homes represent 29.3% of stock and four-plus bedroom homes 32.1%, so supply leans toward family-sized properties. Outright owners at 39.1% outnumber mortgage holders at 27.3%, a pattern typical of established-wealth suburbs where long-term holders dominate turnover.
For Buyers
The median house price of $3,077,500 places North Willoughby firmly in Sydney's luxury tier, with prices rising from $2,900,000 in 2024 to $3,200,000 in 2025, a gain of 10.3% in one year. Monthly mortgage repayments average $3,275, giving a mortgage-to-income ratio of 30.4%, which crosses the stress threshold even at the 92.2nd-percentile household income of $2,488 per week. Separate houses account for 52.3% of dwellings, higher than many nearby suburbs, while apartments make up 29.4% and semi-detached 16.9%. Three-bedroom homes represent 29.3% of stock and four-plus bedroom homes 32.1%, so supply leans toward family-sized properties. Outright owners at 39.1% outnumber mortgage holders at 27.3%, a pattern typical of established-wealth suburbs where long-term holders dominate turnover.
For Investors
North Willoughby's rental market shows a 33.5% renter share against weekly rent of $590. At the $3,077,500 median price, that implies a gross yield near 1.0%, among the lowest in metropolitan Sydney, so investment returns depend almost entirely on capital growth. The vacancy rate of 7.1% is elevated compared to the broader Sydney market, signalling modest rental competition in the current stock. Overseas migration drives the suburb's population gains at a net 213 arrivals per year while internal migration removes 43 annually, keeping demand real rather than speculative. Development activity logged 47 applications in the past 12 months, with dual-occupancy and dwelling alterations among the sample, indicating incremental densification rather than large-scale new supply that would dilute yield.
Development Activity
Total DAs
250
Last 12 Months
50
YoY ChangeiYear-over-year change in DA lodgements
-12.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 40 matches the national figure exactly, though the underlying composition differs. Overseas-born residents account for 37.1%, which is 15.5 percentage points above the national average, driven by English (1,145), Chinese (715) and Irish (476) ancestry groups alongside smaller Japanese, Italian and Greek language communities. University qualifications stand at 61.0%, which is 30.9 points above national, placing North Willoughby at the highest educational tier. Average household size of 2.7 is 0.2 above national, consistent with the couples-with-children profile: 1,667 families are couples with children compared to 701 couples without. Volunteering sits at 16.8% and only 4.8% of residents need daily assistance, both signs of a socially active, largely independent population.
Age Distribution
Bedrooms
Dwelling Structure
52.3%
Houses
16.9%
Townhouse
29.4%
Apartment
Tenure
Tenure is weighted toward ownership: 39.1% own outright, 27.3% carry a mortgage and 33.5% rent. Outright owners substantially outnumber mortgage holders, consistent with the established-wealth character and long average hold periods. The stock skews toward larger homes, with 4-plus bedroom dwellings at 32.1% and 3-bedroom at 29.3%, while 2-bedroom properties account for 34.3%. Separate houses make up 52.3% of all dwellings, higher than many comparable inner-ring suburbs. Prices rose from $2,900,000 in 2024 to $3,200,000 in 2025, a 10.3% annual gain. Rent stress is absent at 23.7% rent-to-income, but mortgage stress is triggered at 30.4% mortgage-to-income, a recurring tension in ultra-premium markets where even high-income buyers are stretched by the entry price.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,275
Rent / wk
$590
HH Size
2.7
Personal Income / wk
$1,067
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.1%
Unoccupied
114
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.4% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.9%
Couples, no children
3,524
Total families
Economy & Employment
The local workforce concentrates in the highest-paying knowledge industries: Professional and Technical services lead at 21.2% (333 workers), Finance at 13.7% (215) and Healthcare at 12.7% (199), with Education at 7.9% and Retail at 5.8%. By occupation, Professionals (766) and Managers (411) dominate, which aligns with the decile 10 IEO score for education and occupation advantage. The unemployment rate is low at 3.8% and the full-time employment rate is 65.4%. Real income growth of 10.6% over the decade demonstrates sustained earnings momentum. All four SEIFA indexes sit at decile 9 or 10 nationally, confirming the suburb ranks among Australia's most advantaged, though the IER score at decile 9 rather than 10 reflects that a third of residents still rent rather than own substantial assets.
Unemployment
5.1%
Labour Force
7,254
Unemployed
368
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.4%
Part-time
30.8%
Participation
58.0%
Employed
1,816
Occupations
Top Industries
University
61.0%
Postgraduate
17.0%
Born Overseas
37.1%
Dwellings
1,493
Transport to Work
Car use is high at 72.8% of commuters, above the inner-city norm, though 10.6% use public transport and 10.3% walk or cycle, reasonable for a suburb at this density. The suburb scores decile 10 on IRSAD, IEO and IRSD, the top advantage tier nationally, meaning deprivation is virtually absent. Rent-to-income at 23.7% keeps tenants comfortable well below the 30% stress threshold. No schools are recorded inside the 0.93 km2 boundary in this dataset, so families draw on institutions in neighbouring Willoughby and Chatswood. The volunteering rate of 16.8% indicates genuine community engagement rather than passive residency. At 4,452 residents per km2 the suburb is moderately dense for the Lower North Shore, supporting local amenity without the congestion typical of higher-density precincts.
Drive
72.8%
Public Transport
10.6%
Walk / Cycle
10.3%
Work from Home
N/A
Population Forecast
+0.68%/yr
(+94 people/yr)
EstablishedNorth Willoughby's population grew 11.7% over the decade to 2021 and continues expanding at an estimated 0.68% per year, adding roughly 94 residents annually. Medium forecasts project the broader area reaching approximately 14,094 by 2031, up from 13,771 in 2025. Overseas migration is the primary driver at net 213 arrivals per year, offsetting internal outflow of 43 annually. Rent growth of 20.2% over the period runs well above CPI, reflecting genuine demand pressure in a suburb with constrained land supply at just 0.93 km2. The gentrification score of 14 places the area in the not-gentrifying category because it already occupies the top advantage tier, leaving little room to ascend further. Population stability alongside price appreciation points to a hold-and-inherit ownership culture rather than speculative churn.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+213
Net Internal / yr
-43
Gentrification Signal
Not gentrifying
Population +12% since 2011, Strong overseas inflow +213/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Willoughby compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Willoughby a good suburb to live in?
North Willoughby scores decile 10 on IRSAD, IEO and IRSD nationally, the top advantage tier across three of four SEIFA indexes. Household income sits in the 92.2nd percentile nationally and university qualifications reach 61%, which is 30.9 points above the national average. The trade-off is a $3,077,500 median house price and a mortgage-to-income ratio of 30.4%, which strains budgets even at high incomes.
What is the median house price in North Willoughby?
The median house price is $3,077,500, placing the suburb in Sydney's luxury tier. Prices rose from $2,900,000 in 2024 to $3,200,000 in 2025, a 10.3% gain in one year. Weekly rent averages $590 and monthly mortgage repayments run approximately $3,275.
What schools are in North Willoughby?
No schools are recorded inside North Willoughby's 0.93 km2 boundary in this dataset. Families typically access schools in neighbouring Willoughby and Chatswood. The local population is highly educated, with 61% holding university qualifications, which is 30.9 points above the national average.
Is North Willoughby safe?
Detailed crime statistics are not available for North Willoughby in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier nationally, and only 4.8% of its 4,161 residents need daily assistance, both consistent with a low-disadvantage, low-crime environment typical of the Lower North Shore.
Is North Willoughby good for property investment?
Weekly rent of $590 against a $3,077,500 median implies a gross yield near 1.0%, very low by any measure, and the 7.1% vacancy rate signals limited rental competition. Net overseas migration of 213 a year supports demand, and the 10.3% price rise from 2024 to 2025 shows capital growth potential, but returns depend on price appreciation rather than yield.
How is North Willoughby's population changing?
The suburb grew 11.7% over the decade to 2021 and currently adds roughly 94 residents per year at 0.68% annual growth. Overseas migration is the main driver at net 213 arrivals annually, partially offset by internal outflow of 43 per year. Medium forecasts project the broader area reaching around 14,094 by 2031, up from 13,771 in 2025.
What languages are spoken in North Willoughby?
About 37.1% of residents were born overseas, which is 15.5 percentage points above the national average. The main non-English languages are Mandarin (125 speakers), Cantonese (95), Japanese (38), Italian (30) and Greek (27), reflecting the suburb's strong Chinese, Japanese and European ancestry communities.
How much development is happening in North Willoughby?
There were 47 development applications lodged in the past 12 months. Recent examples include dual-occupancy complying development and dwelling alterations, pointing to incremental densification rather than large-scale new supply. At 0.93 km2 the suburb has limited land available, which constrains new housing stock and supports price resilience.
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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