Northmead
Northmead reads as a Parramatta fringe suburb where education and health employment matter more than nightlife: 47.5% of adults hold a university qualification, 17.4 points above the national share, and healthcare employs 19.9% of workers. Its 11,261 residents sit between higher density Parramatta and more detached-home Winston Hills, with 49.1% separate houses and 31.5% apartments. Household income is at the 71.9 percentile, so demand is supported because wages are above average.
Population
11,261
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,924/wk
DAs (12 months)iDevelopment Applications lodged in the past year
107
Median House
$1.1M
2024-2025 (PSI derived)
Homebuyers get a mixed built form rather than a pure house market: 49.1% separate houses, 19.4% semi-detached homes and 31.5% apartments. The median house price is $1,057,500, below many hillier parts of the Hills district but not cheap, while the latest price is 4.9% higher than 2024. Mortgage payments average $2,300 a month and take 27.6% of income, so stress is lower than a classic mortgage-belt setting because household income sits in the 71.9 percentile.
For Buyers
Homebuyers get a mixed built form rather than a pure house market: 49.1% separate houses, 19.4% semi-detached homes and 31.5% apartments. The median house price is $1,057,500, below many hillier parts of the Hills district but not cheap, while the latest price is 4.9% higher than 2024. Mortgage payments average $2,300 a month and take 27.6% of income, so stress is lower than a classic mortgage-belt setting because household income sits in the 71.9 percentile.
For Investors
Investors should read Northmead as an established rental market with active renewal. Renters make up 34.5% of households, above a low-turnover owner suburb, and weekly rent is $420. Vacancy is high at 8.8%, so leasing assumptions need to be more conservative than in tighter markets. The 96 development applications in 12 months point to subdivision and dual occupancy pressure, because infill is one of the main ways supply can grow in a 4.29 sq km suburb.
Development Activity
Total DAs
453
Last 12 Months
107
YoY ChangeiYear-over-year change in DA lodgements
+59.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Northmead iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Northmead Public School
K-6 · 614 students
Northmead Creative and Performing Arts High School
7-12 · 1239 students
Demographics
Northmead's age profile is close to middle Australia, with a median age of 39, 1.0 year below the national benchmark. Education is the bigger marker: 47.5% university attainment is 17.4 percentage points above national, helping explain the 19.9% healthcare and 12.3% education workforce shares. Overseas-born residents are 36.0%, 14.4 points above national, with English, Irish, Chinese and Scottish ancestries alongside Mandarin, Arabic, Persian, Korean and Cantonese speakers.
Age Distribution
Bedrooms
Dwelling Structure
49.1%
Houses
19.4%
Townhouse
31.5%
Apartment
Tenure
The housing stock is split enough to give price points at several life stages: 40.5% of dwellings have 3 bedrooms, 25.1% have 4 or more, and 29.0% have 2. Ownership is balanced, with 27.7% owned outright, 37.7% mortgaged and 34.5% rented, higher rental exposure than a purely family-owner suburb. Prices rose from $1,025,000 in 2024 to $1,075,000 in 2025, a 4.9% lift, because medium-density stock sits beside older detached homes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,300
Rent / wk
$420
HH Size
2.5
Personal Income / wk
$941
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.8%
Unoccupied
420
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.2%
Couples, no children
9,126
Total families
Economy & Employment
Northmead's workforce leans into public-facing and knowledge sectors. Healthcare leads at 19.9% of workers, followed by education at 12.3%, professional/tech at 10.2%, construction at 7.8% and public admin at 7.2%. Occupations are above average in skill terms, with 1,713 professionals, 844 clerical/admin workers and 779 managers. SEIFA confirms the split: education and occupation rank in decile 9, while economic resources sit lower in decile 3, because income strength is offset by housing costs and renter share.
Unemployment
2.3%
Labour Force
14,867
Unemployed
349
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.6%
Part-time
25.1%
Participation
53.3%
Employed
4,592
Occupations
Top Industries
University
47.5%
Postgraduate
14.0%
Born Overseas
36.0%
Dwellings
4,344
Transport to Work
Two Government schools anchor family routines: Northmead Public School has ICSEA 1082 and 614 students, while Northmead Creative and Performing Arts High School has ICSEA 1069 and 1,239 students, giving 2 schools and an ICSEA range of 1069 to 1082. Car use is higher than public transport, with 82.0% driving and 5.6% using transit, because the suburb is not rail-centred like Parramatta. IRSAD decile 8 is above average, supporting day-to-day amenity and services.
Drive
82.0%
Public Transport
5.6%
Walk / Cycle
5.9%
Work from Home
N/A
Population Forecast
+1.25%/yr
(+273 people/yr)
EstablishedGrowth is steady rather than speculative. The trend path adds 1.25% a year, about 273 people annually, with the medium forecast rising from 22,505 in 2026 to 23,868 in 2031. Migration is the key driver because overseas inflow averages +859 a year while internal migration is -708 a year, a pattern more replacement-led than purely local upgrading. Gentrification is tagged Early signs with a score of 27, and rent growth of 13.5% sits above subdued population churn.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+859
Net Internal / yr
-708
Gentrification Signal
Early signs
Population +20% since 2011, Net internal outflow -708/yr, Strong overseas inflow +859/yr, COVID recovered (-6% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Northmead compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Northmead a good suburb to live in?
Yes, Northmead suits buyers who want established services, 2 local Government schools and a household income profile in the 71.9 percentile. Car reliance is higher than transit use, with 82.0% driving, so it fits households comfortable with road-based commuting.
What is the median house price in Northmead?
The median house price is $1,057,500, with the latest recorded median at $1,075,000 in 2025. That is 4.9% higher than 2024, so buyers should treat Northmead as a million-dollar market rather than an entry-level option.
What schools are in Northmead?
Northmead has 2 local Government schools: Northmead Public School, with ICSEA 1082 and 614 enrolments, and Northmead Creative and Performing Arts High School, with ICSEA 1069 and 1,239 enrolments. The ICSEA range sits above 1000.
Is Northmead safe?
No local crime rate per 1,000 is available, so safety should be checked against current NSW crime maps and the exact street. For context, Northmead has 11,261 residents, 2 schools and IRSAD decile 8, which is above average socio-economic advantage.
Is Northmead good for property investment?
Northmead has investment appeal because 34.5% of households rent, weekly rent is $420 and 96 development applications were recorded in 12 months. The caution is vacancy at 8.8%, higher than a tight rental market, so lease-up risk matters.
How is Northmead's population changing?
Northmead's suburb population is 11,261, while the forecast path reaches 23,868 by 2031. Annual growth is 1.25%, or 273 people, driven more by +859 overseas migration than -708 internal migration.
What languages are spoken in Northmead?
English is joined by Mandarin 195, Arabic 165, Persian 138, Korean 132 and Cantonese 127 speakers. Overseas-born residents are 36.0%, which is 14.4 percentage points above the national share, so multilingual services matter.
Is there much development in Northmead?
Yes. There were 96 development applications in 12 months, higher than a quiet fully built-out suburb. Recent examples include subdivision and a 2-dwelling dual occupancy, showing infill demand because land is scarce across 4.29 sq km.
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.
Explore Northmead on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map