Primbee
With 42.3% of households owning their home outright, Primbee sits above typical suburban debt-free ownership rates, yet median household income is at the 34.1st percentile nationally. The median age of 44 is 4 years above the national figure, and the demographic trajectory is aging, with the senior share up 3.7 points over the decade while the working-age share shrank 2.1 points. Median house price reached $1,115,000 in 2025, up 15.5% from $965,000 in 2024, a sharp one-year gain in a suburb with SEIFA IRSAD decile of 2.
Population
1,623
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,341/wk
DAs (12 months)iDevelopment Applications lodged in the past year
17
Median House
$1.1M
2024-2025 (PSI derived)
The median house price hit $1,115,000 in 2025, up 15.5% from $965,000 in 2024. Separate houses dominate at 81.5% of dwellings, so buyers compete largely for detached stock. Three-bedroom homes account for 46.4% and four-plus-bedroom homes for 27.6%. Monthly mortgage repayments average $1,904, but the mortgage-to-income ratio of 32.8% crosses the 30% stress threshold because local incomes sit at the 34.1st percentile nationally. The 42.3% outright ownership rate points to a long-tenure owner base rather than active first-home-buyer churn.
For Buyers
The median house price hit $1,115,000 in 2025, up 15.5% from $965,000 in 2024. Separate houses dominate at 81.5% of dwellings, so buyers compete largely for detached stock. Three-bedroom homes account for 46.4% and four-plus-bedroom homes for 27.6%. Monthly mortgage repayments average $1,904, but the mortgage-to-income ratio of 32.8% crosses the 30% stress threshold because local incomes sit at the 34.1st percentile nationally. The 42.3% outright ownership rate points to a long-tenure owner base rather than active first-home-buyer churn.
For Investors
A 31.5% renter share and weekly rent of $350 give landlords a tenant pool, but against the $1,115,000 median the implied gross yield is about 1.6%, below most investor benchmarks. The 9.0% vacancy rate is elevated compared to tighter NSW markets. Development ran to 14 applications in 12 months, focused on alterations rather than new supply. Net overseas arrivals of 32 per year offset internal outflow of 18, leaving thin growth. With annual population trend at -0.09% and a 10-year change of 1.5%, the investment case rests on the 15.5% one-year capital gain rather than rental yield.
Development Activity
Total DAs
108
Last 12 Months
17
YoY ChangeiYear-over-year change in DA lodgements
+13.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Primbee iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Primbee Public School
K-6 · 88 students
Demographics
The median age of 44 is 4.0 years above the national figure. Overseas-born residents are 19.2%, which is 2.4 percentage points below the national average, consistent with Anglo-Celtic ancestry led by English (519), Irish (158) and Scottish (144). Italian ancestry (117 residents) adds a Mediterranean thread. University qualifications at 24.2% sit 5.9 points below national, reflecting a trade and service-sector workforce. Average household size of 2.4 is below national average, in line with the aging profile where couples without children account for 26.6% of families.
Age Distribution
Bedrooms
Dwelling Structure
81.5%
Houses
10.6%
Townhouse
7.9%
Apartment
Tenure
Tenure splits as follows: 42.3% own outright, 26.1% hold a mortgage and 31.5% rent. Outright owners outnumbering mortgage holders signals long-tenure residents rather than recent buyers. The stock is 81.5% separate houses, with semi-detached at 10.6% and apartments at just 7.9%. Three-bedroom homes dominate at 46.4% and four-plus-bedroom at 27.6%. Median house price rose from $965,000 in 2024 to $1,115,000 in 2025, a 15.5% one-year gain. Rent-to-income at 26.1% stays below the 30% stress threshold, whereas mortgage-to-income at 32.8% crosses it.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,904
Rent / wk
$350
HH Size
2.4
Personal Income / wk
$669
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.0%
Unoccupied
64
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.8% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.6%
Couples, no children
1,261
Total families
Economy & Employment
Healthcare leads at 19.0% (81 workers), followed by Education at 14.8% (63) and Construction at 11.0% (47). By occupation, Professionals lead (120), ahead of Clerical/Admin (101) and Community/Personal Services (79). Unemployment at 5.5% is above the national rate, and the participation rate of 45.5% is low because 585 residents are not in the labour force, a direct consequence of the older median age. SEIFA places Primbee at decile 2 on both IRSD and IRSAD, in the lower 20% nationally. Weekly household income of $1,341 sits at the 34.1st percentile, below the national median.
Unemployment
9.9%
Labour Force
1,845
Unemployed
182
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.2%
Part-time
32.3%
Participation
45.5%
Employed
582
Occupations
Top Industries
University
24.2%
Postgraduate
6.9%
Born Overseas
19.2%
Dwellings
643
Transport to Work
At 91.1% car use for commuting, Primbee is more car-dependent than the national average, with only 2.8% using public transport and 0.9% walking or cycling. No schools are recorded within the suburb boundary. Crime data is not available. SEIFA IRSAD decile of 2 places Primbee in the lower 20% nationally, and 8.3% (130 residents) need daily assistance, above typical suburban rates and consistent with the older median age of 44. Volunteering runs at 9.4% and the 84.3% residential stability rate signals a settled, low-turnover population.
Drive
91.1%
Public Transport
2.8%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
-0.09%/yr
(-4 people/yr)
EstablishedAnnual population trend is -0.09%, roughly 4 fewer residents per year, against a 10-year change of 1.5%. The SA2 population of 4,224 in 2025 remains below the pre-COVID peak of 4,324 after a -2.4% dip. Medium forecasts project a slow decline to around 4,214 by 2031. Net overseas arrivals of 32 per year offset internal outflow of 18. The senior share is up 3.7 points over the decade while the working-age share fell 2.1 points, confirming an aging trajectory. The gentrification stage reads early signs, with real income growth of 25.7% and rent growth of 56.8% over the decade signalling some structural change.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+32
Net Internal / yr
-18
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Primbee compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Primbee a good suburb to live in?
Primbee suits owner-occupiers who value residential stability and a detached-house environment. The residential stability rate is 84.3% and 42.3% of households own their home outright. The trade-offs are a SEIFA IRSAD decile of 2, placing it in the lower 20% nationally for advantage, limited public transport at only 2.8% usage, and no schools within the suburb boundary.
What is the median house price in Primbee?
The median house price is $1,115,000, rising 15.5% from $965,000 in 2024 to $1,115,000 in 2025. Weekly rent averages $350 and monthly mortgage repayments run about $1,904, giving a mortgage-to-income ratio of 32.8%, which exceeds the 30% stress threshold relative to local incomes.
What schools are in Primbee?
No schools are recorded within the Primbee suburb boundary in this dataset. Families rely on schools in surrounding Wollongong LGA suburbs. University qualifications among Primbee residents stand at 24.2%, which is 5.9 percentage points below the national figure.
Is Primbee safe?
Detailed crime statistics are not available for Primbee in this dataset. As an indirect indicator, the suburb scores decile 2 on the IRSD index, meaning it ranks in the lower 20% nationally for relative disadvantage. About 8.3% of residents (130 people) need daily assistance, above typical suburban rates given the median age of 44.
Is Primbee good for property investment?
Weekly rent of $350 against a $1,115,000 median implies a gross yield of about 1.6%, below most investor benchmarks. The 9.0% vacancy rate is elevated compared to tighter NSW markets. Annual population growth is -0.09%, so rental demand growth is minimal. The 15.5% house price gain in 2024-2025 is the stronger investment signal.
How is Primbee's population changing?
The annual population trend is -0.09%, or roughly 4 fewer residents per year. The 10-year population change was 1.5%. The profile is aging, with the senior share up 3.7 points and the working-age share down 2.1 points over the decade. Medium forecasts project a slow decline to around 4,214 residents by 2031.
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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