Spring Farm
A 701.6% population increase over the decade makes Spring Farm one of the fastest-growing suburbs in New South Wales, powered by greenfield subdivision that pushed the housing stock to 93.9% detached houses with 75.3% having four or more bedrooms. Despite this explosive growth, household incomes at $2,403/week place residents in the 90.7th percentile nationally, and the mortgage-to-income ratio of 24.0% sits comfortably below the stress threshold. The median age of 30 is 10 years below the national figure, and the IER decile 10 (highest economic resources nationally) paired with IEO decile 6 reveals a suburb rich in household wealth but moderate in formal education credentials.
Population
9,868
Median Age
30.0
Household IncomeiMedian weekly household income (ABS Census)
$2,403/wk
DAs (12 months)iDevelopment Applications lodged in the past year
72
Median House
$1.0M
2024-2025 (PSI derived)
The $1,025,000 median house price rose 7.8% from $985,000 in 2024 to $1,062,250 in 2025. Nearly all stock is detached (93.9%), and 75.3% of homes have four or more bedrooms, so buyers get space that inner Sydney cannot offer at this price. Monthly mortgage repayments of $2,500 produce a mortgage-to-income ratio of 24.0%, well below the 30% stress line, because household incomes rank in the 90.7th percentile. The trade-off is transport: 92.5% of commuters drive and just 1.5% use public transport, reflecting limited rail and bus connectivity in this outer-fringe location. Only 10.8% own outright, typical for a new estate where most purchasers carry fresh mortgages.
For Buyers
The $1,025,000 median house price rose 7.8% from $985,000 in 2024 to $1,062,250 in 2025. Nearly all stock is detached (93.9%), and 75.3% of homes have four or more bedrooms, so buyers get space that inner Sydney cannot offer at this price. Monthly mortgage repayments of $2,500 produce a mortgage-to-income ratio of 24.0%, well below the 30% stress line, because household incomes rank in the 90.7th percentile. The trade-off is transport: 92.5% of commuters drive and just 1.5% use public transport, reflecting limited rail and bus connectivity in this outer-fringe location. Only 10.8% own outright, typical for a new estate where most purchasers carry fresh mortgages.
For Investors
Renters make up 26.3% of households, with median weekly rent of $510 and vacancy at a tight 2.6%. Gross yield sits around 2.6% ($510/week on $1,025,000), low by national standards but consistent with high-growth fringe estates where capital gains are the primary return driver. 68 development applications in 12 months confirm ongoing supply expansion, predominantly single dwellings via Complying Development Certificates. Internal migration adds 243 people per year, supplemented by 64 overseas arrivals, and the population is projected to reach 15,687 by 2031, a 33% increase from 2025 levels that should sustain tenant demand.
Development Activity
Total DAs
590
Last 12 Months
72
YoY ChangeiYear-over-year change in DA lodgements
-35.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Spring Farm iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Spring Farm Public School
K-6 · 866 students
Demographics
The median age of 30 sits 10 years below national, making Spring Farm one of the youngest established suburbs in the Macarthur region. English ancestry leads at 3,273, with Irish (819), Scottish (723), and Italian (535) forming a broad European base, while 17.4% were born overseas, 4.2 points below the national rate. University qualifications at 29.8% are near the national average. Couples with children dominate family composition, and the average household size of 3.0 is 0.5 above the national 2.5, consistent with the family-formation stage that defines a new greenfield suburb. Punjabi (60) and Hindi (57) speakers lead non-English languages.
Age Distribution
Bedrooms
Dwelling Structure
93.9%
Houses
5.4%
Townhouse
0.7%
Apartment
Tenure
Mortgaged households dominate at 62.9%, consistent with a new estate where few have had time to pay down loans. Outright ownership at 10.8% is among the lowest nationally, while renters account for 26.3%. The stock is remarkably homogeneous: 93.9% detached houses, 75.3% with four or more bedrooms, and just 1.9% two-bedroom dwellings. Prices climbed from $985,000 in 2024 to $1,062,250 in 2025, a 7.8% gain in 12 months. At $2,500/month mortgage repayments against $2,403/week household income, the mortgage-to-income ratio of 24.0% sits safely below the stress benchmark, placing Spring Farm among the more affordable mortgage-belt suburbs relative to income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,500
Rent / wk
$510
HH Size
3.0
Personal Income / wk
$1,118
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.6%
Unoccupied
86
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.2%
Couples, no children
9,006
Total families
Economy & Employment
Healthcare leads at 17.5% (634 workers), followed by Education at 13.2% (476) and Construction at 12.7% (458), the last reflecting ongoing residential development in the region. Professionals (998) top the occupation ranks, with Clerical/Admin (785) and Community/Personal (691) following. The 3.4% unemployment rate is below the national average, and full-time employment at 69.7% runs high. Participation at 67.4% is strong, partly because the young population has few retirees. The IER decile 10 confirms top-tier economic resources nationally, while the IRSD decile 8 indicates relatively low disadvantage.
Unemployment
1.7%
Labour Force
7,582
Unemployed
130
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.7%
Part-time
26.9%
Participation
67.4%
Employed
4,561
Occupations
Top Industries
University
29.8%
Postgraduate
7.4%
Born Overseas
17.4%
Dwellings
3,200
Transport to Work
Spring Farm Public School (Government, ICSEA 1,009, 866 students) is the only school within the suburb boundary, sitting just above the national ICSEA benchmark of 1,000. Car dependence at 92.5% is extreme, with public transport at 1.5% and walking/cycling at 1.1%, meaning a second car is often essential for dual-income families. The IRSAD decile 8 and IRSD decile 8 indicate above-average socioeconomic advantage. Volunteering at 7.5% is below the national average, possibly because working families in new estates have less time for community engagement.
Drive
92.5%
Public Transport
1.5%
Walk / Cycle
1.1%
Work from Home
N/A
Population Forecast
+5.69%/yr
(+669 people/yr)
High GrowthPopulation growth averages 5.69% per year (669 persons), driven by internal migration of 243/year and overseas arrivals of 64/year, plus natural increase from the young demographic. The 10-year population surge of 701.6% reflects the greenfield conversion from rural land to housing estate. Projections forecast 15,687 by 2031, up from 11,767 in 2025. The suburb shows no gentrification signal (score 0) because it is new development rather than urban renewal. The young share expanded by 6.7 percentage points, confirming family influx rather than the aging trajectory common in established suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+64
Net Internal / yr
+243
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Spring Farm compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Spring Farm a good suburb to live in?
Spring Farm suits young families wanting large 4-bedroom houses (75.3% of stock) at a $1,025,000 median, with a mortgage-to-income ratio of 24.0% that stays below the stress threshold. IRSAD decile 8 confirms above-average advantage. The main trade-off is car dependence at 92.5%, with public transport at just 1.5%.
What is the median house price in Spring Farm?
The median is $1,025,000 (PSI-derived), rising 7.8% from $985,000 in 2024 to $1,062,250 in 2025. Monthly mortgage repayments average $2,500, and median weekly rent is $510. At the 90.7th household income percentile, the mortgage-to-income ratio of 24.0% is comfortable by national standards.
What schools are in Spring Farm?
Spring Farm has one school: Spring Farm Public School (Government Primary, ICSEA 1,009, 866 students), sitting just above the national 1,000 ICSEA benchmark. Given the 5.69% annual population growth, additional school capacity is likely to be needed within the next few years.
Is Spring Farm safe?
Crime-specific data is not available in the current dataset. The IRSD decile 8 indicates relatively low disadvantage, and the 3.4% unemployment rate is below the national average, both of which typically correlate with lower crime rates. Residential turnover at 30.0% is higher than average, common in new estates rather than a safety signal.
Is Spring Farm good for property investment?
Gross yield is modest at approximately 2.6% ($510/week on $1,025,000), but the 2.6% vacancy rate is tight and capital growth was 7.8% over the latest year. Population growth at 5.69% per year ensures sustained demand. The risk is supply: 68 DAs in 12 months mean new competing stock continues to come online in the surrounding corridor.
How is Spring Farm's population changing?
Spring Farm grew 701.6% over the decade, from a rural baseline to a population estimated at 11,767 in 2025. Growth continues at 5.69% per year (669 persons). The median age of 30 is 10 years below national, and internal migration adds 243 people annually. Projections forecast approximately 15,687 residents by 2031.
How much development is happening in Spring Farm?
68 development applications were lodged in the past 12 months, predominantly Complying Development Certificates for new dwelling houses. This sustained pipeline confirms Spring Farm is still in its active build-out phase. The population growth rate of 5.69% annually is among the highest in NSW, driving ongoing lot releases and construction activity.
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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