Tahmoor
Detached houses make up 91.4% of dwellings here, almost the inverse of inner-Sydney apartment markets, and that single fact shapes everything from the buyer mix to the 845,500 dollar median house price. The population of 5,777 carries a median age of 34, which is 6.0 years below national, because the suburb pulls in young families: 49.1% of homes have four or more bedrooms and the average household size of 2.7 sits 0.2 above national. Household income reaches the 61st percentile nationally and SEIFA places it at decile 5 on IRSAD, a middle-tier reading. Growth is the headline, with the population up 23.5% over the decade and an Active gentrification stage scored 54.
Population
5,777
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,739/wk
DAs (12 months)iDevelopment Applications lodged in the past year
298
Median House
$846K
2024-2025 (PSI derived)
The 845,500 dollar median house price is modest by Sydney standards, and it rose 4.9% from 820,000 in 2024 to 860,000 in 2025, a steadier climb than the metro core. Buyers get space rather than scarcity: separate houses are 91.4% of stock and four-plus bedroom homes reach 49.1%, with three-bedroom homes adding another 39.4%, so larger family layouts dominate over apartments at just 0.8%. Monthly mortgage repayments average 2,167 dollars, giving a mortgage-to-income ratio of 28.8%, below the 30% stress threshold despite household incomes only at the 61st percentile. That headroom exists because prices are lower than comparable Sydney house markets, which is why mortgage holders at 41.5% outnumber outright owners at 26.2%, the mark of an active owner-occupier buying market rather than settled wealth.
For Buyers
The 845,500 dollar median house price is modest by Sydney standards, and it rose 4.9% from 820,000 in 2024 to 860,000 in 2025, a steadier climb than the metro core. Buyers get space rather than scarcity: separate houses are 91.4% of stock and four-plus bedroom homes reach 49.1%, with three-bedroom homes adding another 39.4%, so larger family layouts dominate over apartments at just 0.8%. Monthly mortgage repayments average 2,167 dollars, giving a mortgage-to-income ratio of 28.8%, below the 30% stress threshold despite household incomes only at the 61st percentile. That headroom exists because prices are lower than comparable Sydney house markets, which is why mortgage holders at 41.5% outnumber outright owners at 26.2%, the mark of an active owner-occupier buying market rather than settled wealth.
For Investors
Renters make up 32.3% of households and weekly rent averages 410 dollars, which against the 845,500 dollar median implies a gross yield near 2.5%, higher than premium inner-Sydney suburbs where yields fall closer to 1.3%. The vacancy rate of 5.7% is elevated and signals that finding tenants takes effort, so the case rests on growth more than tight occupancy. Demand drivers are strong: net internal migration adds 625 residents a year against just 70 from overseas, and 270 development applications were lodged in 12 months, mostly new dwelling houses rather than alterations. Rent grew 48.1% over the period, well above the income base, so the thesis here is a growth corridor where capital appreciation and rising rents compensate for a yield that still beats the Sydney average.
Development Activity
Total DAs
1,458
Last 12 Months
298
YoY ChangeiYear-over-year change in DA lodgements
+45.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tahmoor iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Wollondilly Anglican College
K-12 · 1247 students
Tahmoor Public School
K-6 · 525 students
Demographics
The median age of 34 runs 6.0 years below national, a young profile driven by family formation: couples with children account for 2,179 families against 1,016 couples with no children, a 21.2% no-kids share. Only 11.9% of residents were born overseas, which is 9.7 points below national, and ancestry is heavily Anglo, led by English (2,357), Irish (623) and Scottish (535). University qualifications sit at 18.1%, fully 12.0 points below the national figure, because the workforce leans toward trades and services rather than knowledge sectors. Non-English languages are minor, with Arabic (31) and Italian (14) the largest, and Christianity dominates at 3,052 adherents ahead of Buddhism (62), consistent with an established Anglo-Celtic resident base rather than a migration-led one.
Age Distribution
Bedrooms
Dwelling Structure
91.4%
Houses
7.8%
Townhouse
0.8%
Apartment
Tenure
Tenure tilts toward debt-funded ownership: 41.5% carry a mortgage, 26.2% own outright and 32.3% rent, so mortgage holders outnumber outright owners by a wide margin, the signature of a younger buying market rather than long-held wealth. The stock is overwhelmingly detached at 91.4%, with apartments a negligible 0.8% and semi-detached homes 7.8%, and it is built large, with 49.1% of dwellings having four or more bedrooms. The median house price climbed 4.9% from 820,000 in 2024 to 860,000 in 2025. Affordability is workable, with mortgage-to-income at 28.8% and rent-to-income at 23.6%, both below the 30% stress line, which is unusual for greater Sydney and explains why the suburb keeps attracting net internal migration rather than losing residents to cheaper regions.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$410
HH Size
2.7
Personal Income / wk
$792
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.7%
Unoccupied
123
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.2%
Couples, no children
4,791
Total families
Economy & Employment
The workforce is concentrated in hands-on sectors: Construction leads at 17.1% (289 workers), Healthcare follows at 16.6% (281) and Education at 11.6% (196), with Retail at 8.9% and Manufacturing at 8.0%. By occupation, Clerical and Admin (361), Professionals (356) and Labourers (329) are the top three, a blue-collar and service tilt that explains why university qualifications run 12.0 points below national. Unemployment is low at 4.1% and the full-time employment rate is 65.4%, though participation reads 55.2% because 1,495 residents are not in the labour force. SEIFA is mixed: decile 8 on IER (economic resources) is well above the decile 4 IEO (education and occupation) score, a gap that reflects solid household assets and home equity coexisting with lower formal qualifications.
Unemployment
3.3%
Labour Force
13,064
Unemployed
425
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
30.5%
Participation
55.2%
Employed
2,346
Occupations
Top Industries
University
18.1%
Postgraduate
4.6%
Born Overseas
11.9%
Dwellings
2,009
Transport to Work
Car dependence is near-total, with 89.5% of commuters driving and only 1.6% using public transport, far below the national reliance on trains and buses, a function of the outer-fringe setting 16.98 km2 in size at 340 residents per km2. The suburb scores decile 6 on IRSD for relative disadvantage and decile 5 on IRSAD, both middle-tier rather than affluent or deprived, and 6.5% of residents (359 people) need daily assistance. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring areas, a practical trade-off for the space that detached homes at 91.4% of stock provide. Volunteering runs at 10.4% and affordability stays workable, with rent-to-income at 23.6%, below the 30% stress line, which keeps living costs manageable for the young family base.
Drive
89.5%
Public Transport
1.6%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+1.83%/yr
(+414 people/yr)
EstablishedPopulation is expanding at 1.83% a year, well above the flat trajectories of established inner suburbs, and the decade change of 23.5% confirms a genuine growth corridor. The primary driver is internal migration, adding a net 625 residents annually against only 70 from overseas, so the inflow is Australians relocating from costlier metro areas rather than new arrivals. The gentrification stage reads Active with a score of 54, supported by signals including a 43% population rise since 2011 and turnover accelerating from 9% to 31%. Real incomes grew 16.8% over the period and rent rose 48.1%, both consistent with a suburb climbing in demand. The senior share rose 3.8 points while the young share slipped 1.8 points, an aging drift, yet the median age of 34 stays 6.0 years below national.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+70
Net Internal / yr
+625
Gentrification Signal
Active
Population +43% since 2011, Net internal migration +625/yr, Accelerating: 9% → 31%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tahmoor compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tahmoor a good suburb to live in?
Tahmoor suits families wanting space, with 91.4% of homes detached and 49.1% having four or more bedrooms. It scores decile 6 on IRSD and decile 5 on IRSAD, a middle tier, and affordability is workable with mortgage-to-income at 28.8%, below the 30% stress line. The main trade-off is heavy car dependence, with 89.5% driving.
What is the median house price in Tahmoor?
The median house price is 845,500 dollars, modest by Sydney standards. Prices rose 4.9% from 820,000 in 2024 to 860,000 in 2025. Weekly rent averages 410 dollars and monthly mortgage repayments run about 2,167 dollars, giving a mortgage-to-income ratio of 28.8%.
What schools are in Tahmoor?
No schools are recorded inside the Tahmoor boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is young, with a median age of 34, which is 6.0 years below national, reflecting the family-heavy profile drawn to its larger four-bedroom homes.
Is Tahmoor safe?
Detailed crime statistics are not available for Tahmoor in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSD index of relative disadvantage, a middle tier, and only 6.5% of its residents, about 359 people, need daily assistance, both consistent with a stable residential area.
Is Tahmoor good for property investment?
Rent of 410 dollars a week against an 845,500 dollar median gives a gross yield near 2.5%, above the 1.3% typical of premium inner-Sydney suburbs. Net internal migration of 625 a year and 23.5% decade population growth support demand, though the 5.7% vacancy rate means the case rests on capital growth.
How is Tahmoor's population changing?
The population of 5,777 is growing at 1.83% a year, with a 23.5% rise over the decade. Net internal migration adds 625 residents annually against just 70 from overseas. The gentrification stage reads Active at a score of 54, with turnover accelerating from 9% to 31%.
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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