Tamarama
Household income in the 99.7th percentile nationally, yet nearly half of residents rent. That paradox defines Tamarama, a 0.3 km2 strip of Sydney's eastern coastline where 1,478 people live at 4,925 per km2 and 60.9% of dwellings are apartments. SEIFA scores reach decile 10 on IRSD, IRSAD and IEO, the highest advantage tier, while university qualifications at 69% sit 38.9 percentage points above the national figure. A 15.2% vacancy rate and $850 weekly rent signal a transient, high-income renter base, not a suburb short on demand.
Population
1,478
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$4,522/wk
DAs (12 months)iDevelopment Applications lodged in the past year
37
Median House
$1.4M
2024-2025 (PSI derived)
The median house price is $1,380,000 based on PSI-derived data, and the raw price history shows extreme movement from $965,000 in 2024 to $2,800,000 in 2025, reflecting the thin and volatile transaction volume in a suburb of only 1,478 people. Separate houses represent just 22.9% of stock, so genuine house purchases compete for scarce supply. Apartments make up 60.9% and semi-detached dwellings 16.2%. Two-bedroom units dominate at 42.8%, with 3-bedroom at 24.2% and 4-plus at 22.7%. Monthly mortgage repayments average $4,109, a mortgage-to-income ratio of 21.0%, which is below the 30% stress threshold despite prices well above the national median. Outright owners at 28.0% and mortgage holders at 25.9% are roughly balanced, with renters at 46.1% making up the largest single tenure group.
For Buyers
The median house price is $1,380,000 based on PSI-derived data, and the raw price history shows extreme movement from $965,000 in 2024 to $2,800,000 in 2025, reflecting the thin and volatile transaction volume in a suburb of only 1,478 people. Separate houses represent just 22.9% of stock, so genuine house purchases compete for scarce supply. Apartments make up 60.9% and semi-detached dwellings 16.2%. Two-bedroom units dominate at 42.8%, with 3-bedroom at 24.2% and 4-plus at 22.7%. Monthly mortgage repayments average $4,109, a mortgage-to-income ratio of 21.0%, which is below the 30% stress threshold despite prices well above the national median. Outright owners at 28.0% and mortgage holders at 25.9% are roughly balanced, with renters at 46.1% making up the largest single tenure group.
For Investors
A 46.1% renter share gives landlords a large tenant pool, and weekly rent of $850 is above most Sydney markets. Against a $1,380,000 median that implies a gross yield around 3.2%, modest but higher than comparable premium Sydney suburbs. The 15.2% vacancy rate is elevated and warrants caution in the apartment segment, which represents 60.9% of stock. Net overseas migration adds 568 residents a year to the broader SA2 area while internal migration removes 539, keeping net population growth slim at 0.34% annually. Development activity reached 35 applications in 12 months, including demolition, subdivision and medium-density works, suggesting selective intensification rather than broad new supply. Rent grew 35% over the period, a stronger signal for rent-led returns than the thin yield implies.
Development Activity
Total DAs
209
Last 12 Months
37
YoY ChangeiYear-over-year change in DA lodgements
+12.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 36 is 4.0 years below the national figure, unusually young for a suburb where income ranks in the 99.7th percentile. Overseas-born residents reach 34.4%, which is 12.8 percentage points above national, and the top spoken non-English language is French (17 speakers), pointing to a European professional cohort. Ancestry is predominantly Anglo-Celtic, led by English (508), Irish (176) and Scottish (144). University qualifications at 69% run 38.9 points above national, one of the highest rates in the country. Average household size is 2.5, matching the national average. Couples with children (468) outnumber couples without children (338) among the 1,055 family households, a sign of family formation despite the apartment-heavy stock.
Age Distribution
Bedrooms
Dwelling Structure
22.9%
Houses
16.2%
Townhouse
60.9%
Apartment
Tenure
Tenure splits into 46.1% renting, 28.0% owned outright and 25.9% mortgaged, making Tamarama predominantly a renter suburb despite its top-decile income profile. Apartments account for 60.9% of dwellings, semi-detached for 16.2% and separate houses for just 22.9%, so the few detached houses that trade do so at a significant scarcity premium. Two-bedroom dwellings are the dominant form at 42.8%, followed by 3-bedroom at 24.2% and 4-plus at 22.7%, with studios and 1-bedrooms at 10.4%. The PSI-derived median sits at $1,380,000, well above the national median. Mortgage-to-income at 21.0% and rent-to-income at 18.8% are both below stress thresholds, consistent with the 99.7th percentile household income. The vacancy rate of 15.2% is high, reflecting turnover in the 46.1% renter segment rather than weak underlying demand.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$4,109
Rent / wk
$850
HH Size
2.5
Personal Income / wk
$1,788
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.2%
Unoccupied
98
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
32.0%
Couples, no children
1,055
Total families
Economy & Employment
Professional/Tech leads local employment at 27.2% (198 workers) and Finance follows at 15.4% (112), together accounting for 42.6% of all jobs, a concentration that explains the 99.7th percentile household income. Healthcare contributes 8.9% (65) and IT/Media 5.8% (42). By occupation, Professionals (401) and Managers (226) are the top two categories, far ahead of Clerical/Admin (57) and Sales (44). The full-time employment rate is 74.3% and unemployment sits at 4.0%, close to national levels. The participation rate of 65.9% is moderate. SEIFA IEO decile 10 confirms the suburb ranks at the top nationally for education and occupation advantage, while the IER decile of 6 is lower than the other three indexes, reflecting that the large renter base (46.1%) holds less aggregate household wealth than ownership rates would imply.
Unemployment
2.9%
Labour Force
13,739
Unemployed
393
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
74.3%
Part-time
21.7%
Participation
65.9%
Employed
789
Occupations
Top Industries
University
69.0%
Postgraduate
19.4%
Born Overseas
34.4%
Dwellings
555
Transport to Work
Active transport is notably higher than the national average: 11.6% of residents walk or cycle to work, compared to typical suburban rates under 5%. Car dependence at 78.2% is present but lower than outer suburbs, and public transport use reaches 6.9%. No schools are recorded inside the 0.3 km2 boundary, so families rely on institutions in neighbouring eastern suburbs. The suburb scores decile 10 on IRSAD, the highest advantage tier nationally, and decile 10 on IRSD, meaning very few residents face material disadvantage. Only 1.2% of residents (16 people) need daily assistance, well below national rates. The volunteering rate of 21.2% is above average, pointing to civic engagement despite the transient renter majority. Crime statistics are not available for this dataset.
Drive
78.2%
Public Transport
6.9%
Walk / Cycle
11.6%
Work from Home
N/A
Population Forecast
+0.34%/yr
(+69 people/yr)
EstablishedThe broader SA2 area holding Tamarama grew 6.5% over 10 years, with population rising from about 18,800 to around 20,044 by 2025. Annual growth sits at 0.34%, adding roughly 69 persons a year. The SA2 experienced a COVID dip of 2.1% and has since recovered, sitting 3.8% above the COVID low. Overseas migration is the primary driver at 568 net arrivals a year, offsetting internal outflow of 539. Medium forecasts project the SA2 reaching approximately 20,410 by 2031, modest growth of around 1.8% from current levels. The gentrification score of 20 signals early signs, with rent growing 35% over the period and real income up 19.0%. Affordability improved from 49.7% in 2011 to 45.9% in 2021, a trend consistent with income growth outpacing price rises across the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+568
Net Internal / yr
-539
Gentrification Signal
Early signs
Net internal outflow -539/yr, Strong overseas inflow +568/yr, COVID recovered (-2% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tamarama compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tamarama a good suburb to live in?
Tamarama scores decile 10 on IRSAD, IEO and IRSD, the top advantage tier nationally, and household income sits in the 99.7th percentile. University qualifications reach 69%, which is 38.9 points above the national figure. The trade-offs are a $1,380,000 median house price, a 15.2% apartment vacancy rate and no schools within the 0.3 km2 boundary.
What is the median house price in Tamarama?
The PSI-derived median house price is $1,380,000. Raw transaction data shows prices moved from $965,000 in 2024 to $2,800,000 in 2025, reflecting a very thin market in a suburb of only 1,478 people. Weekly rent averages $850 and monthly mortgage repayments run approximately $4,109.
What schools are in Tamarama?
No schools are recorded inside the 0.3 km2 Tamarama boundary. Families rely on schools in neighbouring eastern suburbs such as Bondi and Waverley. The local population is highly educated, with 69% holding university qualifications, which is 38.9 percentage points above the national average.
Is Tamarama safe?
Detailed crime statistics are not available for Tamarama in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest advantage tier nationally, and only 1.2% of its 1,478 residents need daily assistance, both consistent with a very low-disadvantage area.
Is Tamarama good for property investment?
Weekly rent of $850 against a $1,380,000 median implies a gross yield around 3.2%, modest but above comparable premium eastern suburbs. The 15.2% vacancy rate signals oversupply in the 60.9% apartment segment. Rent grew 35% over the period, and net overseas migration of 568 a year supports tenant demand, though 0.34% annual population growth limits capital growth expectations.
How is Tamarama's population changing?
The broader SA2 area grew 6.5% over 10 years and is projected to reach around 20,410 by 2031 under medium forecasts. Annual growth is 0.34%, adding about 69 people a year. Overseas migration drives growth at 568 net arrivals annually, offsetting internal outflow of 539. The gentrification score of 20 signals early signs of change.
What languages are spoken in Tamarama?
About 34.4% of residents were born overseas, which is 12.8 percentage points above the national figure. English is the dominant language, with French (17 speakers) the most common non-English language, suggesting a small European professional cohort. Ancestry is primarily English (508), Irish (176) and Scottish (144).
How much development is happening in Tamarama?
There were 35 development applications lodged in the past 12 months, high for a 0.3 km2 suburb. Recent applications include demolition and subdivision, semi-detached dwelling construction and medium-density housing, indicating selective intensification in line with the 60.9% existing apartment stock.
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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