Tenambit
With 37.0% of dwellings owned outright, Tenambit carries more debt-free homeowners than most mortgage-belt suburbs, yet household income sits at only the 27.8th percentile nationally. The suburb covers 2.21 km2 in the Hunter Valley and houses 3,088 residents at a density of 1,400 per km2, well below Sydney norms. Separate houses make up 87.9% of stock, apartments just 0.6%, and the median age of 41 is one year above the national average. All four SEIFA indexes land at decile 4, placing the suburb below the national midpoint on both advantage and disadvantage measures. That combination of low income, high outright ownership, and aging demographics defines the suburb's character.
Population
3,088
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,251/wk
DAs (12 months)iDevelopment Applications lodged in the past year
18
Median House
$700K
2024-2025 (PSI derived)
The median house price is $700,000, up 11.2% from $653,000 in 2024 to $726,000 in 2025, a stronger one-year move than many regional NSW markets. Monthly mortgage repayments average $1,625, producing a mortgage-to-income ratio of 30.0%, sitting right at the conventional stress threshold given household income at the 27.8th percentile nationally. Separate houses account for 87.9% of stock with only 0.6% apartments, so buyers are almost exclusively competing for detached dwellings. Three-bedroom homes dominate at 55.4%, followed by four-plus bedroom at 26.4%, making the suburb well suited to families. With 37.0% owning outright and 30.8% carrying mortgages, the established ownership base limits forced-sale risk but also constrains the volume of stock that comes to market.
For Buyers
The median house price is $700,000, up 11.2% from $653,000 in 2024 to $726,000 in 2025, a stronger one-year move than many regional NSW markets. Monthly mortgage repayments average $1,625, producing a mortgage-to-income ratio of 30.0%, sitting right at the conventional stress threshold given household income at the 27.8th percentile nationally. Separate houses account for 87.9% of stock with only 0.6% apartments, so buyers are almost exclusively competing for detached dwellings. Three-bedroom homes dominate at 55.4%, followed by four-plus bedroom at 26.4%, making the suburb well suited to families. With 37.0% owning outright and 30.8% carrying mortgages, the established ownership base limits forced-sale risk but also constrains the volume of stock that comes to market.
For Investors
A 32.2% renter share supports consistent tenant demand, and weekly rent of $345 against a $700,000 median implies a gross yield around 2.6%, low but higher than many coastal NSW markets. The vacancy rate of 4.9% is elevated compared to a healthy market range below 3%, signalling some supply-demand imbalance that warrants monitoring. Development activity was modest at 15 applications in the past 12 months, including secondary dwelling approvals, consistent with low new supply pressure. Net migration adds roughly 61 residents per year (36 internal, 25 overseas), sustaining baseline demand. Rent grew 44.0% over the decade against real income growth of 10.7%, a meaningful divergence showing landlords captured above-inflation rent escalation, though income compression limits further gains.
Development Activity
Total DAs
106
Last 12 Months
18
YoY ChangeiYear-over-year change in DA lodgements
-28.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tenambit iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tenambit Public School
K-6 · 283 students
Demographics
The median age of 41 is one year above the national average, and the aging trajectory is clear with the senior share rising 5.7 points and the working-age share falling 2.4 points over the decade. Overseas-born residents make up only 7.6%, which is 14.0 percentage points below the national figure, making this one of the more Anglo-Celtic communities in regional NSW. Ancestry is led by English (1,426 residents), Irish (376) and Scottish (360). University qualifications reach 20.3%, sitting 9.8 points below the national rate, consistent with the decile 4 IEO score for education and occupation outcomes. Average household size is 2.4, marginally below the national norm, and couples with children (795 families) slightly outnumber couples without children (726 families).
Age Distribution
Bedrooms
Dwelling Structure
87.9%
Houses
11.4%
Townhouse
0.6%
Apartment
Tenure
Tenure splits as 37.0% owned outright, 30.8% with a mortgage, and 32.2% renting, with outright owners representing a notably high share compared to typical growth-corridor suburbs. The stock is overwhelmingly separate houses at 87.9%, with semi-detached at 11.4% and apartments at just 0.6%. Three-bedroom homes account for 55.4% of dwellings, four-plus at 26.4% and two-bedroom at 16.3%. Prices moved from $653,000 in 2024 to $726,000 in 2025, an 11.2% one-year gain. Rent-to-income is 27.6% and mortgage-to-income is 30.0%, both near or at stress thresholds given household income at the 27.8th percentile nationally. This combination means new buyers face genuine affordability pressure, particularly at the current median.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,625
Rent / wk
$345
HH Size
2.4
Personal Income / wk
$638
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.9%
Unoccupied
63
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.0%
Community Profile
Ancestry
Household Composition
29.8%
Couples, no children
2,438
Total families
Economy & Employment
Healthcare dominates employment at 22.5% of local workers (178 people), well above the national share and consistent with the aging demographic. Education follows at 13.7% (108 workers), then Construction at 8.6% (68), Public Admin at 7.0% (55), and Professional/Tech at 6.7% (53). By occupation, Professionals lead at 192, followed closely by Community/Personal Services at 190 and Clerical/Admin at 166. All four SEIFA indexes sit at decile 4, below the national median on both advantage and disadvantage dimensions, reflecting modest income and educational attainment. The unemployment rate is 6.2%, above the national average, with a participation rate of 49.4%, suppressed in part by 1,061 residents not in the labour force, many likely retirees given the aging median age of 41.
Unemployment
4.0%
Labour Force
4,949
Unemployed
197
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.3%
Part-time
34.5%
Participation
49.4%
Employed
1,164
Occupations
Top Industries
University
20.3%
Postgraduate
4.0%
Born Overseas
7.6%
Dwellings
1,236
Transport to Work
Transport is almost entirely car-dependent, with 92.6% of residents commuting by car and only 1.3% using public transport, lower than the state average and reflecting the suburb's regional location in the Hunter Valley. Walkability and cycling account for just 1.5% of commutes. No schools are recorded inside the Tenambit boundary, so families rely on institutions in neighbouring suburbs. The IRSAD decile of 4 places Tenambit below the national median on socio-economic advantage, though rent-to-income at 27.6% and mortgage-to-income at 30.0% avoid the most acute financial stress. About 10.5% of residents need daily assistance (309 people), a relatively high rate consistent with the aging median age of 41. Volunteering reaches 11.3% of residents, a moderate level of community participation.
Drive
92.6%
Public Transport
1.3%
Walk / Cycle
1.5%
Work from Home
N/A
Population Forecast
+1.15%/yr
(+121 people/yr)
EstablishedPopulation grew 17.5% over the decade and is forecast to continue expanding at 1.15% annually, adding around 121 residents per year. The medium forecast sees the broader SA2 area reaching approximately 11,315 by 2031. Migration is balanced, with 36 net internal arrivals and 25 net overseas arrivals per year supporting steady demand. The gentrification score of 6 classifies the suburb as not gentrifying, appropriate for an established area at SEIFA decile 4 with limited uplift potential. The affordability trend is worsening: the ratio moved from 45.9% in 2011 to 48.5% in 2021, meaning housing costs have consumed a growing share of local incomes over time. The aging trajectory with a senior share up 5.7 points over the decade will continue reshaping household composition toward smaller, older dwellings.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+25
Net Internal / yr
+36
Gentrification Signal
Not gentrifying
Population +18% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tenambit compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tenambit a good suburb to live in?
Tenambit suits families and established homeowners who value detached housing and stable neighbours. With 87.9% separate houses and 37.0% of dwellings owned outright, it has a settled, low-turnover feel. The trade-off is that all 4 SEIFA indexes sit at decile 4, below the national median, and household income is at the 27.8th percentile nationally, so amenity and services are more limited than higher-ranked suburbs.
What is the median house price in Tenambit?
The median house price is $700,000, up 11.2% from $653,000 in 2024 to $726,000 in 2025. Monthly mortgage repayments average $1,625. Weekly rent is $345, and the mortgage-to-income ratio sits at 30.0%, right at the conventional stress threshold for buyers at the current median.
What schools are in Tenambit?
No schools are recorded inside the Tenambit boundary in this dataset, so families rely on schools in nearby suburbs within the Maitland area. University qualifications reach 20.3% of residents, which is 9.8 percentage points below the national rate, reflecting the broader educational profile of the community.
Is Tenambit safe?
Detailed suburb-level crime data is not available for Tenambit in this dataset. As a contextual indicator, the suburb scores SEIFA decile 4 on both the IRSD and IRSAD indexes, below the national median on relative disadvantage measures. About 10.5% of residents, or 309 people, need daily assistance, a higher rate than more advantaged suburbs.
Is Tenambit good for property investment?
Weekly rent of $345 against a $700,000 median implies a gross yield around 2.6%, below the threshold most investors target. The vacancy rate of 4.9% is elevated compared to a healthy market below 3%, signalling some oversupply. On the positive side, prices rose 11.2% in one year, rent grew 44.0% over the decade, and net migration adds around 61 residents annually. A long hold with capital growth focus suits this market better than yield-driven strategies.
How is Tenambit's population changing?
Population grew 17.5% over the past decade and is forecast to increase at 1.15% per year, adding roughly 121 residents annually. The suburb is aging, with the senior share up 5.7 points and the working-age share down 2.4 points over the decade. Migration is balanced, with around 36 net internal and 25 net overseas arrivals per year sustaining gradual growth.
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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