Warwick Farm
Apartments make up 75.1% of dwellings and 71.9% of residents rent, an unusual concentration that shapes nearly every other number here. The median house price of $475,000 sits far below typical Sydney levels because the detached-house market is thin at 19.9% of stock. Household income reads in the 21.1st percentile nationally, and the suburb scores decile 1 on three of four SEIFA indexes, the lowest advantage tier. Yet the population grew 32.1% over the past decade and 62.0% of residents were born overseas, 40.4 points above the national figure, marking a fast-growing, migrant-led rental market rather than a settled owner-occupier one.
Population
6,135
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,132/wk
DAs (12 months)iDevelopment Applications lodged in the past year
48
Median House
$475K
2024-2025 (PSI derived)
The $475,000 median house price is well below the Sydney average, and prices rose 3.8% from $465,000 in 2024 to $482,500 in 2025. Buyers should note the stock is dominated by apartments at 75.1%, leaving separate houses at just 19.9%, so a detached purchase competes for scarce supply. Two-bedroom dwellings account for 55.3% of homes and three-bedroom 25.7%, while 4-plus bedroom houses are only 4.2%, a profile suited to singles and small families rather than larger households. Monthly mortgage repayments average $1,577, producing a mortgage-to-income ratio of 32.2%, above the 30% stress threshold because local household income sits in the 21.1st percentile nationally. Owners who carry a mortgage (16.6%) outnumber outright owners (11.5%), but both are dwarfed by the 71.9% who rent.
For Buyers
The $475,000 median house price is well below the Sydney average, and prices rose 3.8% from $465,000 in 2024 to $482,500 in 2025. Buyers should note the stock is dominated by apartments at 75.1%, leaving separate houses at just 19.9%, so a detached purchase competes for scarce supply. Two-bedroom dwellings account for 55.3% of homes and three-bedroom 25.7%, while 4-plus bedroom houses are only 4.2%, a profile suited to singles and small families rather than larger households. Monthly mortgage repayments average $1,577, producing a mortgage-to-income ratio of 32.2%, above the 30% stress threshold because local household income sits in the 21.1st percentile nationally. Owners who carry a mortgage (16.6%) outnumber outright owners (11.5%), but both are dwarfed by the 71.9% who rent.
For Investors
A 71.9% renter share, far above national, gives landlords one of the deepest tenant pools in Sydney's southwest. Weekly rent of $327 against the $475,000 median implies a gross yield near 3.6%, stronger than most inner-Sydney markets where yields fall toward 2%. The catch is a 12.7% vacancy rate, which signals real oversupply in the apartment segment that makes up 75.1% of dwellings. Demand support is genuine: overseas migration adds 156 residents a year while internal migration removes 98, and rents have climbed 33.3% over the measured period. Development activity is moderate at 44 applications in 12 months. With annual population growth of 1.47% and a yield well above the Sydney norm, the case rests on income return rather than rapid capital growth.
Development Activity
Total DAs
156
Last 12 Months
48
YoY ChangeiYear-over-year change in DA lodgements
+118.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Warwick Farm iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Warwick Farm Public School
K-6 · 219 students
Demographics
The median age of 35 is 5.0 years below the national figure, a young profile driven by renters and recent arrivals rather than retirees. Overseas-born residents reach 62.0%, which is 40.4 points above national and among the highest shares in the country. University qualifications at 35.3% run 5.2 points above national, a surprise given the low income percentile, and reflect skilled migrants whose credentials are not yet matched by local earnings. The top ancestries are English (647), Indian (487) and Vietnamese (416), and the leading non-English languages are Arabic (337), Serbian (111) and Hindi (100). Average household size is 2.3, just 0.2 below national. Islam (976 residents) and Buddhism (443) are notable second and third religions behind Christianity (2,437), consistent with the migrant-led mix.
Age Distribution
Bedrooms
Dwelling Structure
19.9%
Houses
5.0%
Townhouse
75.1%
Apartment
Tenure
Tenure is heavily skewed to renters: 71.9% rent, while only 16.6% carry a mortgage and 11.5% own outright. That mortgage holders outnumber outright owners points to a churn of recent buyers rather than long-held, debt-free wealth. The stock is 75.1% apartments and 5.0% semi-detached, leaving separate houses at only 19.9%, which keeps the few detached-house prices buoyant through scarcity. Two-bedroom dwellings dominate at 55.3% and three-bedroom at 25.7%, while 4-plus bedroom homes are just 4.2%. The median house price rose from $465,000 to $482,500 across 2024 and 2025, a 3.8% one-year move. Mortgage-to-income at 32.2% exceeds the stress threshold while rent-to-income at 28.9% stays just under it, a gap that reflects how stretched purchase costs are against 21.1st-percentile incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,577
Rent / wk
$327
HH Size
2.3
Personal Income / wk
$601
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.7%
Unoccupied
357
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.2% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.2%
Couples, no children
4,255
Total families
Economy & Employment
The local workforce concentrates in service and labour sectors rather than high-paying knowledge work: Healthcare leads at 23.6% (328 workers), Retail follows at 9.7% (134), with Transport and Manufacturing tied at 8.1% each and Professional/Tech at 6.9%. By occupation, Professionals (408) lead but Labourers (305), Community and Personal Service (279) and Machinery Operators and Drivers (264) make up a large share, which aligns with the decile 1 IER score for economic resources. Unemployment is high at 12.0%, well above national, and participation reads just 40.5% because 2,130 residents are not in the labour force. The SEIFA picture is uniformly low: IRSAD, IRSD and IER all sit at decile 1, with IEO at decile 3, the one index lifted by the 35.3% university share.
Unemployment
7.0%
Labour Force
3,402
Unemployed
239
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
22.6%
Participation
40.5%
Employed
1,782
Occupations
Top Industries
University
35.3%
Postgraduate
10.7%
Born Overseas
62.0%
Dwellings
2,423
Transport to Work
Car reliance is high at 67.0% of commuters, while 15.1% walk or cycle and 10.9% use public transport, below the level you would expect given the suburb's rail access. The SEIFA scores are sobering: decile 1 on IRSAD and IRSD, the lowest advantage tier nationally, and 8.6% of residents (474 people) need daily assistance. Volunteering runs at just 6.0%, well below typical community levels, consistent with a transient population where turnover reaches 25.8%. Rent-to-income at 28.9% keeps tenants under the stress threshold, a relative affordability advantage over most of Sydney where the median is far higher. No schools are recorded inside the 4.61 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs.
Drive
67.0%
Public Transport
10.9%
Walk / Cycle
15.1%
Work from Home
N/A
Population Forecast
+1.47%/yr
(+95 people/yr)
EstablishedWarwick Farm is expanding steadily: annual population growth registers 1.47%, or about 95 residents a year, and the 10-year change is a strong 32.1%, classifying it as established but fast-growing. The current population of 6,499 has fully recovered from a COVID dip of 5.5%, sitting above the pre-COVID level of 6,312. Medium forecasts lift the population to 7,113 by 2031, continued expansion. Overseas migration of 156 a year is the primary driver, offset by net internal outflow of 98. The gentrification stage reads early signs, with a score of 21, supported by the 34% population rise since 2011 and improving affordability, which moved from 67.0% in 2011 to 53.5% in 2021 as real incomes grew 35.8% over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+156
Net Internal / yr
-98
Gentrification Signal
Early signs
Population +34% since 2011, COVID recovered (-6% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Warwick Farm compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Warwick Farm a good suburb to live in?
Warwick Farm offers relative affordability with a $475,000 median house price and rent of $327 a week, well below Sydney norms. It is highly multicultural, with 62.0% of residents born overseas, 40.4 points above national. The trade-offs are decile 1 SEIFA scores on three of four indexes and 12.0% unemployment.
What is the median house price in Warwick Farm?
The median house price is $475,000, far below the Sydney average. Prices rose 3.8% from $465,000 in 2024 to $482,500 in 2025. Weekly rent averages $327 and monthly mortgage repayments run about $1,577, giving a mortgage-to-income ratio of 32.2%, above the stress threshold.
What schools are in Warwick Farm?
No schools are recorded inside the 4.61 km2 Warwick Farm boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is more educated than expected for the area, with university qualifications at 35.3%, which is 5.2 points above the national figure.
Is Warwick Farm safe?
Detailed crime statistics are not available for Warwick Farm in this dataset. As an indirect indicator, the suburb scores decile 1 on the IRSAD index, the lowest advantage tier, and 8.6% of its 6,135 residents need daily assistance, both pointing to a higher-needs profile than most Sydney suburbs.
Is Warwick Farm good for property investment?
Rent of $327 a week against a $475,000 median gives a gross yield near 3.6%, higher than most inner-Sydney markets. A 71.9% renter share offers a deep tenant pool, though the 12.7% vacancy rate signals apartment oversupply. Overseas migration of 156 a year and 33.3% rent growth support the income case.
How is Warwick Farm's population changing?
Population is growing 1.47% annually, about 95 residents a year, with a strong 32.1% rise over 10 years. The current 6,499 residents have recovered past the pre-COVID 6,312 after a 5.5% dip. Medium forecasts lift the population to 7,113 by 2031, driven mainly by overseas migration of 156 a year.
What languages are spoken in Warwick Farm?
About 62.0% of residents were born overseas, 40.4 points above the national figure. The most common non-English languages are Arabic (337 speakers), Serbian (111), Hindi (100), Urdu (79) and Mandarin (76), reflecting one of the most multicultural rental populations in Sydney's southwest.
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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