West Gosford
More than half of West Gosford's 1,602 residents rent their homes, and a 13.2% vacancy rate signals that supply outpaces demand in a suburb where household income sits in just the 23.2nd percentile nationally. The median age of 44 is 4 years above the national figure, and average household size of 1.9 is 0.6 below national, reflecting a concentration of smaller, older households rather than growing families. Median house prices fell from $590,000 in 2024 to $490,000 in 2025, a 16.9% drop that makes this one of the more affordable entry points on the Central Coast compared to broader NSW medians.
Population
1,602
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,169/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$515K
2024-2025 (PSI derived)
At $490,000, the current median house price is well below most NSW coastal markets, though it has fallen 16.9% from the $590,000 peak recorded in 2024. The stock skews toward semi-detached dwellings at 41.5% and apartments at 36.1%, with only 22.5% separate houses, so buyers seeking a standalone home face limited options. Two-bedroom dwellings make up 56% of the stock, a proportion higher than most suburban areas and consistent with the smaller household profile. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio of 34.2% exceeds the 30% stress threshold, meaning servicing costs are a genuine strain even at this price point compared to most higher-income suburbs.
For Buyers
At $490,000, the current median house price is well below most NSW coastal markets, though it has fallen 16.9% from the $590,000 peak recorded in 2024. The stock skews toward semi-detached dwellings at 41.5% and apartments at 36.1%, with only 22.5% separate houses, so buyers seeking a standalone home face limited options. Two-bedroom dwellings make up 56% of the stock, a proportion higher than most suburban areas and consistent with the smaller household profile. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio of 34.2% exceeds the 30% stress threshold, meaning servicing costs are a genuine strain even at this price point compared to most higher-income suburbs.
For Investors
West Gosford's 54.5% renter share is substantially above the national average, providing a large tenant pool, but the 13.2% vacancy rate indicates more available supply than tenants can currently absorb. Weekly rent of $380 against a $490,000 median implies a gross yield near 4%, relatively competitive compared to tighter capital city markets. The suburb recorded 33 development applications in the past 12 months, including mixed-use and commercial works, suggesting ongoing activity. Rent-to-income at 32.5% means existing tenants are already under pressure, which caps further rent growth. Investors should weigh the affordable entry point against the price decline of 16.9% over the last year and the high vacancy.
Development Activity
Total DAs
160
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+34.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in West Gosford iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Gosford Public School
K-6 · 545 students
Demographics
The median age of 44 is 4 years above the national figure, and couples without children make up 36.9% of families, consistent with a suburb where larger family households are below average. Average household size of 1.9 is 0.6 below national, which explains why the suburb's 947 families live across relatively compact dwellings. Overseas-born residents account for 25.5%, which is 3.9 percentage points above the national figure. Ancestry is predominantly Anglo-Celtic, led by English (654), Irish (156) and Scottish (147) residents. University qualifications reach 31.8%, marginally above national at 1.7 points higher, though overall household income sits at the 23.2nd percentile, pointing to a mismatch between education attainment and local income.
Age Distribution
Bedrooms
Dwelling Structure
22.5%
Houses
41.5%
Townhouse
36.1%
Apartment
Tenure
The tenure split distinguishes West Gosford from most suburban markets: 54.5% rent, 22.4% carry mortgages and only 23% own outright. This renter majority reflects the affordable entry point but also signals limited owner-occupier demand at current prices. Semi-detached dwellings dominate at 41.5%, followed by apartments at 36.1%, while separate houses are just 22.5% of stock. Two-bedroom dwellings are the defining typology at 56% of all homes. Prices fell from $590,000 in 2024 to $490,000 in 2025, a 16.9% correction. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio of 34.2% exceeds the standard stress threshold, higher relative to household income than median-priced markets with stronger earnings.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$380
HH Size
1.9
Personal Income / wk
$679
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.2%
Unoccupied
114
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.2% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.9%
Couples, no children
947
Total families
Economy & Employment
Healthcare is the dominant employer at 27.4% of resident workers (121 people), well above the national sector share, which likely reflects proximity to Gosford Hospital. Education follows at 9.7% and Professional/Tech at 8.8%. Professionals are the top occupational group at 155 workers, followed by Community/Personal Services at 90 and Labourers at 80. Unemployment sits at 7.5%, above the national average, and the labour participation rate of 46.4% is low, partly because 595 residents are not in the labour force at all. Household income in the 23.2nd percentile nationally reflects a workforce concentrated in care, community and trade roles rather than high-income professional or finance sectors.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.3%
Part-time
26.2%
Participation
46.4%
Employed
603
Occupations
Top Industries
University
31.8%
Postgraduate
8.3%
Born Overseas
25.5%
Dwellings
743
Transport to Work
Car dependence is high at 81.5% of workers commuting by car, well above the national average, while public transport use sits at 6.8% and walking or cycling at 5.7%. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in adjacent areas. Crime statistics are not available for West Gosford. A need-for-assistance rate of 12.7% (191 residents) is notable, which is higher than typically seen in lower-disadvantage suburbs, consistent with the older median age of 44 and the income profile at the 23.2nd percentile. The 10.1% volunteering rate reflects some community engagement despite the economic pressures indicated by rent and mortgage stress figures.
Drive
81.5%
Public Transport
6.8%
Walk / Cycle
5.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Gosford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is West Gosford a good suburb to live in?
West Gosford offers affordable housing with a $490,000 median, well below broader NSW coastal benchmarks. However, household income sits at the 23.2nd percentile nationally, unemployment is 7.5%, and 12.7% of residents need daily assistance. The suburb suits cost-conscious renters and buyers who do not require nearby schools, though the 13.2% vacancy rate and 16.9% price decline indicate soft demand.
What is the median house price in West Gosford?
The current median house price is $490,000, down 16.9% from $590,000 recorded in 2024. Monthly mortgage repayments average $1,733. Weekly rent is $380, which is moderate compared to many Central Coast suburbs. The mortgage-to-income ratio of 34.2% exceeds the standard 30% stress threshold given local income levels.
What schools are in West Gosford?
No schools are recorded within the West Gosford suburb boundary in this dataset. Families with children rely on schools in neighbouring suburbs such as Gosford. Despite the lack of local schools, university qualifications are held by 31.8% of residents, which is 1.7 percentage points above the national figure.
Is West Gosford safe?
Detailed crime statistics are not available for West Gosford in this dataset. As a contextual indicator, household income sits in the 23.2nd percentile nationally and unemployment is 7.5%, both above the national average. Around 12.7% of the 1,602 residents require daily assistance, which is higher than lower-disadvantage suburbs in NSW.
Is West Gosford good for property investment?
The 54.5% renter share provides a large tenant pool, and weekly rent of $380 against a $490,000 median implies a gross yield near 4%, which is competitive compared to tighter Sydney and coastal markets. The 13.2% vacancy rate is a caution, and prices fell 16.9% over the last year. Investors should weigh the affordable entry against soft price momentum and above-average vacancy.
How is West Gosford's population changing?
West Gosford has a population of 1,602, with a resident turnover rate of 36.8% over five years, meaning about 1 in 3 residents relocated during that period. The remaining 63.2% stayed. The median age of 44 is 4 years above national, and the average household size of 1.9 is 0.6 below national, suggesting the population is aging and households are shrinking rather than growing.
How much development is happening in West Gosford?
West Gosford recorded 33 development applications in the past 12 months, including mixed-use commercial projects, warehouse alterations and signage works. This level of activity is moderate. The suburb does not show large-scale residential development, which is consistent with its established, high-vacancy profile where 13.2% of dwellings sit empty.
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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