Westleigh
Household income in the 97.3rd percentile nationally, yet 97.1% of dwellings are separate houses and only 7.1% of residents rent. Westleigh, on the Upper North Shore, is a suburb defined by owner-occupier permanence, with 88.1% of residents staying put over five years, well above typical suburban turnover. The median house price sits at $1,975,000, and university qualifications reach 57.6%, which is 27.5 percentage points above the national figure. At a median age of 45, the population skews 5.0 years older than the national average, and the suburb's detached-house dominance makes it structurally different from most high-income markets that mix in apartments.
Population
4,501
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$3,021/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$2.0M
2024-2025 (PSI derived)
The $1,975,000 median house price places Westleigh firmly in the premium tier of Sydney's Upper North Shore. Price history across 2024 and 2025 shows no movement, suggesting a market that has reached price stability rather than rapid appreciation. The housing stock is almost entirely separate houses at 97.1%, with semi-detached at 2.7% and apartments at 0.2%, meaning buyers face a true detached-house market with very few entry-level alternatives. Bedrooms skew large: 72.8% of dwellings have four or more bedrooms, reflecting the family-oriented, established demographic. Monthly mortgage repayments average $3,000, producing a mortgage-to-income ratio of 22.9%, below the 30% stress threshold, even at a $1.975M purchase price, because household incomes are in the top 3% nationally.
For Buyers
The $1,975,000 median house price places Westleigh firmly in the premium tier of Sydney's Upper North Shore. Price history across 2024 and 2025 shows no movement, suggesting a market that has reached price stability rather than rapid appreciation. The housing stock is almost entirely separate houses at 97.1%, with semi-detached at 2.7% and apartments at 0.2%, meaning buyers face a true detached-house market with very few entry-level alternatives. Bedrooms skew large: 72.8% of dwellings have four or more bedrooms, reflecting the family-oriented, established demographic. Monthly mortgage repayments average $3,000, producing a mortgage-to-income ratio of 22.9%, below the 30% stress threshold, even at a $1.975M purchase price, because household incomes are in the top 3% nationally.
For Investors
With only 7.1% of residents renting, Westleigh is owner-occupier territory, and the rental market is thin by design. Weekly rent averages $705 against a $1,975,000 median, implying a gross yield around 1.9%, low even for a premium suburb. The 2.1% vacancy rate is modest, keeping vacancies tight for the limited rental stock that exists. Population growth runs at 0.41% annually, adding around 82 persons a year, with overseas migration the primary driver at net 239 per year, partially offset by internal outflow of 86. Over 12 months, 30 development applications were lodged, mostly alterations and additions to existing houses, consistent with a suburb upgrading rather than expanding supply. Rental stock is unlikely to grow meaningfully, so the investment case depends on capital growth in a market already priced at $1,975,000.
Development Activity
Total DAs
148
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+15.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 45 sits 5.0 years above the national figure, and the senior share has grown 2.3 points over the decade while the working-age share fell 0.9 points, a slow but consistent aging trajectory. Overseas-born residents account for 34.0% of the population, which is 12.4 percentage points above the national average, driven by English (1,568), Chinese (554) and Irish (486) ancestries. Among non-English languages, Mandarin leads at 138 speakers, followed by Cantonese at 61. University qualifications at 57.6% run 27.5 points above the national figure, among the highest in NSW. Average household size is 3.0, which is 0.5 above the national average, consistent with the couples-with-children profile: 1,808 couples have children, compared with 890 couples without.
Age Distribution
Bedrooms
Dwelling Structure
97.1%
Houses
2.7%
Townhouse
0.2%
Apartment
Tenure
Tenure in Westleigh is unusually stable: 45.7% own outright and 47.2% carry a mortgage, leaving only 7.1% as renters. Outright owners nearly equal mortgage holders, indicating a long-settled population rather than a suburb of recent arrivals. The stock is 97.1% separate houses, with semi-detached at 2.7% and apartments barely registering at 0.2%. This near-total absence of apartments is rare for a suburb at this income level and contributes to the scarcity premium in the $1,975,000 median. Four-plus bedroom homes account for 72.8% of dwellings, and three-bedroom homes for 25.6%, leaving very little small-dwelling stock. Mortgage repayments average $3,000 a month, at 22.9% of income, below the stress threshold, though at a purchase price well above the NSW state median.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$705
HH Size
3.0
Personal Income / wk
$1,022
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.1%
Unoccupied
32
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.5%
Couples, no children
4,131
Total families
Economy & Employment
Healthcare and Education each employ 15.9% of the resident workforce (286 and 285 workers respectively), with Professional and Technical services close behind at 15.5% and 278 workers. Finance accounts for 8.2% and Public Administration 6.5%. By occupation, Professionals dominate at 875 workers, followed by Managers at 445 and Clerical/Admin at 335. The unemployment rate of 3.4% is low, and full-time employment accounts for 63.2% of working residents. Real income growth over the decade was 15.0%, and household income at $3,021 per week places Westleigh in the 97.3rd percentile nationally, higher than the overwhelming majority of suburbs. The participation rate of 59.7% reflects a large non-labour-force cohort of 1,231 residents, consistent with the older median age and high rates of retired homeowners.
Unemployment
5.5%
Labour Force
10,813
Unemployed
600
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.2%
Part-time
33.4%
Participation
59.7%
Employed
2,104
Occupations
Top Industries
University
57.6%
Postgraduate
18.7%
Born Overseas
34.0%
Dwellings
1,498
Transport to Work
Car dependency is high: 87.6% of residents drive to work, and public transport usage sits at 5.2%, compared to higher rates in inner-Sydney suburbs. Walking and cycling account for 2.8%. No schools are recorded inside the Westleigh boundary in this dataset, so families draw on institutions in neighbouring Pennant Hills and Thornleigh. Crime data is not available for Westleigh in this dataset, but as an indirect indicator, household income is in the 97.3rd percentile and only 3.4% of residents need daily assistance, consistent with a low-disadvantage area. Volunteering reaches 20.6% of residents, above typical suburban rates, which signals a cohesive, engaged community. Rent-to-income at 23.3% and mortgage-to-income at 22.9% both fall below the 30% stress threshold.
Drive
87.6%
Public Transport
5.2%
Walk / Cycle
2.8%
Work from Home
N/A
Population Forecast
+0.41%/yr
(+82 people/yr)
EstablishedAnnual population growth of 0.41% equates to roughly 82 persons a year, and the medium forecast puts the broader area at around 20,030 by 2028, up from 19,875 in 2025. Over the past decade, population rose 6.2%, a slow but steady pace. The primary growth driver is overseas migration at a net 239 per year, while internal migration shows a net outflow of 86, suggesting that new arrivals come from overseas while longer-term residents occasionally relocate regionally. The gentrification score of 10 reads as not gentrifying, which makes sense for a suburb already in the top 3% of income nationally. Rent growth of 34.1% over the period points to tightening rental conditions despite the thin renter share of 7.1%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+239
Net Internal / yr
-86
Gentrification Signal
Not gentrifying
Strong overseas inflow +239/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Westleigh compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Westleigh a good suburb to live in?
Westleigh has household income in the 97.3rd percentile nationally and a university qualification rate of 57.6%, which is 27.5 points above the national average. Owner-occupier rates are high at 92.9% combined (owned outright 45.7% plus mortgaged 47.2%), and 88.1% of residents stayed put over five years. The main trade-off is the $1,975,000 median house price and limited public transport, with 87.6% of residents driving to work.
What is the median house price in Westleigh?
The median house price is $1,975,000 based on 2024-2025 data. Weekly rent averages $705 and monthly mortgage repayments run approximately $3,000, giving a mortgage-to-income ratio of 22.9%. The stock is 97.1% separate houses, with 72.8% of dwellings having four or more bedrooms.
What schools are in Westleigh?
No schools are recorded inside the Westleigh boundary in this dataset. Families typically draw on schools in adjoining suburbs such as Pennant Hills and Thornleigh. Despite the lack of local schools, the suburb has a university qualification rate of 57.6%, which is 27.5 percentage points above the national figure.
Is Westleigh safe?
Detailed crime statistics are not available for Westleigh in this dataset. As an indirect indicator, household income sits in the 97.3rd percentile nationally, only 3.4% of residents (around 150 people) need daily assistance, and 88.1% of residents remained in the suburb over a five-year period, all consistent with a stable, low-disadvantage area.
Is Westleigh good for property investment?
The investment case is primarily capital growth, not yield. Weekly rent of $705 against a $1,975,000 median implies a gross yield around 1.9%, low by investor standards, and only 7.1% of residents rent, limiting the tenant pool. The 2.1% vacancy rate is tight, and overseas migration of net 239 per year supports steady demand. Over the past decade, rent grew 34.1%, but population growth is slow at 0.41% annually.
How is Westleigh's population changing?
Population growth runs at 0.41% per year, adding around 82 persons annually, with overseas migration the primary driver at a net 239 per year. Internal migration shows a net outflow of 86 per year. Over the past decade, population grew 6.2%, and medium forecasts project the broader area reaching around 20,030 by 2028, up from 19,875 in 2025.
What languages are spoken in Westleigh?
About 34.0% of residents were born overseas, which is 12.4 percentage points above the national figure. Among non-English languages, Mandarin is spoken by 138 residents, Cantonese by 61, Hindi by 29, Korean by 29 and Arabic by 25. English remains dominant, with Chinese (554) and Irish (486) among the top ancestry groups.
How much development is happening in Westleigh?
There were 30 development applications lodged in the past 12 months. Most are alterations and additions to existing dwellings or complying development certificates, reflecting a suburb upgrading its housing stock rather than adding new dwellings. This is consistent with the 97.1% separate-house composition and the low 0.41% annual population growth rate.
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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