Westmead
Westmead stands out for a dense, apartment-led population of 16,555, with 5,658.7 residents per sq km and a median age of 33. The suburb is 72.2% overseas-born, 50.6 percentage points above the national share, helping explain its strong Indian, Chinese and South Asian language presence. Compared with nearby Parramatta and Harris Park, Westmead is especially shaped by apartments, renting and healthcare employment: 76.1% of dwellings are apartments and 69.5% of residents rent. Household income sits at the 81.7th percentile, yet the renter-heavy structure makes affordability and turnover more important than a conventional family-suburb reading.
Population
16,555
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$2,144/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Westmead suits buyers prioritising apartment access, smaller floorplans and proximity to employment rather than a large detached block. Two-bedroom homes account for 62.0% of the housing mix, higher than the 20.0% share of three-bedroom homes and the 7.8% share with four or more bedrooms. Only 15.0% of dwellings are separate houses, while 8.9% are semi-detached. A monthly mortgage benchmark of $2,000 represents 21.5% of household income, compared with rent stress at 19.1%. Because 69.5% of residents rent and only 9.8% own outright, buyers should assess strata costs, building quality and resale competition more carefully than in a lower-density suburb.
For Buyers
Westmead suits buyers prioritising apartment access, smaller floorplans and proximity to employment rather than a large detached block. Two-bedroom homes account for 62.0% of the housing mix, higher than the 20.0% share of three-bedroom homes and the 7.8% share with four or more bedrooms. Only 15.0% of dwellings are separate houses, while 8.9% are semi-detached. A monthly mortgage benchmark of $2,000 represents 21.5% of household income, compared with rent stress at 19.1%. Because 69.5% of residents rent and only 9.8% own outright, buyers should assess strata costs, building quality and resale competition more carefully than in a lower-density suburb.
For Investors
Westmead has a deep renter base, with 69.5% of households renting compared with 19.4% paying a mortgage and 9.8% owning outright. Weekly rent is $410 and the vacancy rate is 14.9%, so the income case is supported by demand but exposed to leasing competition when new apartments come online. Rent growth of 23.5% adds momentum, while 47 development applications in 12 months create a higher supply risk than in a tightly constrained established area. The annual growth trend is 2.55% and overseas migration is the primary driver, which supports tenant turnover and demand. Investors should stress-test vacancy, incentives, strata charges and apartment resale values rather than relying on rent growth alone.
Development Activity
Total DAs
272
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
-4.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Westmead
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Westmead has a median age of 33, seven years below the national average, and 67.9% of residents hold university qualifications, 37.8 percentage points above the national level. Overseas-born residents account for 72.2%, or 50.6 points above the national share, creating a younger, highly educated and internationally connected population. Indian ancestry is recorded for 5,905 people, while Hinduism has 7,219 adherents; Hindi is spoken by 867 residents, Gujarati by 558 and Nepali by 328. The 35.6% turnover rate is higher than the 64.4% share who stayed at the same address, partly because overseas migration and apartment renting bring more frequent moves. Compared with nearby Parramatta, Westmead has a particularly concentrated migrant and professional profile.
Age Distribution
Bedrooms
Dwelling Structure
15.0%
Houses
8.9%
Townhouse
76.1%
Apartment
Tenure
Westmead is structurally different from a conventional detached-house suburb. Apartments account for 76.1% of dwellings, higher than the 15.0% separate-house share and the 8.9% semi-detached share. The housing mix is concentrated in two-bedroom dwellings at 62.0%, followed by three-bedroom homes at 20.0%, one-bedroom or studio homes at 10.2% and four-bedroom-plus homes at 7.8%. Renting dominates at 69.5%, compared with 19.4% under mortgage and 9.8% owned outright. Weekly rent is $410, vacancy is 14.9%, and the mortgage-to-income ratio is 21.5%, above the 19.1% rent-to-income ratio. This combination reflects dense, mobile housing suited to smaller households, but it also increases exposure to apartment supply and strata costs.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $410.
$680
Bond data Jun 2026 · houses $765 · units $650
HH Size
2.6
Personal Income / wk
$974
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.9%
Unoccupied
1,021
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
57.6%
Couples with children
29.8%
Couples, no children
10.0%
Single parent
4,246
Total families
Economy & Employment
Healthcare is Westmead's largest industry at 20.5%, employing 1,362 people, followed closely by professional and technical services at 20.0% and 1,325 people. Finance accounts for 10.7%, retail 7.5% and education 5.9%. The occupation mix is similarly professional: 3,406 professionals, 920 clerical and administrative workers, 751 managers, 626 community and personal service workers and 529 trades workers. Labour-force participation is 65.2%, with 8,530 people in the labour force, 66.5% working full time and unemployment at 8.0%. SEIFA results are uneven: education and occupation reach decile 8, IRSAD is decile 7, IRSD is decile 5, while economic resources sit at decile 2. The high education profile alongside lower economic-resources ranking is consistent with a renter-majority area where professional employment does not translate into widespread home ownership.
Unemployment
8.0%
Labour Force
8,530
Unemployed
686
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.5%
Part-time
24.1%
Participation
65.2%
Employed
7,844
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
67.9%
Postgraduate
28.8%
Born Overseas
72.2%
Dwellings
5,836
Transport to Work
Westmead's high density of 5,658.7 people per sq km supports an apartment-focused lifestyle, while the travel mix shows 54.6% working from home, 27.1% driving, 8.8% using public transport and 6.4% walking or cycling. There are four local government schools, comprising one primary school and three schools for specific purposes. Families should check enrolment zones against the exact address because boundaries can cut across nearby suburbs. IRSAD is in decile 7, above the middle deciles, and household income ranks at the 81.7th percentile, supporting access to services while not removing housing pressure. The average household size is 2.6, lower than a large-family setting, and the 10.2% volunteering rate provides a modest indicator of local participation. For safety, review current incident patterns at street level before choosing a home, as conditions can vary across a suburb of 16,555 residents.
Drive
27.1%
Public Transport
8.8%
Walk / Cycle
6.4%
Work from Home
54.6%
Population Forecast
+2.55%/yr
(+608 people/yr)
EstablishedWestmead is classified as established, but its 2.55% annual growth trend points to continuing expansion rather than a static outlook. Overseas migration is the primary driver, consistent with the suburb's 72.2% overseas-born population and 35.6% turnover rate. Gentrification is rated Active with a score of 44, higher than the shift measure's score of 36, while the wider area's population change reaches 49.8% over ten years. Rent growth of 23.5% adds evidence of sustained demand. The trajectory is Mixed, reflecting simultaneous growth and affordability pressure: affordability moved from 63.1 in 2011 to 45.4 in 2021, while the working-age share rose 3.0 points and the senior share fell 2.0 points. The combination of migration, development and professional employment should keep change active, although apartment supply may make outcomes uneven.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,008
Net Internal / yr
-762
Gentrification Signal
Active
Population +57% since 2011, Net internal outflow -762/yr, Strong overseas inflow +1008/yr, Accelerating: 7% → 47%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Westmead compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Westmead a good suburb to live in?
Westmead can suit residents who value apartments, healthcare employment and a highly multicultural setting. It has 16,555 residents, a median age of 33 and 76.1% apartments. Compared with lower-density suburbs, it provides a more urban lifestyle, but renters should consider the 14.9% vacancy rate, building quality, strata costs and local traffic conditions.
What is the median house price in Westmead?
A single house median is less representative in Westmead because 76.1% of dwellings are apartments and only 15.0% are separate houses. Buyers should compare recent sales for the same property type, bedroom count and building rather than applying one suburb-wide figure. Two-bedroom homes make up 62.0% of the housing mix, so apartment comparables are particularly important.
What schools are in Westmead?
Westmead has 4 local government schools: 1 primary school and 3 schools for specific purposes. Enrolment zones should be checked against the exact address, especially near Parramatta and neighbouring suburbs where boundaries can differ. Families should also confirm current places, transport arrangements and whether the school's type matches the student's needs before signing a lease or contract.
Is Westmead safe?
Safety should be assessed using current street-level incident information and an in-person visit at different times. Westmead has 16,555 residents in a dense 2.93 sq km area, so conditions can vary between apartment buildings, main roads and quieter streets. Check lighting, building access, parking areas and the immediate route to work, school or public transport before deciding.
Is Westmead good for property investment?
Westmead has investment support from a 69.5% renter share, $410 weekly rent and overseas migration as the main growth driver. However, the 14.9% vacancy rate and 47 development applications in 12 months indicate supply and leasing risks. The 2.55% annual growth trend and 23.5% rent growth are encouraging, but investors should model strata fees, incentives, vacancy and apartment resale competition.
How is Westmead's population changing?
Population change is being driven primarily by overseas migration. Westmead's annual growth trend is 2.55%, while the wider area's ten-year population change is 49.8%. Gentrification is rated Active with a score of 44, and the shift trajectory is Mixed. The 35.6% turnover rate and 72.2% overseas-born share indicate a mobile population shaped by apartments, employment and migration.
What languages are spoken in Westmead?
Westmead has a strong multilingual population, with 72.2% of residents born overseas. Hindi is spoken by 867 people, Gujarati by 558, Nepali by 328, another language category by 314 and Punjabi by 288. Indian ancestry is recorded for 5,905 residents, while Chinese ancestry accounts for 1,268, making language access an important consideration for local services and schools.
What development is happening in Westmead?
Westmead recorded 47 development applications over 12 months, including a new dwelling house, a secondary dwelling and a modification involving early education and care. Because 76.1% of homes are already apartments and vacancy is 14.9%, buyers and investors should check project timing, construction impacts, parking and future competing supply before committing to a property.
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 education open registers (school locations), 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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