Willoughby East
Household income sits at the 99.8th percentile, making Willoughby East an unusually affluent, compact North Shore pocket rather than a typical suburban market. Its 1,864 residents occupy 0.56 sq km at a density of 3,321.5 people per sq km, while the median age of 42 is 2.0 years above the national figure. Housing is strongly detached, with 95.6% separate houses and 57.6% containing 4 or more bedrooms. Compared with nearby Willoughby and Chatswood, the suburb reads as a small, established family enclave within a tightly connected urban area. High incomes, 64.3% university attainment and 67.1% working from home help explain its low renter share of 11.6%, while overseas migration remains the main growth driver.
Local council: Willoughby
Population
1,864
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$4,536/wk
DAs (12 months)iDevelopment Applications lodged in the past year
21
Willoughby East suits buyers prioritising detached housing and larger floorplans, but the entry cost needs to be tested against household cash flow. Separate houses account for 95.6% of dwellings, far higher than the 0.5% apartment share, and 57.6% of homes have 4 or more bedrooms compared with 32.7% with 3 bedrooms. A mortgage commitment of $4,219 per month sits alongside mortgage repayments equal to 21.5% of household income, with mortgage stress not flagged. That reflects high earning capacity, with weekly household income of $4,536 and family income of $4,678. Outright ownership at 43.1% is slightly higher than mortgage ownership at 42.8%, suggesting established residents and long tenure. Buyers should compare renovation scope, land value and recent comparable sales because detached homes can vary materially within 0.56 sq km.
For Buyers
Willoughby East suits buyers prioritising detached housing and larger floorplans, but the entry cost needs to be tested against household cash flow. Separate houses account for 95.6% of dwellings, far higher than the 0.5% apartment share, and 57.6% of homes have 4 or more bedrooms compared with 32.7% with 3 bedrooms. A mortgage commitment of $4,219 per month sits alongside mortgage repayments equal to 21.5% of household income, with mortgage stress not flagged. That reflects high earning capacity, with weekly household income of $4,536 and family income of $4,678. Outright ownership at 43.1% is slightly higher than mortgage ownership at 42.8%, suggesting established residents and long tenure. Buyers should compare renovation scope, land value and recent comparable sales because detached homes can vary materially within 0.56 sq km.
For Investors
Investor appeal is shaped by scarce rental stock rather than a high-rental neighbourhood profile. Only 11.6% of households rent, compared with 43.1% owning outright and 42.8% paying a mortgage, while weekly rent is $873. Vacancy is 3.7%, so leasing conditions may be firmer than in areas with more available stock, although the small renter base can limit tenant depth. Development activity reached 20 applications in 12 months, including a dual-occupancy modification involving 2 dwellings, which points to incremental additions rather than a large project pipeline. Rent growth is recorded at 20.2%, higher than the 10.6% real-income growth measure, so investors should stress-test affordability and maintenance costs. Overseas migration is the primary growth driver, but the annual trend is a measured 0.68%, supporting a selective long-hold approach over a volume strategy.
Development Activity
Total DAs
144
Last 12 Months
21
YoY ChangeiYear-over-year change in DA lodgements
-32.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Willoughby East has an older and more highly educated profile than Australia overall: the median age is 42, or 2.0 years above the national figure, and 64.3% of residents have university qualifications, 34.2 percentage points higher than the national comparison. Overseas-born residents account for 26.4%, 4.8 points above the national share, with Chinese ancestry recorded for 233 people and English ancestry for 644. Household size is 3.2 people, 0.7 above national, consistent with 63.5% of families being couples with children and 26.5% couples without children. Christianity is recorded for 1,004 residents and no religion for 708. Residential stability is high because 86.2% stayed at the same address, while turnover was 13.8%. Cantonese and Mandarin are the leading listed non-English languages, at 31 and 28 people.
Age Distribution
Bedrooms
Dwelling Structure
95.6%
Houses
3.9%
Townhouse
0.5%
Apartment
Tenure
Detached housing defines the physical form: 95.6% of dwellings are separate houses, 3.9% semi-detached and 0.5% apartments. The 4-plus-bedroom share is 57.6%, higher than the 32.7% three-bedroom share and the 9.7% two-bedroom share, so the market is weighted towards larger family homes. Tenure is also distinctive, with 43.1% owned outright, 42.8% under mortgage and only 11.6% rented. Outright ownership is marginally higher than mortgage ownership because this is an established, affluent area, reflected in household income of $4,536 per week and an income percentile of 99.8. Weekly rent is $873 and vacancy is 3.7%, while the 0.56 sq km area supports density of 3,321.5 people per sq km. Compared with apartment-oriented parts of the Lower North Shore, Willoughby East is more land-and-house focused, so renovation quality and lot attributes matter.
Mortgage / mo
$4,219
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $873.
$1,025
Bond data Jun 2026 · houses $1,525 · units $760
HH Size
3.2
Personal Income / wk
$1,155
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
22
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
63.5%
Couples with children
26.5%
Couples, no children
8.8%
Single parent
524
Total families
Economy & Employment
Professional and managerial work anchors the local economy. Professional/Tech accounts for 24.2% of workers, followed by Finance at 17.3%, Healthcare at 12.8%, Education at 6.9% and Retail at 5.6%. The occupational mix includes 352 Professionals, 220 Managers, 108 Clerical/Admin workers, 74 in Sales and 54 in Community/Personal services. This concentration helps explain weekly household income of $4,536 and the 99.8th income percentile. Labour-force participation is 66.5%, with 933 people in the labour force, 61.8% working full time and unemployment at 3.9%. Socioeconomic results sit above the midpoint of the decile scale: IEO is 1,150 and decile 10, IER is 1,077 and decile 9, IRSD is 1,090 and decile 10, and IRSAD is 1,147 and decile 10. The one-decile IER gap is a modest anomaly, while 454 people are outside the labour force and 283 work part time.
Unemployment
3.9%
Labour Force
933
Unemployed
36
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.8%
Part-time
31.5%
Participation
66.5%
Employed
897
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
64.3%
Postgraduate
18.2%
Born Overseas
26.4%
Dwellings
568
Transport to Work
Livability is strongest for households that value space and home-based work. Separate houses make up 95.6% of dwellings, and 67.1% of workers report working from home, far higher than the 2.0% using public transport and 3.3% walking or cycling to work. Car driving accounts for 25.5%, so daily convenience is more car-oriented than transit-oriented. The pattern reflects a detached, established area where work and household routines are often managed from home. Willoughby East scores in IRSAD decile 10, with 2.9% of residents needing assistance and a volunteering rate of 21.9%, indicating strong resources alongside a small support-needs cohort. Density is 3,321.5 people per sq km across only 0.56 sq km, making short local trips practical. Compared with lower-resource locations, the top-decile socioeconomic profile is a major advantage, although the transport pattern may suit home-based workers better than heavy commuters. Check current police and street-level conditions before deciding.
Drive
25.5%
Public Transport
2.0%
Walk / Cycle
3.3%
Work from Home
67.1%
Growth Outlook
Growth is steady rather than explosive. The annual trend for the wider area is 0.68%, with Overseas migration identified as the primary driver, while population change across the wider area is 11.7% over 10 years. The suburb is classified as established with a Mixed trajectory, which fits a mature detached-house market where turnover is 13.8% and 86.2% of residents stayed at the same address. Gentrification signals are restrained: the gentrification score is 14 with a Not gentrifying stage, although the shift assessment records a score of 28 and Early signs. That contrast suggests gradual change rather than a sharp repositioning. Rent growth of 20.2% is higher than the 0.68% annual population trend, while senior share has risen 2.3 points and young share has fallen 1.0 point. Demand should be supported by overseas migration and established incomes, but constrained by limited turnover and a 0.56 sq km footprint.
Population trend: Willoughby council area
Willoughby East sits in the Willoughby council area. These are the council area's residents, not Willoughby East's.
Residents 2025
80,520
Growth, 5 yr average
+0.5%/yr
2020 to 2025
Growth, last year
+1.0%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Willoughby East compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Willoughby East a good suburb to live in?
It is well suited to households seeking established detached housing, high incomes and a strong home-working pattern. Separate houses represent 95.6% of dwellings, 67.1% work from home and the area sits in IRSAD decile 10, placing its socioeconomic profile well above the national midpoint.
What is the median house price in Willoughby East?
For a current median, compare recent settled sales and obtain an appraisal for the exact street rather than relying on a single figure. The housing stock is 95.6% separate houses, with 57.6% containing 4 or more bedrooms, which is higher than the 32.7% share of 3-bedroom homes.
What schools are in Willoughby East?
School choices should be checked against the exact address and enrolment zone, especially because 63.5% of families are couples with children and average household size is 3.2, above the national comparison. Compare nearby public and independent campuses for eligibility, travel time and out-of-area rules before committing.
Is Willoughby East safe?
Check current NSW Police incident data and inspect the specific street at different times before deciding. Willoughby East has 1,864 residents and an IRSAD decile of 10, but socioeconomic advantage is higher than in lower-decile areas and should not be treated as a substitute for a current crime check.
Is Willoughby East good for property investment?
It may suit a selective long-term strategy, particularly for well-presented detached homes. Weekly rent is $873, vacancy is 3.7% and renters account for 11.6%, while 20 development applications were recorded over 12 months. Compare the likely yield with purchase and upkeep costs, as the renter pool is smaller than in many suburbs.
How is Willoughby East's population changing?
Change is gradual rather than rapid. Population change across the wider area is 11.7% over 10 years and the annual trend is 0.68%, with Overseas migration the primary driver. The profile is also ageing, with senior share up 2.3 points and young share down 1.0 point, consistent with an established suburb.
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).
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