Woodford
At a median age of 44, Woodford skews 4 years older than the national figure, and the housing stock reflects it: 98.3% separate houses, 39.8% owned outright, and only 10.2% renters. Household income sits in the 71.4th percentile nationally, yet mortgage stress is absent at 24.1% of income. University qualifications reach 40.9%, which is 10.8 percentage points above the national average, concentrated in healthcare and education workers who collectively fill 42% of local jobs. Low turnover (82.2% of residents stayed in the same dwelling) signals a settled, owner-occupier community rather than a revolving-door suburb.
Population
1,953
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,913/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$825K
2024-2025 (PSI derived)
The median house price of $825,000 is supported by a stock that is almost entirely separate houses, at 98.3%, giving buyers little ambiguity about what they are purchasing. The dominant size is 4-plus bedrooms at 43.7%, with 3-bedroom homes at 42%, so families are the primary market. Monthly mortgage repayments average $1,997, producing a mortgage-to-income ratio of 24.1%, which is below the 30% stress threshold even on incomes around the 71st percentile nationally. Prices moved from $802,500 in 2024 to $855,002 in 2025, a 6.5% annual gain, suggesting steady demand rather than speculative spikes. Outright owners at 39.8% outnumber renters at 10.2% by a wide margin, indicating long-held tenure and low forced-sale pressure.
For Buyers
The median house price of $825,000 is supported by a stock that is almost entirely separate houses, at 98.3%, giving buyers little ambiguity about what they are purchasing. The dominant size is 4-plus bedrooms at 43.7%, with 3-bedroom homes at 42%, so families are the primary market. Monthly mortgage repayments average $1,997, producing a mortgage-to-income ratio of 24.1%, which is below the 30% stress threshold even on incomes around the 71st percentile nationally. Prices moved from $802,500 in 2024 to $855,002 in 2025, a 6.5% annual gain, suggesting steady demand rather than speculative spikes. Outright owners at 39.8% outnumber renters at 10.2% by a wide margin, indicating long-held tenure and low forced-sale pressure.
For Investors
Woodford's investment case rests on capital growth rather than yield. Weekly rent of $420 against a median house price of $825,000 implies a gross yield around 2.6%, lower than most regional NSW markets. The vacancy rate stands at 6.5%, meaning the rental pool is thin at only 10.2% of dwellings, so prolonged vacancies are a real risk. Only 12 development applications were lodged in the past 12 months, pointing to a low-supply, established suburb with limited new competition. The 6.5% price appreciation from 2024 to 2025 is the stronger draw, and the low churn rate of 17.8% annual turnover suggests owners are holding rather than selling, which constrains listing volumes and tends to underpin prices compared to higher-turnover suburbs.
Development Activity
Total DAs
76
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
+71.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 44 places Woodford 4 years above the national median, fitting a settled, family-to-retirement transition profile. Overseas-born residents at 17.8% are 3.8 percentage points below the national figure, and ancestry is strongly Anglo-Celtic: English (859 residents), Irish (308), and Scottish (245) lead. Average household size is 2.5, matching the national average, though couples-with-children (625) outnumber couples-without-children (478), suggesting the suburb still attracts younger families despite the older median. University qualifications at 40.9% exceed the national average by 10.8 points, consistent with the concentration of professionals, managers, and healthcare workers in the workforce. Volunteering reaches 19.2%, which is high and typical of stable, mid-income communities with social cohesion.
Age Distribution
Bedrooms
Dwelling Structure
98.3%
Houses
0.8%
Townhouse
0.9%
Apartment
Tenure
The housing stock is among the most uniform in NSW: 98.3% separate houses, with apartments at just 0.9% and semi-detached at 0.8%. This means a buyer faces essentially one product type. The size distribution leans large, with 43.7% having 4-plus bedrooms and 42.0% having 3 bedrooms, while smaller 2-bedroom homes represent only 12.4%. Tenure splits into 39.8% owned outright, 50.0% mortgaged, and 10.2% renting, a pattern more typical of outer-suburban owner-occupier belts than urban fringe markets. Prices rose 6.5% from $802,500 in 2024 to $855,002 in 2025. Mortgage-to-income at 24.1% and rent-to-income at 22.0% both sit below stress levels, suggesting current holders are comfortable relative to their incomes at the 71.4th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,997
Rent / wk
$420
HH Size
2.5
Personal Income / wk
$836
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
53
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.1%
Community Profile
Ancestry
Household Composition
28.8%
Couples, no children
1,657
Total families
Economy & Employment
Healthcare (21.2%, 157 workers) and Education (20.8%, 154 workers) together account for 42% of local employment, a dual anchor that provides recession-resilient income stability compared to construction or retail-dependent suburbs. Public Administration adds 12.1% and Construction 8.8%, with Professional/Tech at 6.7%. By occupation, Professionals lead with 302 workers, followed by Community and Personal service workers at 138 and Managers at 124. Full-time employment runs at 59.3%, and the unemployment rate is 4.8%. Participation at 56.4% is moderate, partly because the older median age of 44 pulls more residents into the not-in-labour-force category (567 people). Household incomes in the 71.4th percentile nationally reflect the knowledge-sector concentration rather than retail or hospitality wages.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.3%
Part-time
35.9%
Participation
56.4%
Employed
873
Occupations
Top Industries
University
40.9%
Postgraduate
13.8%
Born Overseas
17.8%
Dwellings
757
Transport to Work
Car dependence is high at 91.2% using a private vehicle, with only 4.1% taking public transport and 0.7% walking or cycling, so access to a car is effectively a prerequisite for daily life. No schools are recorded inside the Woodford boundary in this dataset, so families rely on nearby towns. Crime statistics are not available for this suburb, limiting a direct safety comparison. Mortgage stress is absent at 24.1% of income and rent stress is also below threshold at 22.0%. Only 5.1% of residents (97 people) require daily assistance, consistent with a population that is aging but largely independent. The 19.2% volunteering rate is above average nationally and suggests a socially connected community rather than an isolated dormitory settlement.
Drive
91.2%
Public Transport
4.1%
Walk / Cycle
0.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Woodford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Woodford a good suburb to live in?
Woodford suits owner-occupier families who prefer a house-dominant suburb with low mortgage stress. The mortgage-to-income ratio is 24.1%, below the 30% stress threshold, household income sits in the 71.4th percentile nationally, and 82.2% of residents stayed in the same dwelling, reflecting strong community stability. The main trade-off is high car dependence, with 91.2% relying on private vehicles.
What is the median house price in Woodford?
The median house price is $825,000, with prices rising 6.5% from $802,500 in 2024 to $855,002 in 2025. Monthly mortgage repayments average $1,997 and weekly rent is $420. The stock is 98.3% separate houses, predominantly 3 and 4-plus bedroom homes.
What schools are in Woodford?
No schools are recorded inside the Woodford boundary in this dataset. Despite this, residents show strong educational attainment, with 40.9% holding university qualifications, which is 10.8 percentage points above the national average, suggesting families successfully access schooling in neighbouring towns.
Is Woodford safe?
Detailed crime statistics are not available for Woodford in this dataset. As an indirect indicator, mortgage and rent stress are both below national thresholds (mortgage-to-income 24.1%, rent-to-income 22.0%), and only 5.1% of the 1,953 residents require daily assistance, both consistent with a stable, low-disadvantage community.
Is Woodford good for property investment?
Woodford favours capital growth over yield. Weekly rent of $420 against a median of $825,000 gives a gross yield around 2.6%, and the vacancy rate is 6.5%. Prices rose 6.5% over the 2024 to 2025 period, and low supply (12 development applications in 12 months) limits competition. The rental pool is small at 10.2% of dwellings, so investors should factor in potential vacancy periods.
How is Woodford's population changing?
Woodford has a population of 1,953 with a median age of 44, which is 4 years above the national figure. The low annual turnover rate of 17.8% (82.2% of residents stayed) indicates slow churn and stable ownership. Healthcare and education workers dominate the economy, providing income resilience that typically supports steady rather than volatile population trends.
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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