Five Dock - Abbotsford
Statistical Area - sa2

An assessment of population growth drivers in Five Dock - Abbotsford reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of Nov 2025, Five Dock - Abbotsford's population is approximately 21,499. This figure represents an increase of 566 people since the 2021 Census, which recorded a population of 20,933. The ABS estimated resident population in June 2024 was 21,389, with an additional 102 validated new addresses since the Census date contributing to this growth. This results in a population density ratio of 4,653 persons per square kilometer, placing Five Dock - Abbotsford in the top 10% of national locations assessed by AreaSearch. Overseas migration accounted for approximately 74.9% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. Considering these projections, Five Dock - Abbotsford is expected to grow by 709 persons by 2041, representing a gain of 2.8% over the 17-year period.

Residential development activity is lower than average in Five Dock - Abbotsford according to AreaSearch's national comparison of local real estate markets

Between financial years 21 and 25, Five Dock - Abbotsford granted approval for approximately 331 residential properties annually. In the current financial year 26, around 1,229 homes have been approved so far. Despite population decline in the area, housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice.

The average value of new properties constructed is $624,000, indicating a focus on premium segment developments. This financial year has seen $28.0 million in commercial approvals, suggesting strong commercial development momentum. Compared to Greater Sydney and nationally, Five Dock - Abbotsford shows reduced construction activity, typically strengthening demand for existing properties due to scarcity of new homes. Recent construction comprises 34% standalone homes and 66% townhouses or apartments, offering affordable entry pathways for downsizers, investors, and first-time purchasers. The area has approximately 300 people per dwelling approval, indicating a low density market. By 2041, Five Dock - Abbotsford is expected to grow by 599 residents.

At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Five Dock - Abbotsford has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 16 projects that may affect this region. Notable projects include Kings Bay Village, Parramatta Road Corridor Urban Transformation Strategy (PRCUTS) - Stage 2, Ava Five Dock Residential Development, and Five Dock Town Centre Revitalisation. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The labour market in Five Dock - Abbotsford shows considerable strength compared to most other Australian regions

Five Dock - Abbotsford has a highly educated workforce with notable representation in the technology sector. The unemployment rate was 2.8% as of June 2025, which is lower than Greater Sydney's rate of 4.2%.

Employment growth over the past year was estimated at 3.9%. There were 12,584 residents employed in June 2025 with an unemployment rate of 2.9%, below Greater Sydney's rate of 4.2%. Workforce participation was 63.3% compared to Greater Sydney's 60.0%. Employment is concentrated in professional & technical (27.1%), health care & social assistance (18.5%), and education & training (13.2%).

Finance & insurance has notable concentration with employment levels at 1.3 times the regional average. Retail trade shows lower representation at 7.5% versus the regional average of 9.3%. Over the 12 months to June 2025, employment increased by 3.9%, labour force increased by 4.2%, causing unemployment rate to rise by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest Five Dock - Abbotsford's employment could increase by approximately 7.1% over five years and 14.3% over ten years, based on industry-specific projections applied to the local employment mix.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

AreaSearch's aggregation of ATO data for financial year 2022 shows Five Dock - Abbotsford had a median taxpayer income of $70,935 and an average income of $106,430. Nationally, these figures rank in the top percentile. In Greater Sydney, median and average incomes were $56,994 and $80,856 respectively. By September 2025, adjusted for Wage Price Index growth of 12.61%, estimated median income is approximately $79,880 and average income is $119,851. According to the 2021 Census, incomes in Five Dock - Abbotsford rank between the 85th and 88th percentiles nationally for households, families, and individuals. Income analysis reveals that 27.1% of residents earn between $1,500 and $2,999 weekly, mirroring the regional average of 30.9%. The area's affluence is evident with 39.8% earning over $3,000 per week, supporting premium retail and services. Housing costs consume 17.8% of income, but strong earnings place disposable income at the 81st percentile nationally. The area's SEIFA income ranking places it in the 9th decile.

Five Dock - Abbotsford features a more urban dwelling mix with significant apartment living, with above-average rates of outright home ownership

In Five Dock - Abbotsford, as assessed at the Census conducted in 2016, houses accounted for 38.0% of dwellings while other types (semi-detached, apartments, 'other') made up 62.0%. This was similar to Sydney's metropolitan area, which had 37.8% houses and 62.2% other dwellings. Home ownership in Five Dock - Abbotsford stood at 33.7%, with mortgaged dwellings at 28.7% and rented ones at 37.6%. The median monthly mortgage repayment was $3,000, aligning with Sydney's metro average, while the median weekly rent was $576 compared to Sydney's $560. Nationally, Five Dock - Abbotsford's mortgage repayments were significantly higher than the Australian average of $1,863, reported in 2020, and rents were substantially above the national figure of $375 for the same year.

Five Dock - Abbotsford has a typical household mix, with a lower-than-average median household size

Family households comprise 69.3% of all households, including 31.7% couples with children, 26.6% couples without children, and 9.9% single parent families. Non-family households account for the remaining 30.7%, with lone person households at 27.8% and group households comprising 2.8%. The median household size is 2.4 people, which is smaller than the Greater Sydney average of 2.5.

Five Dock - Abbotsford shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational attainment in Five Dock - Abbotsford is notably high, with 42.5% of residents aged 15+ holding university qualifications, compared to 30.4% nationally and 32.2% in NSW. Bachelor degrees are the most common at 27.7%, followed by postgraduate qualifications (11.9%) and graduate diplomas (2.9%). Vocational credentials are also prevalent, with 27.8% of residents aged 15+ holding such qualifications - advanced diplomas at 12.1% and certificates at 15.7%. Educational participation is high, with 26.8% of residents currently enrolled in formal education, including 8.8% in primary, 7.2% in secondary, and 5.4% pursuing tertiary education.

There are six schools operating within Five Dock - Abbotsford, educating approximately 3,517 students. The area has above-average socio-educational conditions (ICSEA: 1094) and functions as an education hub with 16.4 school places per 100 residents, significantly above the regional average of 10.5. This attracts students from surrounding communities.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

The analysis of public transport in the area of Five Dock - Abbotsford shows that there are currently 99 active transport stops operating. These stops offer a mix of ferry and bus services. A total of 74 individual routes service these stops, collectively providing 7,389 weekly passenger trips.

The report rates transport accessibility as excellent in this area, with residents typically located an average of 138 meters from the nearest transport stop. Service frequency averages 1,055 trips per day across all routes, which equates to approximately 74 weekly trips per individual stop.

Five Dock - Abbotsford's residents are extremely healthy with both young and old age cohorts seeing low prevalence of common health conditions

Analysis shows Five Dock - Abbotsford performed well in health metrics. Both young and older residents had low prevalence of common health conditions. Private health cover was high at approximately 75% (16,059 people), compared to Greater Sydney's 68.8%.

Nationally, the average is 55.3%. Arthritis and asthma were most common, affecting 7.3 and 6.2% respectively. 73.3% declared no medical ailments, versus Greater Sydney's 76.3%. The area has 21.0% residents aged 65 and over (4,512 people), higher than Greater Sydney's 18.4%. Seniors' health outcomes align with the general population's profile.

Five Dock - Abbotsford is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Five Dock-Abbotsford has a high level of cultural diversity, with 33.6% of its population born overseas and 31.8% speaking a language other than English at home. Christianity is the main religion in Five Dock-Abbotsford, making up 62.6% of people, compared to 57.1% across Greater Sydney. The top three ancestry groups are Italian (17.0%), English (16.7%), and Australian (15.9%).

Notably, Spanish is overrepresented at 0.9%, Lebanese at 1.7%, and Greek at 3.0%.

Five Dock - Abbotsford hosts an older demographic, ranking in the top quartile nationwide

The median age in Five Dock - Abbotsford is 42 years, which is significantly higher than Greater Sydney's average of 37 years and Australia's average of 38 years. The 65-74 age group constitutes 10.4% of the population compared to Greater Sydney, while the 25-34 age group makes up 10.7%. According to post-2021 Census data, the 15-24 age group has increased from 8.6% to 10.4%, and the 25-34 age group has decreased from 12.1% to 10.7%. By 2041, population forecasts indicate substantial demographic changes in Five Dock - Abbotsford. Notably, the 75-84 age group is expected to grow by 59%, adding 919 people and reaching a total of 2,482 from 1,562 previously. The combined 65+ age groups are projected to account for 92% of the total population growth, reflecting the area's aging demographic profile. Conversely, the 15-24 and 45-54 age cohorts are expected to experience population declines.