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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Mulgoa is $1.33m. House values have moved -3.4% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Mulgoa has an estimated 2,140 residents, up from 2,044 at the 2021 Census — a change of 96 people, or 4.7%. Density is about 39 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to ABS population updates for the wider region and new address points verified by AreaSearch since the Census, the suburb of Mulgoa has an estimated population of 2,140 as of May 2026. This shows a rise of 96 individuals (4.7%) from the 2,044 residents recorded in the 2021 Census. This adjustment is based on a resident population of 2,101 calculated by AreaSearch using the latest ABS ERP release (June 2025) plus 18 validated new addresses registered since the Census. Such population numbers translate to a density of 39 persons per square kilometer, which ensures a spacious environment.
The 4.7% expansion rate in the suburb of Mulgoa since the census is within 1.3 percentage points of the 6.0% recorded across the SA4 region, indicating competitive underlying growth. The main driver of this increase was natural growth, which accounted for approximately 40.0% of the total population rise during recent times, though interstate, overseas, and all other migration streams also recorded positive numbers. Projections from ABS and Geoscience Australia released in 2024 with a 2022 baseline are utilized for each SA2 area, supplemented by 2022 NSW State Government projections with a 2021 baseline where needed. Estimated growth rates across age groups from these data sources are applied to local projections from 2032 to 2041. Based on these anticipated demographic changes, the suburb of Mulgoa is projected to experience extraordinary growth that ranks in the top 10 percent of all statistical areas in Australia. The population is forecast to expand by 2,609 persons by 2041, representing a total increase of 120.1% over the 16 years.
Frequently Asked Questions - Population
29 new dwellings have been approved in Mulgoa over the past five years, an average of 5 a year. That is 2.8 approvals per 1,000 residents. Approvals are currently running at an annualised 4, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals allocated to the area shows the suburb of Mulgoa has averaged about 5 new dwelling approvals annually, resulting in 29 total homes over the last 5 financial years. Thus far in FY-26, 4 approvals have been documented. With an average of 1.6 new residents per constructed dwelling between FY-21 and FY-25, demand and supply appear well-balanced, supporting stable conditions. Newly approved residential properties average $572,000 in value, pointing to developers focusing on high-end, premium housing. Additionally, commercial projects valued at $16.9 million have been approved this financial year, showing moderate commercial activity.
When compared to Greater Sydney, building activity in the suburb of Mulgoa is notably low, tracking 53.0% below the regional per capita average. This limited addition of new housing supply tends to support prices and demand for existing homes. Activity levels also sit below the national benchmark, highlighting the established profile of the area and indicating possible planning restrictions. Standalone houses make up 57.0% of recent approvals, while attached dwellings comprise the remaining 43.0%, showing an increasing diversity of attached designs that offer choices from large family residences to smaller options. This marks a clear departure from the current housing stock, which is 100.0% houses, reflecting a decline in available development sites along with changing preferences and a demand for more varied, affordable housing. The ratio of 842 people per single dwelling approval emphasizes the quiet, low-intensity building environment. Long-term estimates indicate that the suburb of Mulgoa will add 2,570 residents by 2041, based on the latest quarterly calculations from AreaSearch. If residential construction remains at its current pace, housing supply could fall behind this population growth, potentially boosting buyer competition and supporting higher property prices.
Frequently Asked Questions - Development
Development applications around Mulgoa
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Mulgoa, worth an estimated $2.4 billion. A further 48 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $37.8 billion. 22 are already under construction and 20 are due for completion within three years. The pipeline spans transport & logistics, communities, precincts & urban renewal and residential development. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Changes in infrastructure, key projects, and planning frameworks have a major influence on local performance. AreaSearch has identified 15 projects that are expected to impact the suburb of Mulgoa. Notable developments include Everdene (Glenmore Park Stage 3), Everdene, Highland Views, and the M12 Motorway, with key details provided in the list below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Everdene (Glenmore Park Stage 3)
A major $1.2 billion masterplanned community by Mirvac, marketed as Everdene. Located on a 206-hectare site south of the existing Glenmore Park suburb, the project will deliver approximately 2,300 homes, including a mix of low and medium-density dwellings. Key features include a local village centre with shop-top housing, a future government primary school, sports fields, and over 79 hectares of conservation land and open space.
Everdene
Everdene is a $1.2 billion masterplanned community by Mirvac located in the Glenmore Park Stage 3 release area. Spanning 206 hectares, the estate is set to deliver approximately 1,200 new homes, though planning allows for a maximum of 2,400 dwellings across the broader precinct. The development features over 50 hectares of open space, including sporting fields, a future local retail centre with shop-top housing, a community centre, and extensive walking and cycling trails. The project is strategically positioned near the Western Sydney International Airport and the Aerotropolis.
Highland Views
A master-planned residential community at the foothills of the Blue Mountains, offering 375 land lots for new family homes. The development features over 20 hectares of community living with open spaces, parks, bushland corridors, and modern community facilities. Highland Views includes the new Nangamay Public School which opened in 2023, sporting fields at Pinnacle Park, and easy access to local amenities including cafes, gym, and childcare facilities.
Barings Luddenham Industrial Park
A 19.4-hectare state significant development (SSD-48438209) delivering approximately 70,000 sqm of premium industrial warehousing and corporate office accommodation across seven buildings at the Western Sydney Aerotropolis. Facility sizes range from 1,000 to 30,000 sqm across three lots. Approved 28 April 2025, with construction commencing mid-2025 and leasing available from Q3 2026. Located less than 2km from Western Sydney International Airport (Nancy-Bird Walton), adjacent to the Northern Road and Elizabeth Drive intersection, serving logistics, agribusiness and advanced manufacturing sectors.The development includes an onsite cafe, open landscape areas, stormwater infrastructure and estate-wide landscaping.
Glenmore Village
A completed mixed-use development featuring 145 residential apartments across three buildings, situated above a retail precinct anchored by Woolworths Metro and including over 40 specialty stores and services. The development has created a vibrant community hub with convenient access to shopping, dining, lifestyle amenities, medical services, gyms, and a swim centre. Officially opened in June 2024.
M12 Motorway
A 16-kilometre toll-free motorway providing the primary access to the Western Sydney International Airport. The project features 18 bridges, a 100km/h speed limit, and a dedicated off-road shared user path. While the main motorway opened to traffic on March 14, 2026, construction continues on the critical M7-M12 interchange and integration works to complete the final motorway-to-motorway connection.
Badgerys Creek Fire Station
A new fire station on Adams Road in Luddenham, crucial for supporting key routes to and from the Western Sydney International Airport and the broader South Western Sydney road network.
Luddenham Village Revitalisation Plan (Interim Strategy)
An interim strategy to guide the revitalisation of Luddenham town centre, aiming to create an activated and vibrant local centre within the Agribusiness Precinct. The final plan will be developed through ongoing consultation.
1,195 residents of Mulgoa are employed, from a labour force of 1,212. Unemployment sits at 1.4%, with participation at 70.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The suburb of Mulgoa has a highly skilled labor force, with the construction sector exceptionally well represented, and an unemployment rate of only 1.4% according to aggregated statistical area data. As of March 2026, 1,195 residents are employed. This unemployment rate is 2.7% lower than the 4.1% rate seen in Greater Sydney, while labor force participation is close to the Greater Sydney rate of 69.1%. Census data indicates that 34.8% of employed residents worked from home, though this figure was likely influenced by COVID-19 pandemic restrictions. The primary employment sectors for local residents are construction, health care & social assistance, and retail trade.
There is a strong local specialization in construction, which has an employment share 2.6 times the regional average. Conversely, professional & technical services employ only 6.4% of workers, compared to 11.5% across Greater Sydney. While there are local job opportunities, the ratio of Census working population to local employment suggests that a significant number of residents travel outside the area for work. Aggregated SALM and ABS statistics for the suburb of Mulgoa reveal that over the 12-month period, the labor force shrank by 5.0% and total employment fell by 5.0%, while unemployment levels remained virtually unchanged. In contrast, Greater Sydney saw employment rise by 1.9% and its labor force grow by 1.9%, with a marginal reduction in unemployment. National employment projections released in May-25 by Jobs and Skills Australia provide further context on future demand. These five and ten-year forecasts have been applied to the local workforce structure to model potential growth. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though trends vary by sector. Applying these trends to the local industry mix suggests employment among residents could rise by 6.3% over five years and 12.7% over ten years, representing a basic weighted projection that does not factor in local population adjustments.
Frequently Asked Questions - Employment
Median household income in Mulgoa is $2,533 a week (about $132,000 a year), with median personal income at $951 a week. ATO records put median taxable income at $57,305 a year against an average of $77,361. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Based on aggregated ATO postcode data for the financial year 2023, the suburb of Mulgoa recorded a median taxpayer income of $57,305 and an average income of $77,361. These figures are well above the national averages and compare to $60,817 (median) and $83,003 (average) across Greater Sydney. Factoring in Wage Price Index growth of 10.32% since financial year 2023, current estimates for March 2026 are approximately $63,219 for the median and $85,345 for the average. The 2021 Census placed weekly household incomes in the top tier at the 91st percentile, recording $2,533.
The $1,500 - 2,999 weekly income bracket accounts for 30.8% of the local population (659 individuals), which matches the broader region where 30.9% of households fall into this category. High earners are well represented, with 43.2% of households receiving more than $3,000/week, indicating strong financial resources. Residents keep 87.6% of their income after paying for housing, showing substantial disposable income, and the SEIFA index ranks the area in the 8th decile for income.
Frequently Asked Questions - Income
Mulgoa had 585 occupied dwellings at the 2021 Census, 100% detached houses and 1% apartments. 40% are owned with a mortgage, 13% rented and 47% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $2,750 a month. Rent absorbs 17.8% of household income here and mortgage repayments 25.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The housing stock in the suburb of Mulgoa at the time of the latest Census was composed of 99.5% standalone houses and 0.5% other housing types, such as semi-detached homes or apartments, compared to 55.9% houses and 44.1% other dwellings across metropolitan Sydney. Home ownership rates were high at 46.5%, with mortgaged properties making up 40.2% and rented properties accounting for 13.3%. The median monthly mortgage payment was $2,750, which is higher than the Sydney metro median of $2,427. The median weekly rent was $450, compared to $470 for the wider Sydney metro area.
Compared to national figures, local mortgage repayments are much higher than the Australian average of $1,863, and weekly rents are also well above the national median of $375.
Frequently Asked Questions - Housing
Mulgoa counted 585 households at the 2021 Census, averaging 3.3 people each. 49% are couples with children, more than in 94% of areas nationally, against 28% couples without children. 13% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families comprise the vast majority of households at 86.3%, consisting of couples with children at 48.9%, couples without children at 27.9%, and single-parent households at 7.4%. Non-family households account for 13.7% of the total, with single-person households at 13.3% and group households at 1.2%. The median household size is 3.3 persons, which is larger than the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
22.3% of adults in Mulgoa hold a university qualification, including 15.4% with a bachelor degree and 4.3% with postgraduate qualifications. A further 26.5% hold a vocational qualification. 2 schools serve the area, with 666 enrolment places and an average ICSEA of 1,028 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational profiles present challenges for the suburb of Mulgoa, as the proportion of residents with university qualifications (22.3%) sits well below the Greater Sydney average of 38.0%. Among these qualifications, bachelor degrees represent 15.4%, postgraduate degrees represent 4.3%, and graduate diplomas account for 2.6%. Vocational and technical skills are highly prevalent, with 37.5% of residents aged 15 and over holding a vocational qualification, including 11.0% with advanced diplomas and 26.5% with certificates. There is strong engagement in learning, with 29.0% of the population enrolled in formal education. Primary school students make up 10.1% of residents, secondary students account for 10.0%, and tertiary students represent 3.9%.
Frequently Asked Questions - Education
Schools Detail
Public transport in Mulgoa reaches 37 stops on 27 routes, timetabled for about 640 services a week. The typical home sits about 340 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 2.6 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
There are 37 public transport stops in the suburb of Mulgoa, offering bus services. These stops are served by 27 separate routes, providing a total of 635 weekly passenger trips. Transport links are good, with residents living an average of 336 meters from the nearest stop. The area is mainly residential, and 95% of commuters travel by car. Vehicle ownership averages 2.6 cars per household, which is above the regional average. A significant 34.8% of residents worked from home according to the 2021 Census, which may have been influenced by COVID-19 conditions.
Buses run at an average frequency of 90 trips per day across all routes, which averages out to approximately 17 weekly trips at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
74.2% of residents in Mulgoa report no long-term health condition, a healthier profile than 82% of areas nationally. 3.7% need daily assistance with core activities, and 57.5% hold private health cover. The standardised death rate runs at 4.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health outcomes in the suburb of Mulgoa are strong, with low mortality rates and a low prevalence of chronic illnesses across all age brackets. Private health insurance coverage is high, with approximately 57% of the population (~1,230 people) covered, compared to 59.9% across Greater Sydney. The most common medical diagnoses in the suburb of Mulgoa are arthritis and asthma, which affect 6.9% and 6.0% of residents. Conversely, 74.2% of the population reported having no chronic medical conditions, compared to 74.6% across Greater Sydney. Health indicators for residents under 65 are better than average.
Residents aged 65 and over make up 19.3% of the local population (413 people), which is higher than the Greater Sydney average of 15.5%. Seniors in the area experience excellent health outcomes, with rankings that exceed the general population benchmarks.
Frequently Asked Questions - Health
Mulgoa is largely Australian-born, at 84.3% of residents, with 11.5% speaking a language other than English at home. The largest reported ancestries are Australian (26.6%) and English (25.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb of Mulgoa has lower cultural diversity than average, with 84.3% of residents born in Australia, 93.7% holding citizenship, and 88.5% speaking only English at home. The predominant religion is Christianity, representing 77.2% of the population, compared to 49.2% across Greater Sydney. Regarding parent birthplaces, the three most common ancestries in the suburb of Mulgoa are Australian at 26.6% (compared to 17.8% regionally), English at 25.7% (compared to 19.0% regionally), and Maltese at 7.4% (compared to 1.0% regionally). Other distinct cultural groups include Dutch ancestry at 2.2% (versus 0.7% regionally), Croatian at 1.4% (versus 0.7% regionally), and Lebanese at 2.3% (versus 2.6% regionally).
Frequently Asked Questions - Diversity
The median resident of Mulgoa is 41. 23.6% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in the suburb of Mulgoa is 41 years, which is older than the Greater Sydney average of 37 and the national median of 38. The 45 - 54 age group is particularly large at 15.0% of the local population, while the 25 - 34 bracket is small at 8.3%. Since the 2021 Census, the proportion of residents aged 75 to 84 has risen from 5.7% to 6.9%, while the 25 to 34 group has decreased from 9.0% to 8.3%. Demographic projections indicate the age profile will change by 2041, with the 45 to 54 cohort expected to grow by 151%, adding 485 residents to reach a total of 806.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Mulgoa
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 this month all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 18 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (2,044 at the 2021 Census → 2,140 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL12825). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.