Mulgoa

Population growth drivers in Mulgoa are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, Mulgoa's population is estimated at around 2,121 as of Nov 2025. This reflects an increase of 77 people (3.8%) since the 2021 Census, which reported a population of 2,044 people. The change is inferred from the resident population of 2,099 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 16 validated new addresses since the Census date. This level of population equates to a density ratio of 39 persons per square kilometer. Over the past decade, Mulgoa has demonstrated resilient growth patterns with a compound annual growth rate of 4.3%, outpacing the SA3 area. Population growth for the area was primarily driven by natural growth contributing approximately 40.0% of overall population gains during recent periods, although all drivers including interstate migration and overseas migration were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Considering projected demographic shifts, exceptional growth is predicted over the period, placing Mulgoa in the top 10 percent of Australian statistical areas. It is expected to grow by 2,737 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 134.8% in total over the 17 years.

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

Mulgoa has seen approximately five residential properties approved annually based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, from FY-21 to FY-25, around 25 homes were granted approval, with two more approved in FY-26 so far. On average, each home built over these years accommodates approximately 12.6 new residents annually.

This demand significantly exceeds new supply, typically leading to price growth and increased buyer competition. The average construction value of new properties is $572,000, indicating a focus on the premium segment with upmarket properties. In FY-26, there have been $16.9 million in commercial approvals, suggesting steady commercial investment activity in Mulgoa. Compared to Greater Sydney, Mulgoa shows substantially reduced construction levels, at 60.0% below the regional average per person. This scarcity of new homes often strengthens demand and prices for existing properties. Nationally, this activity is also below average, reflecting the area's maturity and possible planning constraints.

Recent construction in Mulgoa comprises 67.0% standalone homes and 33.0% townhouses or apartments, marking a shift from the current housing pattern of 100.0% houses. This expansion of medium-density options creates a mix of opportunities across price brackets. The estimated population per dwelling approval is 738 people, reflecting Mulgoa's quiet, low activity development environment. Looking ahead, Mulgoa is projected to grow by 2,860 residents through to 2041, according to the latest AreaSearch quarterly estimate. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing buyer competition and supporting stronger price growth.

Mulgoa has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 15 projects likely influencing the region. Notable initiatives include Everdene at Glenmore Park Stage 3, Everdene, Highland Views, and the M12 Motorway. The following list details those expected to be most relevant.

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

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AreaSearch analysis of employment trends sees Mulgoa performing better than 90% of local markets assessed across Australia

Mulgoa has a skilled workforce with notable representation in the construction sector. Its unemployment rate is 1.2%.

As of September 2025, 1,286 residents are employed, with an unemployment rate of 3.0%, which is below Greater Sydney's rate of 4.2%. Workforce participation is at 64.7%, slightly higher than Greater Sydney's 60.0%. Employment in Mulgoa is concentrated in construction, health care & social assistance, and retail trade. Construction employment levels are particularly high, at 2.6 times the regional average.

Conversely, professional & technical services have lower representation, at 6.4% compared to the regional average of 11.5%. Many residents commute elsewhere for work based on Census data. Over the year to September 2025, labour force levels decreased by 3.6%, with employment decreasing by 3.4%, causing unemployment to fall by 0.2 percentage points in Mulgoa. In Greater Sydney, employment grew by 2.1% during this period. State-level data for NSW as of 25-Nov shows employment contracted by 0.03%, with an unemployment rate of 3.9%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Mulgoa's employment mix, local employment is expected to increase by 6.3% over five years and 12.7% over ten years.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

According to AreaSearch's aggregation of latest postcode level ATO data released on 30 June 2023 for financial year 2023, the suburb of Mulgoa had a median income among taxpayers of $57,305 with an average level standing at $77,361. These figures are above national averages and compare to levels of $60,817 (median) and $83,003 (average) across Greater Sydney respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates for Mulgoa would be approximately $62,382 (median) and $84,215 (average) as of September 2025. According to the 2021 Census data, household incomes in Mulgoa rank at the 91st percentile with a weekly income of $2,533. Income analysis shows that 30.8% of the community falls within the $1,500 - 2,999 earnings band (653 individuals), similar to the regional average of 30.9%. The suburb demonstrates affluence with 43.2% earning over $3,000 per week, supporting premium retail and service offerings. After housing costs, residents retain 87.6% of their income, reflecting strong purchasing power. Mulgoa's SEIFA income ranking places it in the 8th decile.

Mulgoa is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure in Mulgoa, as evaluated at the latest Census held on 28 August 2016, comprised 99.5% houses and 0.5% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Sydney metropolitan area's 77.4% houses and 22.6% other dwellings. Home ownership in Mulgoa stood at 46.5%, with the rest of dwellings either mortgaged (40.2%) or rented (13.3%). The median monthly mortgage repayment in the area was $2,750, recorded in 2016, while the median weekly rent figure was $450. In comparison, Sydney metropolitan area's figures were $2,167 and $400 respectively, both recorded in 2016. Nationally, Mulgoa's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375, both averages recorded in 2016.

Mulgoa features high concentrations of family households, with a higher-than-average median household size

Family households constitute 86.3% of all households, including 48.9% couples with children, 27.9% couples without children, and 7.4% single parent families. Non-family households account for the remaining 13.7%, with lone person households at 13.3% and group households comprising 1.2%. The median household size is 3.3 people, larger than the Greater Sydney average of 2.8.

Educational attainment in Mulgoa aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's university qualification rate is 22.3%, significantly lower than Greater Sydney's average of 38.0%. Bachelor degrees are the most common, at 15.4%, followed by postgraduate qualifications (4.3%) and graduate diplomas (2.6%). Vocational credentials are prevalent, with 37.5% of residents aged 15+ holding them, including advanced diplomas (11.0%) and certificates (26.5%). Educational participation is high, with 29.0% of residents currently enrolled in formal education.

This includes 10.1% in primary education, 10.0% in secondary education, and 3.9% pursuing tertiary education.

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

Mulgoa has 37 active public transport stops, all of which are bus stops. These stops are served by 27 different routes that together facilitate 635 weekly passenger trips. The accessibility of these services is rated as good, with residents located an average of 336 meters from the nearest stop.

On average, there are 90 trips per day across all routes, which equates to approximately 17 weekly trips per individual stop.

Mulgoa's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Mulgoa's health outcomes data shows excellent results with very low prevalence of common health conditions across all age groups. The rate of private health cover is high at approximately 57% (1,219 people), compared to 55.2% across Greater Sydney.

The most prevalent medical conditions are arthritis and asthma, affecting 6.9% and 6.0% of residents respectively. 74.2% of residents report no medical ailments, higher than the 69.5% in Greater Sydney. Mulgoa has 18.4% (390 people) of its population aged 65 and over, compared to 14.1% in Greater Sydney. Health outcomes among seniors are notably strong, outperforming the general population's health metrics.

Mulgoa ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Mulgoa's cultural diversity was found to be below average, with 84.3% of its population born in Australia, 93.7% being citizens, and 88.5% speaking English only at home. Christianity was the predominant religion in Mulgoa, comprising 77.2%, compared to 57.9% across Greater Sydney. The top three ancestry groups were Australian (26.6%), English (25.7%), and Maltese (7.4%).

Notably, Dutch representation was higher than average at 2.2% in Mulgoa versus 1.2% regionally, as was Croatian at 1.4% versus 0.7%, and Lebanese at 2.3% versus 0.8%.

Mulgoa's median age exceeds the national pattern

At 41 years, Mulgoa's median age is significantly higher than Greater Sydney's average of 37 and somewhat older than Australia's median of 38. Compared to Greater Sydney, the 45-54 age cohort is notably over-represented in Mulgoa at 14.7%, while the 25-34 age group is under-represented at 8.6%. Following the Census conducted on 28 August 2021, the 75 to 84 age group has increased from 5.7% to 6.7% of Mulgoa's population. Demographic modeling indicates that Mulgoa's age profile will evolve significantly by 2041. The 45-54 age cohort is projected to grow the strongest, at 166%, adding 518 residents to reach a total of 830.