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Suburb profile ·Central Coast (NSW) LGA · NSW ·2250

Gosford NSW 2250

Gosford is in Central Coast (NSW) LGA, NSW, postcode 2250, with population 4,873.

The read

Livability-led

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$650/wk
Rising
+7.0% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2250 · Jun 2026
$670
$600
Jun 2025Jun 2026
Why it fits

School coverage gives the page a stronger family/livability signal. Transport coverage adds a practical access signal.

Read full evidence → Compare suburb Run calculator
Median house
$988K
House median, latest period
↓9.3%YoY D6 vs AU
Median rent
$650/wk
Income-stretched rent market
↑7.0%YoY D10 vs AU
Gross yield
3.4%
Below investor band
D10 vs AU
Population
4,873
5K local footprint
D9 vs AU
Schools
5
Matched school context
D10 vs AU
Drive to city
85 min
90.7 km to Sydney CBD · free-flow
Solar
10,194
742 added 12mo · 78MW
Price cycleCorrecting
LowPeak

12.2% below peak · 235.9% above its low

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q3'24 · Units to Q2'26 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionCorrecting
Low · 2008Peak · 2018

12.2% below peak · 235.9% above its low

Price growth (compound)% per year
3-yr
+20.1%
5-yr
-2.6%
10-yr
+9.9%
Affordability trajectoryImproving
Price
-0.8%/yr
Income
+4.4%/yr

Growth in median price vs median household income — improving — incomes outgrowing prices.

Indicative cashflow-$485/wk (-$25,210/yr) · interest-only @ 6.4%, 80% LVR
Market turnover5.7% of homes traded/yr (145 sales · -53% vs 3-yr avg)
Rent stabilitystable — rents vary ±2.8% around trend (short window, 13 pts)
Value vs advantage+25% vs suburbs of similar SEIFA advantage (decile 4)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Dgrade · 28/100 · top 72% of 3,604AU suburbs
Peer distributionstronger than 28% of AU suburbs
WeakerTypicalStronger
Capital growth41
Rental yield67
Stability7
Volatility-30.7ppCycle-1.0Affordability+1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Gosford

Owner-occupied 33%Rented 67%
Investor activityATO
Negatively geared5.3%
2,287 of 5,023 landlords
Avg rental loss$8,000/yr
Landlords (rental income)5,023
Reported capital gains3,351
Investor exposure index(high vs national)88.1/100
The read

Renter-heavy market

33% of homes here are owner-occupied and 65% rented, with 5% of landlords negatively geared.

What to check

65% rented — renter-heavy areas turn over faster and are more exposed to rate moves and investor sentiment. Gross yield 3.4% is thin for a rental-led market.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
79%
of household income to service a new loan
17.8 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $4,839/mo vs median rent $2,817/mo (+72% · +$467/wk)

If rates move

At 4.2%: $3,863/mo (-975) · at 6.2% (current): $4,839/mo · at 8.2%: $5,907/mo (+1,069)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
13.4x
median home price as a multiple of annual household income
Stretched
Renting
46%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $1,665/mo, while renters pay about $2,817/mo — renting runs $1,152/mo higher on these medians.

Median price
$988K
Household income · yr
$74K
Median rent · wk
$650
Owner mortgage · mo
$1,665
Gross yield
3.4%

Household income

ABS Census · ATO
$74K household · yr-10.2% vs NSW suburb median
Personal
$46K
Family
$96K
Household
$74K
Household income distribution (ABS Census 2021 · weekly)6% could service the median house
Under $300
103
$300-649
321
$650-999
324
$1,000-1,499
468
$1,500-1,999
358
$2,000-2,999
431
$3,000-3,999
164
$4,000+
118

Serviceability line: a household needs about $3,722/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 73% of households here would spend more than 30% of income on rent (rent stress line: $2,167/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$50K → $59K

Housing stock and tenure

ABS Census 2021
Tenure (2,400 households)3.5% social housing
Owned outright
14%
Owned with mortgage
19%
Rented
65%
Dwelling structure12.8% of dwellings unoccupied on census night
Separate house
4%
Townhouse / semi
7%
Flat / apartment
88%

Getting to work: 50% drive, 7% public transport, 7% walk or cycle, 32% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total5
Avg ICSEA1049
Students2,192
Government4
Independent1
  • Rumbalara Environmental Education CentreCombined · Government
  • Somersby Public SchoolPrimary · Government · ICSEA 1034
  • Gosford High SchoolSecondary · Government · ICSEA 1157
  • Henry Kendall High SchoolSecondary · Government · ICSEA 1030Zoned
  • ET Australia Secondary CollegeSpecial · Independent · ICSEA 976

1 of 5 schools here operate published enrolment zones (catchments). Zone boundaries set eligibility — check the official source for the exact catchment. Not enrolment advice.

Livability

OSM · GTFS · schools + hospitals
92/ 100 livability index

Top 8% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 92% of Australian suburbs
WeakerTypicalStronger
Everyday access93
Public transport (41 stops)78
Schools & hospitals92

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
12,455
3,510 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,510
Total incidents12,455· April 2025 - March 2026
  • Assault3,37960%
  • Sexual Offences1,15921%
  • Robbery751%
  • Break And Enter1,01218%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context High broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

3.5%

Suburb share of occupied private dwellings recorded as separate houses.

74.0 pp below the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

30.5%

Broad suburb sampling only; the property zoning and overlays can differ.

11.8 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

65.3%

Demand context only; it does not establish permission to rent a secondary dwelling.

39.4 pp above the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire moderate

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Gosford unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Gosford, NSW 2250 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

Moderate broad-area context

About 36.1% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
Moderate exposure ~36.1%
~36.1% of the suburb is Bush Fire Prone Land · ~16.7% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Public Recreation
Public / Open space 41% Commercial / Mixed 20% Residential 14% Other 10% Industrial 6%
Residential density: Standard

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Gosford - Springfield SA2 area · 2022 base
21,701 people · 202227,718 by 2032 (+27.7%)

ABS population projection (2022 base) for the Gosford - Springfield SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Gosford NSW — Property Data and Demographics

Gosford is a smaller residential area in New South Wales within the Central Coast (NSW) local government area (postcode 2250). It is home to about 4,873 residents, with a mix of families and early-career residents and a median age of 35. Households earn a median income of $74K per year, with an average household size of 1.9 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.7% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, community & personal service, clerical & administrative. Employment in the area leans toward healthcare and retail trade. The top ancestries reported are English, Australian, Irish.

Gosford has a median house price of $988,000, which has declined steeply by 9.3% year-on-year. Units have a median price of $710,000 (+19.3% YoY). The current median weekly rent is $650. This gives a gross rental yield of approximately 3.4%. The median monthly mortgage repayment is $1,665.

Gosford is served by 5 schools, including 1 primary, 2 secondary, 1 combined, 1 special. The average ICSEA score is 1049, which is around the national average of 1,000. Public transport access includes 41 bus stops. Healthcare facilities include 1 public hospital. The crime rate in the Central Coast (NSW) LGA is below average at 3,510 incidents per 100,000 population.

From an investment perspective, Gosford shows a gross rental yield of approximately 3.4%, rated as moderate yield. Property prices sit below the state median ($988K/$1.5M), which can point to relative value. The price-to-income ratio of 13.4x is considered stretched. House prices have moved -9.3% year-on-year. Population growth of +0.7% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield3.4%· Moderate Yield
Price vs State$988K/$1.5M↑ Below Median
Affordability13.4x↓ Stretched
Price Momentum-9.3%↓ Falling
Pop. Growth+0.7%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$1,665
Rent · wk(Census)$390
Market rent · wk(2026-06)$650
Gross yield2.1%
Price / income13.4x
Sales vol (latest Q)(2024-Q3)5
Population growth · Central Coast (NSW) LGAABS ERP
Population (2025)357,816
5-year growth+0.6% CAGR
YoY change+0.7%
20012025
Development · Central Coast (NSW) LGAABS Approvals
Approvals (2026)1,116
Houses 62%Units 38%
YoY change+0%
Employment · Central Coast (NSW) LGASALM
Unemployment (Dec-25)3.4%
YoY change+0pp
Dec-10Dec-25
Property investors · Postcode 2250ATO
Negatively geared5.3%
2,287 of filers
Avg rental loss$8,000/yr
Landlords (rental income)5,023
Reported capital gains3,351
People & prosperity
DemographicsCensus 21
Population4,873
Median age35
Household size1.9
HH income · wk$1,421
Personal income · wk$885
Persons / bedroom0.9
IncomeATO 22-23
Median income$59,125
Mean income$69,335
Earners14,306
YoY change+11.3%
SEIFA indexABS
Advantage (IRSAD)4/10
Education (IEO)8/10
Economic (IER)1/10
Disadvantage (IRSD)6/10
Income momentumCensus 16→21
HH income · wk$1,203 → $1,421
Change+18.1%
vs NSW median-2.5 pp
Median rent+14.7%
stablevs NSW 2016–21
Top occupationsCensus
Professionals714Community & Personal Service376Clerical & Administrative333Managers293Technicians & Trades275
Top industriesCensus
Healthcare612Retail Trade291Accommodation & Food216Professional Services204Public Admin & Safety181
Top ancestryCensus
English1,472Australian1,248Irish483Scottish425Chinese267
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies1
GP / clinics11
Fuel stations0
Cafes & dining26
woolworths1
TransportGTFS
Bus stops41
Hospitals · Central Coast (NSW) LGAAIHW
Public4
Private5
Gosford Hospitalpublic · in suburb
Long Jetty Health Care Centrepublic
Woy Woy Hospitalpublic
Wyong Hospitalpublic
Berkeley Vale Private Hospitalprivate
Brisbane Waters Private Hospitalprivate
+3 more in Central Coast (NSW) LGA
Aged care · Central Coast (NSW) LGAGEN
Facilities38
Residential places3,910
Peninsula Villages Ltd314 places
Estia Health Erina250 places
Uniting Nareen Gardens Bateau Bay195 places
Killarney Vale Care Community162 places
Berkeley Vale Care Community160 places
Hill View House Aged Care Facility160 places
+32 more in Central Coast (NSW) LGA
Childcare · Central Coast (NSW) LGAACECQA
Services225
Approved places14,596
Exceeding NQS59
Erina Kindergarten219 places
Little Miracles Preschool and Long Day Care171 places
North Wyong Early Childhood Learning Centre150 places
Terrigal School Care150 places
YMCA Wamberal OSHC150 places
Point Clare OSHClub134 places
+219 more in Central Coast (NSW) LGA
Nearby in Central Coast (NSW) LGA12
Tumbi Umbi$993K · 5,369Toukley$1.0M · 4,557East Gosford$1.1M · 4,391North Gosford$931K · 3,986The Entrance$1.1M · 4,244Kanwal$880K · 4,194Lake Munmorah$793K · 5,084Gwandalan$950K · 3,785Wadalba$1.0M · 4,204Watanobbi$905K · 3,980Point Clare$1.1M · 3,974San Remo$805K · 4,434
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

There is enough direct local evidence on Gosford for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2024-Q3 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 5 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 1 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 41 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Gosford sits in Sydney — explore the metro.

Gosford FAQ

Common questions
  1. What LGA is Gosford in?

    Gosford is in the Central Coast (NSW) Local Government Area, NSW, postcode 2250. Council-level context for Central Coast (NSW) LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Gosford?

    The current median house price in Gosford, NSW is $988K, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Gosford?

    The median weekly rent in Gosford is $650/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Gosford?

    Income-stretched rent market: Weekly rent screens at about 57% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Gosford a good investment?

    QuickProperty's investment signals for Gosford show: Moderate Yield, Below Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Gosford?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Gosford data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.