Mosman
NSWMosman is a declining suburb in NSW with 28,329 residents.
- SAL code
- 12749
- SA2
- 121041689
- Population
- 28,329
- LGA
- Mosman
Mosman, NSW had 28,329 residents at the 2021 Census, with the broader statistical area showing a 1.4% decline over the last five years. The predominant age group is 45-54 years, and the median age sits at 45. Households are most often couples with children, and those with a mortgage repay a median of $3,870 a month. Around 64.1% of homes are owner-occupied, with the largest single tenure being owned outright at 38.3%. Most dwellings are flats or apartments, making up 52.6% of the suburb's housing stock. The suburb has 50 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Mosman, NSW at a glance
Mosman is a harbourside Lower North Shore suburb ~8 km from Sydney CBD in Mosman Council. Federation and inter-war houses on bushland-fringed streets meet a mature apartment stock around Military Road and Spit Junction; the suburb sits in the top tier of metro Sydney by income and price. The data tiles below cover the demographic baseline; this card adds the live market and council context they don't.
For homebuyers
Mosman is harbourside Sydney at its most settled — Federation and inter-war houses on big lots, period apartment blocks around the Military Road / Spit Junction spine, and bushland reserves wrapping the peninsula. Balmoral Beach anchors weekend life with its boardwalk, baths and rotunda; Taronga Zoo, Bradleys Head and Middle Head reserves sit on the doorstep. There's no train — buses down Military Road feed Wynyard, and the Mosman Bay and Old Cremorne ferries reach Circular Quay in ~15 minutes. Schools include Mosman High (selective-grade reputation, ~90% first-round uni offers), Mosman Public, plus independents Queenwood and Mosman Prep. Cafes and boutiques line Military Road from Spit Junction down to the village core. In short: a premium harbourside lifestyle suburb where you pay for the location, the heritage stock and the ferry.
For investors
Mosman is a capital-growth-skewed market with thin yields. Median house $5.81M against ~$1,700/wk rent gives ~1.62% gross yield; units sit at $1.42M median, ~$800/wk rent for ~2.92% (Your Investment Property May 2026). 237 house and 364 unit sales over 12 months — deep enough to transact — but 12-month house price growth was -3.17% and units -7.35%. Days-on-market 40 (houses) / 39 (units); vacancy ~0.83% (SQM May 2026).
Strengths
- Tight rental market — vacancy ~0.83% (SQM May 2026) supports leasing velocity despite premium rents.
- Deep transaction base (~600 sales/yr across houses + units) for a high-end suburb.
- 11+ year average hold period and ~0.25% stock-on-market signal a tightly held, supply-constrained house segment.
- Auction clearance ~72.8% (May 2026) indicates pricing discipline at the top end is holding.
Trade-offs
- Gross yields ~1.6% (houses) / ~2.9% (units) — negative-cashflow play even with leverage.
- 12-month price movement negative (-3.17% houses / -7.35% units, YIP May 2026) after the post-rate-cycle reset.
- $5.8M house entry price compresses the buyer pool; ~40 days on market signals the top end isn't fast.
- Heritage and conservation overlays across much of the suburb limit redevelopment / value-add scope.
What's coming
Mosman Council endorsed the Barry O'Keefe Library Renewal in principle (October 2025) and placed the Library Strategy 2026-2030 on public exhibition (February 2026). MOSPLAN 2022-2032 frames the rolling capital works program — local roads, footpaths, marine and stormwater, parks and public buildings. Council is also running an infrastructure audit ahead of state-led density changes under the Low- and Mid-Rise Housing reforms.
Bottom line
For homebuyers: a premium harbourside lifestyle with heritage stock, beaches and ferries on the doorstep. For investors: a capital-growth and scarcity play, not a yield one — and the past year has reset prices.
Population
?28,329
Suburb · Census 2021
5-Year Growth
-1.4%
3yr: +3.7% · 10yr: -3.1%
SA2 · 5yr
Household Income
$2,892/wk
Suburb · Census 2021 median
Median Age
45
Suburb · Census 2021
Socio-Economic Index
?10/10
SA2 · least disadvantaged
Unemployment
?3.7%
SA2 · Q4 2025
Schools
4
3 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?18
10 long day, 6 OSHC
Parks & green space
?50
Parks, reserves
Transport stops
?141
GTFS stops
Dwelling approvals
?10
Mosman · Feb 2026
Median Weekly Rent
Based on NSW rental bond lodgements, aggregated at postcode level. All SALs sharing this postcode show the same median.
Median House Sale Price
Source: state Valuer-General (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from NSW police. Offence rates may not reflect all crime.
Population over time — Mosman - South (SA2)
ABS publishes annual estimates only at SA2; Mosman suburb alone is ~28,329 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 14,480 to 14,965 over 24 years, averaging 0.1% per year.
Schools
4 in suburbSector
4 public
Type
3 primary · 1 secondary
Total enrolment
2,171
Avg per school
543
Government school catchment
Intake zonePrimary
Mosman PS71.7%
- Beauty Pt PS 23.4%
- Middle Harbour PS 4.3%
- Neutral Bay PS 0.0%
Secondary
Mosman HS
Source: NSW Department of Education — School Intake Zones. Boundaries can be amended without notice; confirm with the school before relying on enrolment.
Profile
Census snapshot
Housing
Public housing 0.4%Predominantly apartments (52.6%), mixed tenure (64.1% own or mortgage).
Dwelling mix
Tenure
NSW 33%
Number of bedrooms
Bushfire risk
Source: NSW RFS BFPL via SEED
As of May 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
This suburb falls outside every flood polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: NSW Rural Fire Service (BFPL) and NSW DPHI EPI Flood.
Planning zones
11 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| C4 | ZoneEnvironmental | 24.8% | 2.14 km² |
| R3 | ZoneResidential | 18.8% | 1.62 km² |
| R2 | ZoneResidential | 18.6% | 1.61 km² |
| SP2 | ZoneSpecial use | 11.1% | 0.96 km² |
| C1 | ZoneEnvironmental | 10.6% | 0.92 km² |
| RE1 | ZoneRecreation | 5.4% | 0.47 km² |
| C2 | ZoneEnvironmental | 3.4% | 0.29 km² |
| SP1 | ZoneSpecial use | 3.2% | 0.28 km² |
| E1 | ZoneEnvironmental | 1.8% | 0.15 km² |
| E3 | ZoneEnvironmental | 0.4% | 0.03 km² |
| RE2 | ZoneRecreation | 0.2% | 0.02 km² |
Source: NSW DPHI EPI Land Zoning (ZONE_NSW/2026-04-29/1eccf1a530fa1be5) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.