Five Dock vs Ashfield

Ashfield is the younger of the two, with a median age of 36 against 41 in Five Dock. In Five Dock, most households own their home and about half of households are couple families. In Ashfield, about half of households rent and most homes are flats or apartments. Houses cost more in Five Dock: a median of $2.9 million, against $2.21 million in Ashfield, and rent is higher there too. Five Dock is closer to the city centre: 9.7 km, against 11.2 km. On these figures, Five Dock tends to suit couples, while Ashfield suits renters, young adults, and people living alone.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Ashfield

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (3 vs 1)
  • has more parks and reserves (19 vs 10)
  • has more childcare (17 vs 14)
  • But Five Dock has more separate houses rather than flats (45% vs 22%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Ashfield

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($2,206,000 vs $2,905,000)
  • has cheaper units ($876,750 vs $1,130,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Ashfield

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (53% vs 38%)
  • has cheaper rent ($440/wk vs $570/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Ashfield

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (14% vs 1%)
  • is more walkable (96/100 vs 87/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Ashfield

ahead on 3 of the 5 things we measure here

  • has more GPs (11 vs 6)
  • has more units and townhouses to downsize into (78% vs 55%)
  • is more walkable (96/100 vs 87/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Ashfield

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on houses (2.8% vs 2.0%)
  • returns a higher gross yield on units (4.5% vs 3.9%)
  • But Five Dock is growing faster (5.0% vs -3.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

Five Dock and Ashfield drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Five Dock Ashfield
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Five Dock Ashfield
Walkability 87 / 96
Five Dock — Walkability: 87/100 Ashfield — Walkability: 96/100
Safety 36 / 39
Five Dock — Safety: 36/100 Ashfield — Safety: 39/100
Low fire risk 100 / 100
Five Dock — Low fire risk: 100/100 Ashfield — Low fire risk: 100/100

Demographics

Ashfield has more residents (23,012 vs 9,823); Five Dock rents higher ($570/wk vs $440/wk).

Five Dock Ashfield
Population 9,823 23,012
+134% vs other
Population trend (2016 → 2021) +5.0% -3.5%
Median age 41 36
Median household income $121,056/yr
+19% vs other
 $98,176/yr
Median weekly rent $570/wk
+23% vs other
 $440/wk

Age profile

Share of residents in each band, 2021 Census.

Five Dock Ashfield
0-4 6.0% / 4.3%
Five Dock — 0-4: 6.0% Ashfield — 0-4: 4.3%
5-14 11.9% / 7.5%
Five Dock — 5-14: 11.9% Ashfield — 5-14: 7.5%
15-19 5.0% / 3.3%
Five Dock — 15-19: 5.0% Ashfield — 15-19: 3.3%
20-24 4.1% / 8.5%
Five Dock — 20-24: 4.1% Ashfield — 20-24: 8.5%
25-34 12.6% / 22.9%
Five Dock — 25-34: 12.6% Ashfield — 25-34: 22.9%
35-44 16.4% / 15.3%
Five Dock — 35-44: 16.4% Ashfield — 35-44: 15.3%
45-54 14.6% / 11.1%
Five Dock — 45-54: 14.6% Ashfield — 45-54: 11.1%
55-64 12.5% / 10.3%
Five Dock — 55-64: 12.5% Ashfield — 55-64: 10.3%
65-74 8.8% / 7.9%
Five Dock — 65-74: 8.8% Ashfield — 65-74: 7.9%
75-84 5.6% / 5.4%
Five Dock — 75-84: 5.6% Ashfield — 75-84: 5.4%
85+ 2.5% / 3.5%
Five Dock — 85+: 2.5% Ashfield — 85+: 3.5%

Bars are drawn against the largest share shown (22.9%).

Who lives together

Household composition, 2021 Census.

Five Dock 35.1% lone person
Five Dock — Lone Person: 35.1% Five Dock — Couple Families: 45.6% Five Dock — One Parent Families: 13.7% Five Dock — Group Household: 4.0% Five Dock — Other Families: 1.6%
Ashfield 43.2% lone person
Ashfield — Lone Person: 43.2% Ashfield — Couple Families: 30.9% Ashfield — One Parent Families: 11.9% Ashfield — Group Household: 11.5% Ashfield — Other Families: 2.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Five Dock 37.7% renting
Five Dock — Owned Outright: 32.2% Five Dock — Mortgage: 30.1% Five Dock — Renting: 37.7%
Ashfield 52.8% renting
Ashfield — Owned Outright: 23.3% Ashfield — Mortgage: 23.8% Ashfield — Renting: 52.8%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Five Dock Ashfield
Bachelor Degree 20.2% / 24.9%
Five Dock — Bachelor Degree: 20.2% Ashfield — Bachelor Degree: 24.9%
Postgraduate Degree 8.3% / 11.8%
Five Dock — Postgraduate Degree: 8.3% Ashfield — Postgraduate Degree: 11.8%
Advanced Diploma / Diploma 9.1% / 8.9%
Five Dock — Advanced Diploma / Diploma: 9.1% Ashfield — Advanced Diploma / Diploma: 8.9%
Certificate III & IV 9.3% / 6.5%
Five Dock — Certificate III & IV: 9.3% Ashfield — Certificate III & IV: 6.5%
Graduate Diploma / Certificate 2.0% / 2.5%
Five Dock — Graduate Diploma / Certificate: 2.0% Ashfield — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (24.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Five Dock Ashfield
China 3.7% / 12.2%
Five Dock — China: 3.7% Ashfield — China: 12.2%
Italy 7.1% / 1.6%
Five Dock — Italy: 7.1% Ashfield — Italy: 1.6%
Nepal — / 6.7%
Five Dock — Nepal: not among its largest Ashfield — Nepal: 6.7%
England 2.7% / 2.1%
Five Dock — England: 2.7% Ashfield — England: 2.1%
India 0.9% / 3.2%
Five Dock — India: 0.9% Ashfield — India: 3.2%
Philippines 0.8% / 2.9%
Five Dock — Philippines: 0.8% Ashfield — Philippines: 2.9%
New Zealand 1.8% / 1.6%
Five Dock — New Zealand: 1.8% Ashfield — New Zealand: 1.6%
Ireland 1.0% / —
Five Dock — Ireland: 1.0% Ashfield — Ireland: not among its largest

Bars are drawn against the largest share shown (12.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Five Dock 39.6% flats / apartments
Five Dock — Flats / Apartments: 39.6% Five Dock — Houses: 45.3% Five Dock — Townhouses: 15.1%
Ashfield 70.5% flats / apartments
Ashfield — Flats / Apartments: 70.5% Ashfield — Houses: 22.1% Ashfield — Townhouses: 7.4%
Flats / Apartments Houses Townhouses

Property market

Five Dock Ashfield
Median house price $2,905,000 $2,206,000
Median unit price $1,130,000 $876,750
Median land price —
same for both
Typical days to sell (houses) 24 days
from 26 sales
 24 days
from 95 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Five Dock Ashfield
1 bed $800K / $630K
Five Dock — 1 bed: $800K (10 sales) Ashfield — 1 bed: $630K (79 sales)

10 vs 79 sales

2 bed $1.12M / $910K
Five Dock — 2 bed: $1.12M (49 sales) Ashfield — 2 bed: $910K (230 sales)

49 vs 230 sales

3 bed $1.57M / $1.14M
Five Dock — 3 bed: $1.57M (15 sales) Ashfield — 3 bed: $1.14M (31 sales)

15 vs 31 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Five Dock Ashfield
2 bed $2.65M / $1.75M
Five Dock — 2 bed: $2.65M (12 sales) Ashfield — 2 bed: $1.75M (21 sales)

12 vs 21 sales

3 bed $2.55M / $2.14M
Five Dock — 3 bed: $2.55M (22 sales) Ashfield — 3 bed: $2.14M (52 sales)

22 vs 52 sales

4 bed $3.26M / $2.65M
Five Dock — 4 bed: $3.26M (9 sales) Ashfield — 4 bed: $2.65M (27 sales)

9 vs 27 sales

5 bed $3.5M / $2.73M
Five Dock — 5 bed: $3.5M (7 sales) Ashfield — 5 bed: $2.73M (5 sales)

7 vs 5 sales

Zoning mix

Five Dock Ashfield
Residential 81% 78%
Parks and recreation 16% 6%
Infrastructure and transport 1% 9%
Commercial 1% 5%
Industrial 1% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Five Dock Ashfield
New dwellings approved 1,600
across Canada Bay
 849
across Inner West
Approvals change year on year +72% -25%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Five Dock Ashfield
Houses 2.0%
$1,000/wk on $2.65M
 2.8%
$920/wk on $1.73M
Units 3.9%
$792/wk on $1.04M
 4.5%
$690/wk on $800K

Ranking within NSW

Five Dock Ashfield
House price Higher than 92% of NSW Higher than 88% of NSW
Income Higher than 84% of NSW Higher than 67% of NSW
Schools Higher than 43% of NSW Higher than 88% of NSW
Walkability Higher than 95% of NSW Higher than 98% of NSW
Affordability Higher than 11% of NSW
same for both
EV adoption Higher than 94% of NSW Higher than 85% of NSW
NBN connectivity Higher than 91% of NSW Higher than 85% of NSW
Rental yield (houses) Higher than 2% of NSW Higher than 13% of NSW
Rental yield (units) Higher than 22% of NSW Higher than 43% of NSW

Liveability

Ashfield scores higher overall (81 vs 71); Ashfield is more walkable (96 vs 87).

Five Dock Ashfield
Grade A
same for both
Score 71/100 81/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Five Dock Ashfield
Bushfire None
0/100
same for both
Crime Moderate
64/100
 Moderate
61/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Five Dock Ashfield
Inside the suburb 5
same for both
Rated above peers 1 3
Rated at peers 3 0
Rated below peers 0
same for both
Universities within 10 km 3
Strathfield Campus, 4.5 km
 3
Strathfield Campus, 4.3 km
Full-time students aged 15–24 2.3% 3.9%

Schools in Five Dock

  • Rosebank College Independent · Secondary above peers
  • All Hallows Catholic Primary School Catholic · Primary at peers
  • Domremy Catholic College Catholic · Secondary at peers
  • Five Dock Public School Government · Primary at peers
  • Lucas Gardens School Government · Combined · Special school

Schools in Ashfield

  • Ashfield Boys High School Government · Secondary above peers
  • Ashfield Public School Government · Primary above peers
  • St Vincent's College Ashfield Catholic · Combined above peers
  • St Vincents College Ashfield, Primary School Campus Catholic · Primary
  • Yeo Park Infants School Government · Primary

Amenities in the suburb

Five Dock Ashfield
Supermarkets 1 11
Cafes & restaurants 22 57
Parks & reserves 10 19
Childcare 14 17
GPs 6 11
Pharmacies 5 6
Police stations 1
same for both
Banks & Bank@Post 2 4
Fuel stations 3 2
EV chargers 0 1

Mobility

Five Dock Ashfield
Walkability score 87/100 96/100
Distance to Sydney 9.7 km 11.2 km
+15% vs other
Drive time (normal traffic) 17 min 18 min
Public transport score 79/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 395.2
7-9am + 5-7pm
 486.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 2046
 1.2%
postcode 2131
Rooftop solar per 100 dwellings 16
postcode 2046
 8
postcode 2131

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Five Dock Ashfield
Worked from Home 52.4% / 49.8%
Five Dock — Worked from Home: 52.4% Ashfield — Worked from Home: 49.8%
Car (driver) 37.9% / 27.5%
Five Dock — Car (driver): 37.9% Ashfield — Car (driver): 27.5%
Train 0.8% / 14.4%
Five Dock — Train: 0.8% Ashfield — Train: 14.4%
Walked Only 2.7% / 3.3%
Five Dock — Walked Only: 2.7% Ashfield — Walked Only: 3.3%
Bus 3.2% / 1.8%
Five Dock — Bus: 3.2% Ashfield — Bus: 1.8%
Car (passenger) 2.6% / 2.3%
Five Dock — Car (passenger): 2.6% Ashfield — Car (passenger): 2.3%

Bars are drawn against the largest share shown (52.4%).

Setting

Five Dock Ashfield
Elevation 25 m
above sea level, at the suburb centre
 37 m
above sea level, at the suburb centre
Distance to the ocean 9.6 km
4.9 km to a named beach
 7.5 km

NBN connectivity

Five Dock Ashfield
Connectivity score 84/100 76/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 35%
5,062 premises
 9%
11,566 premises

Climate

Five Dock Ashfield
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Five Dock Ashfield
PM2.5 6.5 µg/m³
same for both
PM10 15.7 µg/m³ 16.1 µg/m³
NO₂ 0.62 pphm 0.79 pphm

Council rates

Five Dock Ashfield
Average residential rate $1,217/yr $1,342/yr
Council Canada Bay Inner West

Federal electorate

Five Dock Ashfield
Division Reid Grayndler
Member Sally Sitou Anthony Albanese
Party Australian Labor Party
same for both

First Home Owner Grant

Five Dock Ashfield
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Five Dock

Apartments Inner Parks Professionals Urban

Ashfield

Apartments Easy Commute Inner Multicultural Parks Professionals Transport Hub Urban

More comparisons

Other comparisons with Five Dock

Five Dock vs Burwood Five Dock vs Concord Five Dock vs Croydon Five Dock vs Haberfield Five Dock vs Russell Lea Five Dock vs Wareemba

Other comparisons with Ashfield

Ashfield vs Dulwich Hill Ashfield vs Croydon Park Ashfield vs Croydon Ashfield vs Summer Hill Ashfield vs Haberfield Ashfield vs Hurlstone Park
Full data on Five Dock Full data on Ashfield
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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