Haymarket vs Ultimo

In both, most households rent and the large majority of homes are flats or apartments. In Ultimo, about half of households are people living alone. Units cost more in Haymarket: a median of $944,000, against $804,000 in Ultimo, and rent is higher there too. On these figures, Haymarket tends to suit share households, while Ultimo suits 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

Ultimo

ahead on 4 of the 6 things we measure here

  • has more childcare (11 vs 1)
  • has more schools inside the suburb (4 vs 0)
  • has more parks and reserves (9 vs 3)

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

First-home buyers

Ultimo

ahead on the one thing that separates them

  • has cheaper units ($804,000 vs $944,000)

Weighs unit prices and mortgage stress.

Renters

Ultimo

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($500/wk vs $650/wk)
  • leaves renters under less rental stress (28% vs 34%)

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

Commuting to the city

Haymarket

ahead on the one thing that separates them

  • gets more of its commuters onto trains and trams (18% vs 10%)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Haymarket has more GPs (5 vs 1)
  • Ultimo carries lower crime risk (88/100 vs 98/100)

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

Investors

Haymarket

ahead on the one thing that separates them

  • is growing faster (12.9% vs -16.2%)

Weighs unit yield and population growth.

Where they sit

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

Haymarket Ultimo
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.

Haymarket Ultimo
Walkability 100 / 100
Haymarket — Walkability: 100/100 Ultimo — Walkability: 100/100
Safety 2 / 12
Haymarket — Safety: 2/100 Ultimo — Safety: 12/100
Low fire risk 100 / 100
Haymarket — Low fire risk: 100/100 Ultimo — Low fire risk: 100/100

Demographics

Haymarket rents higher ($650/wk vs $500/wk).

Haymarket Ultimo
Population 8,305
+11% vs other
 7,410
Population trend (2016 → 2021) +12.9% -16.2%
Median age 30
same for both
Median household income $100,412/yr
+7% vs other
 $93,860/yr
Median weekly rent $650/wk
+23% vs other
 $500/wk

Age profile

Share of residents in each band, 2021 Census.

Haymarket Ultimo
0-4 2.3% / 3.0%
Haymarket — 0-4: 2.3% Ultimo — 0-4: 3.0%
5-14 2.2% / 3.6%
Haymarket — 5-14: 2.2% Ultimo — 5-14: 3.6%
15-19 2.7% / 3.6%
Haymarket — 15-19: 2.7% Ultimo — 15-19: 3.6%
20-24 17.4% / 17.0%
Haymarket — 20-24: 17.4% Ultimo — 20-24: 17.0%
25-34 43.0% / 35.8%
Haymarket — 25-34: 43.0% Ultimo — 25-34: 35.8%
35-44 18.3% / 17.3%
Haymarket — 35-44: 18.3% Ultimo — 35-44: 17.3%
45-54 5.9% / 8.1%
Haymarket — 45-54: 5.9% Ultimo — 45-54: 8.1%
55-64 4.2% / 5.2%
Haymarket — 55-64: 4.2% Ultimo — 55-64: 5.2%
65-74 2.8% / 3.9%
Haymarket — 65-74: 2.8% Ultimo — 65-74: 3.9%
75-84 0.9% / 1.6%
Haymarket — 75-84: 0.9% Ultimo — 75-84: 1.6%
85+ 0.3% / 0.8%
Haymarket — 85+: 0.3% Ultimo — 85+: 0.8%

Bars are drawn against the largest share shown (43.0%).

Who lives together

Household composition, 2021 Census.

Haymarket 41.4% lone person
Haymarket — Lone Person: 41.4% Haymarket — Group Household: 34.4% Haymarket — Couple Families: 13.0% Haymarket — One Parent Families: 6.3% Haymarket — Other Families: 4.9%
Ultimo 50.0% lone person
Ultimo — Lone Person: 50.0% Ultimo — Group Household: 24.6% Ultimo — Couple Families: 14.6% Ultimo — One Parent Families: 7.0% Ultimo — Other Families: 3.8%
Lone Person Group Household Couple Families One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Haymarket 79.2% renting
Haymarket — Owned Outright: 9.9% Haymarket — Mortgage: 10.8% Haymarket — Renting: 79.2%
Ultimo 73.4% renting
Ultimo — Owned Outright: 13.4% Ultimo — Mortgage: 13.2% Ultimo — Renting: 73.4%
Owned outright Mortgage Renting

Qualifications

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

Haymarket Ultimo
Bachelor Degree 28.2% / 29.2%
Haymarket — Bachelor Degree: 28.2% Ultimo — Bachelor Degree: 29.2%
Postgraduate Degree 12.3% / 15.3%
Haymarket — Postgraduate Degree: 12.3% Ultimo — Postgraduate Degree: 15.3%
Advanced Diploma / Diploma 13.9% / 9.7%
Haymarket — Advanced Diploma / Diploma: 13.9% Ultimo — Advanced Diploma / Diploma: 9.7%
Certificate III & IV 3.7% / 4.7%
Haymarket — Certificate III & IV: 3.7% Ultimo — Certificate III & IV: 4.7%
Graduate Diploma / Certificate 1.2% / 1.8%
Haymarket — Graduate Diploma / Certificate: 1.2% Ultimo — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (29.2%).

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.

Haymarket Ultimo
China 21.4% / 16.8%
Haymarket — China: 21.4% Ultimo — China: 16.8%
Thailand 17.5% / 7.1%
Haymarket — Thailand: 17.5% Ultimo — Thailand: 7.1%
Indonesia 11.2% / 4.0%
Haymarket — Indonesia: 11.2% Ultimo — Indonesia: 4.0%
India 2.0% / 4.4%
Haymarket — India: 2.0% Ultimo — India: 4.4%
Malaysia 3.0% / 2.5%
Haymarket — Malaysia: 3.0% Ultimo — Malaysia: 2.5%
Vietnam 2.2% / 1.8%
Haymarket — Vietnam: 2.2% Ultimo — Vietnam: 1.8%

Bars are drawn against the largest share shown (21.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Haymarket 99.4% flats / apartments
Haymarket — Flats / Apartments: 99.4% Haymarket — Townhouses: 0.4% Haymarket — Houses: 0.2%
Ultimo 88.2% flats / apartments
Ultimo — Flats / Apartments: 88.2% Ultimo — Townhouses: 11.7% Ultimo — Houses: 0.2%
Flats / Apartments Townhouses Houses

Property market

Haymarket Ultimo
Median house price — $1,580,000
Median unit price $944,000 $804,000
Median land price —
same for both
Typical days to sell (houses) — 36 days
from 10 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.

Haymarket Ultimo
1 bed $741K / $685K
Haymarket — 1 bed: $741K (54 sales) Ultimo — 1 bed: $685K (58 sales)

54 vs 58 sales

2 bed $1.15M / $1M
Haymarket — 2 bed: $1.15M (63 sales) Ultimo — 2 bed: $1M (48 sales)

63 vs 48 sales

3 bed $1.51M / $1.6M
Haymarket — 3 bed: $1.51M (14 sales) Ultimo — 3 bed: $1.6M (9 sales)

14 vs 9 sales

Zoning mix

Haymarket has more commercially zoned land (54% vs 2%).

Haymarket Ultimo
Residential 2% 79%
Commercial 54% 2%
Infrastructure and transport 20% 9%
Parks and recreation 7% 3%
Planning zones cover 83% of Haymarket and 94% of Ultimo. The rest is unzoned land such as water or road reserve.
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

Haymarket Ultimo
New dwellings approved 2,350
across Sydney
same for both
Approvals change year on year +929%
same for both

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.

Haymarket Ultimo
Houses —
same for both
Units 5.3%
$1,250/wk on $1.24M
 5.5%
$800/wk on $750K

Ranking within NSW

Haymarket Ultimo
House price Higher than 100% of NSW Higher than 80% of NSW
Income Higher than 68% of NSW Higher than 61% of NSW
Schools — Higher than 6% of NSW
Walkability Higher than 100% of NSW
same for both
Affordability Higher than 1% of NSW Higher than 22% of NSW
EV adoption Higher than 100% of NSW Higher than 93% of NSW
NBN connectivity Higher than 77% of NSW Higher than 78% of NSW
Rental yield (units) Higher than 77% of NSW Higher than 87% of NSW

Liveability

Haymarket scores higher overall (72 vs 60).

Haymarket Ultimo
Grade A B
Score 72/100 60/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Haymarket carries more crime risk (98 vs 88).

Haymarket Ultimo
Bushfire None
0/100
same for both
Crime High
98/100
 High
88/100
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 5
within 5 km
 6
within 5 km

Schools

Haymarket Ultimo
Inside the suburb 0 4
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0
same for both
Universities within 10 km 3
University of Technology Sydney (City Campus), 0.0 km
 3
University of Technology Sydney (City Campus), 0.7 km
Full-time students aged 15–24 8.3% 11.2%

Schools in Haymarket

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Ultimo

  • International Grammar School Independent · Combined at peers
  • Ultimo Public School Government · Primary at peers
  • Westbourne College Sydney Independent · Secondary
  • GOAL College Independent · Secondary · Special school

Amenities in the suburb

Haymarket Ultimo
Supermarkets 4 0
Cafes & restaurants 118 60
Parks & reserves 3 9
Childcare 1 11
GPs 5 1
Pharmacies 4 0
Banks & Bank@Post 10 0
Fuel stations 0 1

Mobility

Haymarket Ultimo
Walkability score 100/100
same for both
Distance to Sydney 2.7 km
+4% vs other
 2.6 km
Drive time (normal traffic) 10 min 7 min
Public transport score 96/100
Rail · Tram · Bus
 79/100
Bus
Peak arrivals per hour 617.5
7-9am + 5-7pm
 185.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 7.1%
postcode 2000
 2.1%
postcode 2007
Rooftop solar per 100 dwellings 0
postcode 2000
 1
postcode 2007

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.

Haymarket Ultimo
Worked from Home 38.9% / 50.0%
Haymarket — Worked from Home: 38.9% Ultimo — Worked from Home: 50.0%
Walked Only 20.3% / 16.2%
Haymarket — Walked Only: 20.3% Ultimo — Walked Only: 16.2%
Train 15.0% / 9.2%
Haymarket — Train: 15.0% Ultimo — Train: 9.2%
Car (driver) 9.2% / 11.6%
Haymarket — Car (driver): 9.2% Ultimo — Car (driver): 11.6%
Bus 9.1% / 6.6%
Haymarket — Bus: 9.1% Ultimo — Bus: 6.6%

Bars are drawn against the largest share shown (50.0%).

Setting

Haymarket Ultimo
Elevation 25 m
above sea level, at the suburb centre
 18 m
above sea level, at the suburb centre
Distance to the ocean 6.1 km
3.7 km to a named beach
 6.6 km
3.9 km to a named beach

NBN connectivity

Haymarket Ultimo
Connectivity score 70/100 72/100
Most common technology Fibre to the building
same for both
Full-fibre (FTTP) share 12%
5,163 premises
 18%
5,723 premises

Climate

Haymarket Ultimo
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)

Haymarket Ultimo
PM2.5 6.3 µg/m³
same for both
PM10 13.8 µg/m³
same for both
NO₂ 0.84 pphm
same for both

Council rates

Haymarket Ultimo
Average residential rate $875/yr
same for both
Council Sydney
same for both

Federal electorate

Haymarket Ultimo
Division Sydney
same for both
Member Tanya Plibersek
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Haymarket Ultimo
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Haymarket

Apartments Arts Cafe Culture Easy Commute Inner Multicultural Nightlife Parks River Students Trains Trams Transport Hub Urban

Ultimo

Apartments Arts Cafe Culture Inner Multicultural Nightlife Parks Professionals River Students Urban

More comparisons

Other comparisons with Haymarket

Haymarket vs Sydney Haymarket vs Surry Hills Haymarket vs Chippendale

Other comparisons with Ultimo

Ultimo vs Sydney Ultimo vs Pyrmont Ultimo vs Glebe Ultimo vs Chippendale
Full data on Haymarket Full data on Ultimo
Unlock full address-level data — $29/month

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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or