Mulgoa vs Leonay

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Mulgoa: a median of $1.5 million, against $1.31 million in Leonay, though rent is higher in Leonay.

Mulgoa and Leonay are both quiet, affluent pockets of western Sydney with similar median ages and no flood risk. Leonay is more walkable (61 vs 17) and closer to the CBD at 57.7 km, while Mulgoa has higher median household income ($131,716 vs $128,232) and lower crime risk (56 vs 30). However, Mulgoa faces notably higher bushfire risk at 80 compared to Leonay's 96, and median house prices are substantially higher in Mulgoa ($1,600,000 vs $1,278,750). Leonay may suit those prioritising walkability and proximity to the city, while Mulgoa appeals to buyers seeking stronger income demographics and lower crime, though with higher property costs and bushfire exposure.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Leonay

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (9 vs 3)
  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (31/100 vs 54/100)

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

First-home buyers

Leonay

ahead on the one thing that separates them

  • has cheaper houses ($1,310,000 vs $1,505,000)

Weighs house prices and mortgage stress.

Renters

Mulgoa

ahead on the one thing that separates them

  • has cheaper rent ($450/wk vs $530/wk)

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

Commuting to the city

Leonay

ahead on 3 of the 4 things we measure here

  • is more walkable (61/100 vs 17/100)
  • has a shorter drive in (48 min vs 55 min)
  • sits closer to the CBD (57.7 km vs 62.4 km)

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

Downsizers and retirees

Leonay

ahead on 2 of the 5 things we measure here

  • is more walkable (61/100 vs 17/100)
  • carries lower crime risk (31/100 vs 54/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Mulgoa is growing faster (7.7% vs 2.5%)
  • Leonay returns a higher gross yield on houses (3.7% vs 2.9%)

Weighs house yield and population growth.

Where they sit

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

Mulgoa Leonay
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.

Mulgoa Leonay
Walkability 17 / 61
Mulgoa — Walkability: 17/100 Leonay — Walkability: 61/100
Safety 46 / 69
Mulgoa — Safety: 46/100 Leonay — Safety: 69/100
Low fire risk 19 / 4
Mulgoa — Low fire risk: 19/100 Leonay — Low fire risk: 4/100

Demographics

Leonay has more residents (2,582 vs 2,044); Leonay rents higher ($530/wk vs $450/wk).

Mulgoa Leonay
Population 2,044 2,582
+26% vs other
Population trend (2016 → 2021) +7.7% +2.5%
Median age 41
same for both
Median household income $131,716/yr
+3% vs other
 $128,232/yr
Median weekly rent $450/wk $530/wk
+18% vs other

Age profile

Share of residents in each band, 2021 Census.

Mulgoa Leonay
0-4 5.3% / 4.9%
Mulgoa — 0-4: 5.3% Leonay — 0-4: 4.9%
5-14 13.6% / 15.6%
Mulgoa — 5-14: 13.6% Leonay — 5-14: 15.6%
15-19 9.2% / 7.5%
Mulgoa — 15-19: 9.2% Leonay — 15-19: 7.5%
20-24 5.9% / 5.1%
Mulgoa — 20-24: 5.9% Leonay — 20-24: 5.1%
25-34 9.0% / 8.7%
Mulgoa — 25-34: 9.0% Leonay — 25-34: 8.7%
35-44 11.5% / 13.7%
Mulgoa — 35-44: 11.5% Leonay — 35-44: 13.7%
45-54 15.2% / 14.8%
Mulgoa — 45-54: 15.2% Leonay — 45-54: 14.8%
55-64 12.8% / 11.3%
Mulgoa — 55-64: 12.8% Leonay — 55-64: 11.3%
65-74 10.4% / 10.7%
Mulgoa — 65-74: 10.4% Leonay — 65-74: 10.7%
75-84 5.6% / 6.7%
Mulgoa — 75-84: 5.6% Leonay — 75-84: 6.7%
85+ 1.0% / 1.2%
Mulgoa — 85+: 1.0% Leonay — 85+: 1.2%

Bars are drawn against the largest share shown (15.6%).

Who lives together

Household composition, 2021 Census.

Mulgoa 67.0% couple families
Mulgoa — Couple Families: 67.0% Mulgoa — Lone Person: 17.7% Mulgoa — One Parent Families: 11.8% Mulgoa — Other Families: 1.8% Mulgoa — Group Household: 1.6%
Leonay 64.0% couple families
Leonay — Couple Families: 64.0% Leonay — Lone Person: 19.8% Leonay — One Parent Families: 14.1% Leonay — Other Families: 1.0% Leonay — Group Household: 1.1%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Mulgoa 13.9% renting
Mulgoa — Owned Outright: 46.3% Mulgoa — Mortgage: 39.7% Mulgoa — Renting: 13.9%
Leonay 10.5% renting
Leonay — Owned Outright: 42.1% Leonay — Mortgage: 47.3% Leonay — Renting: 10.5%
Owned outright Mortgage Renting

Qualifications

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

Mulgoa Leonay
Certificate III & IV 17.0% / 16.1%
Mulgoa — Certificate III & IV: 17.0% Leonay — Certificate III & IV: 16.1%
Bachelor Degree 11.0% / 12.7%
Mulgoa — Bachelor Degree: 11.0% Leonay — Bachelor Degree: 12.7%
Advanced Diploma / Diploma 7.9% / 9.1%
Mulgoa — Advanced Diploma / Diploma: 7.9% Leonay — Advanced Diploma / Diploma: 9.1%
Postgraduate Degree 3.1% / 4.5%
Mulgoa — Postgraduate Degree: 3.1% Leonay — Postgraduate Degree: 4.5%
Graduate Diploma / Certificate 1.9% / 2.0%
Mulgoa — Graduate Diploma / Certificate: 1.9% Leonay — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (17.0%).

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.

Mulgoa Leonay
England 2.4% / 5.1%
Mulgoa — England: 2.4% Leonay — England: 5.1%
Germany 1.3% / 0.8%
Mulgoa — Germany: 1.3% Leonay — Germany: 0.8%
Italy 1.1% / 0.5%
Mulgoa — Italy: 1.1% Leonay — Italy: 0.5%
New Zealand 0.5% / 0.9%
Mulgoa — New Zealand: 0.5% Leonay — New Zealand: 0.9%
India 0.6% / 0.5%
Mulgoa — India: 0.6% Leonay — India: 0.5%
Lebanon 0.9% / —
Mulgoa — Lebanon: 0.9% Leonay — Lebanon: not among its largest
South Africa — / 0.8%
Mulgoa — South Africa: not among its largest Leonay — South Africa: 0.8%
Scotland — / 0.6%
Mulgoa — Scotland: not among its largest Leonay — Scotland: 0.6%

Bars are drawn against the largest share shown (5.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Mulgoa 99.7% houses
Mulgoa — Houses: 99.7% Mulgoa — Townhouses: 0.0% Mulgoa — Flats / Apartments: 0.3%
Leonay 98.6% houses
Leonay — Houses: 98.6% Leonay — Townhouses: 1.6% Leonay — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Mulgoa Leonay
Median house price $1,505,000 $1,310,000
Median unit price —
same for both
Median land price $920,000 —
Typical days to sell (houses) 46 days
from 8 sales
 27 days
from 15 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.

Mulgoa Leonay
3 bed $1.23M / $1.25M
Mulgoa — 3 bed: $1.23M (10 sales) Leonay — 3 bed: $1.25M (9 sales)

10 vs 9 sales

4 bed $1.7M / $1.3M
Mulgoa — 4 bed: $1.7M (9 sales) Leonay — 4 bed: $1.3M (29 sales)

9 vs 29 sales

5 bed $1.58M / $1.63M
Mulgoa — 5 bed: $1.58M (6 sales) Leonay — 5 bed: $1.63M (9 sales)

6 vs 9 sales

Zoning mix

Mulgoa has more land zoned for conservation (92% vs 26%).

Mulgoa Leonay
Environmental 92% 26%
Residential 2% 36%
Parks and recreation 1% 26%
Infrastructure and transport 2% 8%
Rural and farming 2% 0%
Planning zones cover 100% of Mulgoa and 97% of Leonay. 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

Mulgoa Leonay
New dwellings approved 1,063
across Penrith
same for both
Approvals change year on year -78%
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.

Mulgoa Leonay
Houses 2.9%
$1,035/wk on $1.82M
 3.7%
$930/wk on $1.32M
Units —
same for both

Ranking within NSW

Mulgoa Leonay
House price Higher than 90% of NSW Higher than 68% of NSW
Income Higher than 89% of NSW Higher than 88% of NSW
Schools —
same for both
Walkability Higher than 68% of NSW Higher than 85% of NSW
Affordability Higher than 20% of NSW Higher than 63% of NSW
EV adoption Higher than 80% of NSW Higher than 70% of NSW
NBN connectivity Higher than 67% of NSW Higher than 96% of NSW
Rental yield (houses) Higher than 20% of NSW Higher than 54% of NSW

Liveability

Leonay is more walkable (61 vs 17); Leonay scores higher overall (52 vs 41).

Mulgoa Leonay
Grade C B
Score 41/100 52/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Mulgoa carries more crime risk (54 vs 31); Leonay carries more bushfire risk (96 vs 81).

Mulgoa Leonay
Bushfire High
81/100
 High
96/100
Crime Moderate
54/100
 Low
31/100
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 0
within 5 km
 3
within 5 km

Schools

Mulgoa Leonay
Inside the suburb 2 1
Rated above peers 0 1
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km None 1
Western Sydney University - Penrith, 7.1 km

Schools in Mulgoa

  • Mulgoa Public School Government · Primary at peers
  • Nepean Christian School Independent · Combined below peers

Schools in Leonay

  • Leonay Public School Government · Primary above peers

Amenities in the suburb

Mulgoa Leonay
Supermarkets 1 0
Cafes & restaurants 1
same for both
Parks & reserves 3 9
Childcare 3 2
Pharmacies 1 0
Banks & Bank@Post 1 0
Waterways 5 15

Mobility

Mulgoa sits further from the CBD (62.4 km vs 57.7 km).

Mulgoa Leonay
Walkability score 17/100 61/100
Distance to Sydney 62.4 km
+8% vs other
 57.7 km
Drive time (normal traffic) 55 min 48 min
Public transport score 79/100
Bus
 74/100
Bus
Peak arrivals per hour 42.0
7-9am + 5-7pm
 32.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 2745
 0.7%
postcode 2750
Rooftop solar per 100 dwellings 56
postcode 2745
 31
postcode 2750

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.

Mulgoa Leonay
Car (driver) 57.3% / 50.3%
Mulgoa — Car (driver): 57.3% Leonay — Car (driver): 50.3%
Worked from Home 36.4% / 45.1%
Mulgoa — Worked from Home: 36.4% Leonay — Worked from Home: 45.1%
Car (passenger) 3.5% / 2.2%
Mulgoa — Car (passenger): 3.5% Leonay — Car (passenger): 2.2%
Walked Only 2.4% / 0.9%
Mulgoa — Walked Only: 2.4% Leonay — Walked Only: 0.9%
Train 0.3% / 1.5%
Mulgoa — Train: 0.3% Leonay — Train: 1.5%

Bars are drawn against the largest share shown (57.3%).

Setting

Mulgoa Leonay
Elevation 81 m
above sea level, at the suburb centre
 42 m
above sea level, at the suburb centre

NBN connectivity

Mulgoa Leonay
Connectivity score 49/100 93/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 22%
655 premises
 64%
949 premises

Climate

Mulgoa Leonay
Annual rainfall 822 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Mulgoa Leonay
PM2.5 5.6 µg/m³ 7.2 µg/m³
PM10 17.6 µg/m³ 16.3 µg/m³
NO₂ 0.55 pphm 0.6 pphm

Council rates

Mulgoa Leonay
Average residential rate $1,547/yr
same for both
Council Penrith
same for both

Federal electorate

Mulgoa Leonay
Division Lindsay Macquarie
Member Melissa Mcintosh Susan Templeman
Party Liberal Australian Labor Party

First Home Owner Grant

Mulgoa Leonay
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Mulgoa

Acreage

Leonay

Large Blocks Parks Quiet River

More comparisons

Other comparisons with Mulgoa

Mulgoa vs Glenmore Park Mulgoa vs Luddenham Mulgoa vs Orchard Hills Mulgoa vs Wallacia Mulgoa vs Regentville

Other comparisons with Leonay

Leonay vs Emu Plains Leonay vs Jamisontown Leonay vs Glenbrook Leonay vs Lapstone Leonay vs Regentville
Full data on Mulgoa Full data on Leonay
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.

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