Waterloo vs Zetland

Zetland is the younger of the two, with a median age of 30 against 33 in Waterloo. In both, most households rent and the large majority of homes are flats or apartments. In Waterloo, most households are people living alone. In Zetland, about half of households are people living alone. Units cost more in Zetland: a median of $1.03 million, against $930,000 in Waterloo, and rent is higher there too. On these figures, Waterloo tends to suit people living alone, while Zetland suits young adults.

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

Waterloo

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (20 vs 15)
  • But Zetland carries lower crime risk (71/100 vs 89/100)

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

First-home buyers

Waterloo

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,710,000 vs $2,330,000)
  • has cheaper units ($930,000 vs $1,030,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Waterloo

ahead on the one thing that separates them

  • has cheaper rent ($530/wk vs $600/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

They split

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

  • Waterloo has more residents already 65 and over (10% vs 4%)
  • Zetland carries lower crime risk (71/100 vs 89/100)

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

Investors

Zetland

ahead on 2 of the 3 things we measure here

  • is growing faster (25.2% vs 12.1%)
  • returns a higher gross yield on houses (3.4% vs 2.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Waterloo Zetland
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.

Waterloo Zetland
Walkability 99 / 96
Waterloo — Walkability: 99/100 Zetland — Walkability: 96/100
Safety 11 / 29
Waterloo — Safety: 11/100 Zetland — Safety: 29/100
Low fire risk 100 / 100
Waterloo — Low fire risk: 100/100 Zetland — Low fire risk: 100/100

Demographics

Waterloo has more residents (16,379 vs 12,622); Zetland rents higher ($600/wk vs $530/wk).

Waterloo Zetland
Population 16,379
+23% vs other
 12,622
Population trend (2016 → 2021) +12.1% +25.2%
Median age 33 30
Median household income $105,456/yr $113,984/yr
+8% vs other
Median weekly rent $530/wk $600/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

Waterloo Zetland
0-4 4.2% / 4.5%
Waterloo — 0-4: 4.2% Zetland — 0-4: 4.5%
5-14 3.6% / 3.6%
Waterloo — 5-14: 3.6% Zetland — 5-14: 3.6%
15-19 1.8% / 2.1%
Waterloo — 15-19: 1.8% Zetland — 15-19: 2.1%
20-24 9.6% / 15.1%
Waterloo — 20-24: 9.6% Zetland — 20-24: 15.1%
25-34 35.6% / 42.4%
Waterloo — 25-34: 35.6% Zetland — 25-34: 42.4%
35-44 18.5% / 17.7%
Waterloo — 35-44: 18.5% Zetland — 35-44: 17.7%
45-54 8.8% / 6.5%
Waterloo — 45-54: 8.8% Zetland — 45-54: 6.5%
55-64 7.5% / 4.3%
Waterloo — 55-64: 7.5% Zetland — 55-64: 4.3%
65-74 5.8% / 2.7%
Waterloo — 65-74: 5.8% Zetland — 65-74: 2.7%
75-84 3.3% / 0.8%
Waterloo — 75-84: 3.3% Zetland — 75-84: 0.8%
85+ 1.3% / 0.2%
Waterloo — 85+: 1.3% Zetland — 85+: 0.2%

Bars are drawn against the largest share shown (42.4%).

Who lives together

Household composition, 2021 Census.

Waterloo 58.2% lone person
Waterloo — Lone Person: 58.2% Waterloo — Group Household: 18.4% Waterloo — Couple Families: 13.5% Waterloo — One Parent Families: 7.9% Waterloo — Other Families: 1.9%
Zetland 48.9% lone person
Zetland — Lone Person: 48.9% Zetland — Group Household: 23.6% Zetland — Couple Families: 17.7% Zetland — One Parent Families: 6.7% Zetland — Other Families: 3.2%
Lone Person Group Household Couple Families One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Waterloo 75.2% renting
Waterloo — Owned Outright: 6.4% Waterloo — Mortgage: 18.4% Waterloo — Renting: 75.2%
Zetland 72.1% renting
Zetland — Owned Outright: 7.6% Zetland — Mortgage: 20.2% Zetland — Renting: 72.1%
Owned outright Mortgage Renting

Qualifications

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

Waterloo Zetland
Bachelor Degree 28.6% / 32.3%
Waterloo — Bachelor Degree: 28.6% Zetland — Bachelor Degree: 32.3%
Postgraduate Degree 13.1% / 17.1%
Waterloo — Postgraduate Degree: 13.1% Zetland — Postgraduate Degree: 17.1%
Advanced Diploma / Diploma 8.2% / 8.0%
Waterloo — Advanced Diploma / Diploma: 8.2% Zetland — Advanced Diploma / Diploma: 8.0%
Certificate III & IV 6.7% / 6.4%
Waterloo — Certificate III & IV: 6.7% Zetland — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 2.2% / 2.1%
Waterloo — Graduate Diploma / Certificate: 2.2% Zetland — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (32.3%).

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.

Waterloo Zetland
China 11.5% / 20.5%
Waterloo — China: 11.5% Zetland — China: 20.5%
England 5.6% / 5.0%
Waterloo — England: 5.6% Zetland — England: 5.0%
Ireland 2.3% / 3.3%
Waterloo — Ireland: 2.3% Zetland — Ireland: 3.3%
New Zealand 2.6% / 2.0%
Waterloo — New Zealand: 2.6% Zetland — New Zealand: 2.0%
Brazil 1.8% / 2.0%
Waterloo — Brazil: 1.8% Zetland — Brazil: 2.0%
Indonesia 1.4% / 2.4%
Waterloo — Indonesia: 1.4% Zetland — Indonesia: 2.4%
India 1.6% / 2.0%
Waterloo — India: 1.6% Zetland — India: 2.0%

Bars are drawn against the largest share shown (20.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Waterloo 91.4% flats / apartments
Waterloo — Flats / Apartments: 91.4% Waterloo — Townhouses: 8.1% Waterloo — Houses: 0.5%
Zetland 92.7% flats / apartments
Zetland — Flats / Apartments: 92.7% Zetland — Townhouses: 6.9% Zetland — Houses: 0.3%
Flats / Apartments Townhouses Houses

Property market

Waterloo Zetland
Median house price $1,710,000 $2,330,000
Median unit price $930,000 $1,030,000
Median land price —
same for both
Typical days to sell (houses) 20 days
from 13 sales
 21 days
from 9 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.

Waterloo Zetland
1 bed $700K / $730K
Waterloo — 1 bed: $700K (103 sales) Zetland — 1 bed: $730K (93 sales)

103 vs 93 sales

2 bed $1.03M / $1.06M
Waterloo — 2 bed: $1.03M (156 sales) Zetland — 2 bed: $1.06M (184 sales)

156 vs 184 sales

3 bed $1.34M / $1.6M
Waterloo — 3 bed: $1.34M (33 sales) Zetland — 3 bed: $1.6M (42 sales)

33 vs 42 sales

Zoning mix

Waterloo Zetland
Residential 73% 85%
Commercial 8% 4%
Infrastructure and transport 7% 3%
Parks and recreation 6% 4%
Other and special use 0% 4%
Planning zones cover 94% of Waterloo and 100% of Zetland. 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

Waterloo Zetland
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.

Waterloo Zetland
Houses 2.6%
$935/wk on $1.85M
 3.4%
$1,300/wk on $2M
Units 5.6%
$950/wk on $880K
 5.4%
$1,050/wk on $1.01M

Ranking within NSW

Waterloo Zetland
House price Higher than 79% of NSW Higher than 88% of NSW
Income Higher than 72% of NSW Higher than 79% of NSW
Schools —
same for both
Walkability Higher than 100% of NSW Higher than 99% of NSW
Affordability Higher than 29% of NSW Higher than 16% of NSW
EV adoption Higher than 99% of NSW
same for both
NBN connectivity Higher than 87% of NSW Higher than 90% of NSW
Rental yield (houses) Higher than 9% of NSW Higher than 38% of NSW
Rental yield (units) Higher than 88% of NSW Higher than 83% of NSW

Liveability

Zetland scores higher overall (86 vs 74).

Waterloo Zetland
Grade A
same for both
Score 74/100 86/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Waterloo carries more crime risk (89 vs 71).

Waterloo Zetland
Bushfire None
0/100
same for both
Crime High
89/100
 High
71/100
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 8
within 5 km
 12
within 5 km

Schools

Waterloo Zetland
Inside the suburb 2 1
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
1-37 Foveaux Street, Surry Hills NSW 2010, 1.6 km
 3
The University of New South Wales, 1.3 km
Full-time students aged 15–24 4.7% 8.6%

Schools in Waterloo

  • Our Lady of Mount Carmel Catholic Primary School Catholic · Primary above peers
  • Yudi Gunyi School Government · Combined · Special school

Schools in Zetland

  • Green Square Public School Government · Primary

Amenities in the suburb

Waterloo Zetland
Supermarkets 9 5
Cafes & restaurants 67 43
Parks & reserves 20 15
Childcare 8 6
GPs 3 2
Pharmacies 3 1
Fuel stations 2 0
EV chargers 0 2

Mobility

Waterloo Zetland
Walkability score 99/100 96/100
Distance to Sydney 6.2 km
same for both
Drive time (normal traffic) 13 min
same for both
Public transport score 94/100
Rail · Bus
 94/100
Bus
Peak arrivals per hour 351.2
7-9am + 5-7pm
 181.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.7%
postcode 2017
same for both
Rooftop solar per 100 dwellings 1
postcode 2017
same for both

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.

Waterloo Zetland
Worked from Home 60.5% / 60.7%
Waterloo — Worked from Home: 60.5% Zetland — Worked from Home: 60.7%
Car (driver) 18.6% / 21.5%
Waterloo — Car (driver): 18.6% Zetland — Car (driver): 21.5%
Walked Only 6.6% / 4.1%
Waterloo — Walked Only: 6.6% Zetland — Walked Only: 4.1%
Train 4.3% / 6.3%
Waterloo — Train: 4.3% Zetland — Train: 6.3%
Bus 5.7% / 4.2%
Waterloo — Bus: 5.7% Zetland — Bus: 4.2%

Bars are drawn against the largest share shown (60.7%).

Setting

Waterloo Zetland
Elevation 33 m
above sea level, at the suburb centre
 23 m
above sea level, at the suburb centre
Distance to the ocean 5.2 km
4.5 km to a named beach
 4.8 km
4.8 km to a named beach

NBN connectivity

Waterloo Zetland
Connectivity score 77/100 81/100
Most common technology Fibre to the building Fibre to the premises
Full-fibre (FTTP) share 28%
10,571 premises
 52%
6,587 premises

Climate

Waterloo Zetland
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)

Waterloo Zetland
PM2.5 5.3 µg/m³
same for both
PM10 12.9 µg/m³
same for both
NO₂ 0.73 pphm
same for both

Council rates

Waterloo Zetland
Average residential rate $875/yr
same for both
Council Sydney
same for both

Federal electorate

Waterloo Zetland
Division Sydney
same for both
Member Tanya Plibersek
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Waterloo Zetland
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Waterloo

Apartments Easy Commute Inner Multicultural Parks Professionals Transport Hub Urban

Zetland

Apartments Cafe Culture Easy Commute Inner Multicultural Parks Professionals Transport Hub Urban

More comparisons

Other comparisons with Waterloo

Waterloo vs Redfern Waterloo vs Kensington Waterloo vs Alexandria

Other comparisons with Zetland

Zetland vs Rosebery Zetland vs Kensington Zetland vs Alexandria Zetland vs Beaconsfield
Full data on Waterloo Full data on Zetland
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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