Abbotsford
At 148.5 crimes per 1,000 residents, Abbotsford's crime rate is the highest in this batch, yet the $1,275,000 median house price and IRSAD decile 10 confirm it as one of Melbourne's premium inner-city addresses. This paradox resolves when you examine the 1,017 property offences (75.3% of total crime) concentrated in a 1.74 km2 footprint with 5,222 people per km2. The 18.7% vacancy rate, the highest in this dataset, sits alongside a 56.6% renter share and 45.8% residential turnover, painting a picture of high-churn, high-amenity inner-city living. University qualifications at 64.7% are 34.6 points above national, the highest in this batch, and IEO decile 10 confirms the top education tier nationally.
Population
9,088
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$2,197/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$1.3M
Apr-Jun 2024
The $1,275,000 median reflects a mixed market of heritage terraces and converted warehouse apartments. Over 14 years, prices grew from $792,500 (CAGR 3.5%), peaking at $1,365,000 in 2021 before the current 6.6% decline. Apartments at 62.8% dominate, with semi-detached at 23.9% and houses at just 10.2%. Two-bedroom units (49.8%) and studio/one-bedroom (25.5%) make up three-quarters of stock. Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 22.8%, surprisingly moderate because high personal incomes ($1,354/week) absorb the cost. Only 15.9% own outright and 27.5% carry mortgages. Walking/cycling at 27.2% is exceptional, well above the national average. Two schools (ICSEA 1,143 and 1,140) score in the elite tier.
For Buyers
The $1,275,000 median reflects a mixed market of heritage terraces and converted warehouse apartments. Over 14 years, prices grew from $792,500 (CAGR 3.5%), peaking at $1,365,000 in 2021 before the current 6.6% decline. Apartments at 62.8% dominate, with semi-detached at 23.9% and houses at just 10.2%. Two-bedroom units (49.8%) and studio/one-bedroom (25.5%) make up three-quarters of stock. Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 22.8%, surprisingly moderate because high personal incomes ($1,354/week) absorb the cost. Only 15.9% own outright and 27.5% carry mortgages. Walking/cycling at 27.2% is exceptional, well above the national average. Two schools (ICSEA 1,143 and 1,140) score in the elite tier.
For Investors
The 56.6% renter share provides a deep tenant pool. Weekly rent of $425 against a $1,275,000 median produces gross yield of just 1.7%, extremely low even by inner-Melbourne standards. The 18.7% vacancy rate is alarming and suggests structural oversupply, likely amplified by short-stay accommodation. Net overseas migration of 309 per year drives demand, but internal outflow of -110 reduces it. Development activity at 26 DAs in 12 months indicates ongoing interest. The crime rate of 148.5 per 1,000 may deter some tenants, though it is predominantly property offences (1,017 of 1,350). Capital growth of 3.5% CAGR over 14 years is moderate, and the 6.6% decline from peak suggests the correction may not be complete.
Development Activity
Total DAs
43
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+1650.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Abbotsford iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Abbotsford Primary School
Prep-6 · 168 students
Sophia Mundi Steiner School
Prep-12 · 139 students
Demographics
The median age of 33 is 7 years below the national median. Overseas-born at 35.9% is 14.3 points above national, with English ancestry leading at 2,915, followed by Irish (1,394), Scottish (1,031) and Chinese (833), forming a mix of Anglo-Celtic heritage and East Asian migration. Mandarin (126), Cantonese (81) and Greek (75) are the top non-English languages. University qualifications at 64.7% are 34.6 points above national. Couples without children (51.3%) far outnumber couples with children (28.2%), reflecting a DINK and young professional household structure. Average household size of 1.9 is 0.6 below national. The 73.4% participation rate is well above average, consistent with a working-age, career-focused population.
Age Distribution
Bedrooms
Dwelling Structure
10.2%
Houses
23.9%
Townhouse
62.8%
Apartment
Tenure
Renters at 56.6% dominate, with mortgage holders at 27.5% and outright owners at 15.9%. The stock is 62.8% apartments, 23.9% semi-detached and 10.2% houses. Studios/one-bedrooms make up 25.5% and two-bedrooms 49.8%, while 4+ bedrooms are just 4.7%. The 14-year price series shows growth from $792,500 to $1,275,000 (CAGR 3.5%), peaking at $1,365,000 in 2021 before declining 6.6%. The IER decile 3 (low economic resources) despite high incomes reflects the renter-heavy tenure: aggregate wealth is depressed when most residents don't own property. Mortgage-to-income at 22.8% and rent-to-income at 19.3% are both below stress thresholds, indicating that while absolute prices are high, they track high incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$425
HH Size
1.9
Personal Income / wk
$1,354
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
18.7%
Unoccupied
1,007
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
51.3%
Couples, no children
5,117
Total families
Economy & Employment
Professional/Tech leads at 20.2% (1,040 workers), followed by Healthcare at 15.6% (805), Education at 9.5% (489), Public Admin at 7.4% (383) and Retail at 6.9% (354). The knowledge-economy concentration is consistent with IEO decile 10. Professionals (2,733) dominate occupations, with Managers (1,105) a distant second. Full-time employment at 73.4% is strong, unemployment at 4.2% is below average, and participation at 73.4% is well above the national rate. The 3.5% COVID population dip and subsequent 10.3% recovery show the suburb bounced back, suggesting resilient demand. Real income grew 28.8% over the decade, outpacing most inner-city Melbourne suburbs.
Unemployment
4.2%
Labour Force
8,130
Unemployed
338
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
73.4%
Part-time
22.4%
Participation
73.4%
Employed
5,871
Occupations
Top Industries
University
64.7%
Postgraduate
20.4%
Born Overseas
35.9%
Dwellings
4,392
Transport to Work
Walking/cycling at 27.2% is exceptional, well above the national average, reflecting dense urban form and proximity to the CBD. Car driving at 60.7% is below average, and public transport at 8.5% supplements active transport. Two elite schools serve the suburb: Abbotsford Primary (ICSEA 1,143, 168 students, government) and Sophia Mundi Steiner School (ICSEA 1,140, 139 students, independent), both well above the national benchmark. The IRSAD decile 10 confirms top-tier advantage. However, the crime rate of 148.5 per 1,000 is the critical livability concern, with property offences at 1,017 and crimes against the person at 136. Rent-to-income at 19.3% is comfortable.
Drive
60.7%
Public Transport
8.5%
Walk / Cycle
27.2%
Work from Home
N/A
Population Forecast
+2.75%/yr
(+284 people/yr)
High GrowthPopulation growth runs at 2.75% per year (284 persons), classifying as high growth. The 10-year change was 85.0%. The ERP reached 10,316 in 2025 after recovering from a 3.5% COVID dip (from 9,594 to 9,258), now 10.3% above the pre-COVID peak. Medium forecasts project 12,287 by 2031. Overseas migration at 309 per year is the primary driver, with internal migration at -110 showing net domestic outflow. The gentrification score of 20 (early signs) reflects ongoing evolution. The working-age share expanded by 5.6 points while the young share contracted by 2.3 points, consistent with childless professionals replacing families. Affordability improved from 46.8% in 2011 to 31.4% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+309
Net Internal / yr
-110
Gentrification Signal
Early signs
Net internal outflow -110/yr, Strong overseas inflow +309/yr, COVID recovered (-4% dip → full recovery)
Safety & Crime
Total Offences
1,350
Year ending June 2024
Rate per 1,000 People
148.5
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Abbotsford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Abbotsford a good suburb to live in?
Abbotsford suits professionals who value walkability (27.2% walk/cycle) and inner-city amenity. The IRSAD decile 10 is the highest national tier, and university qualifications at 64.7% are 34.6 points above average. The trade-off is a crime rate of 148.5 per 1,000, the highest in this dataset, and an 18.7% vacancy rate indicating oversupply in the rental market.
What is the median house price in Abbotsford?
The median is $1,275,000 (Apr-Jun 2024), down 6.6% from the 2021 peak of $1,365,000. Over 14 years, prices grew from $792,500 (CAGR 3.5%). Monthly mortgage repayments average $2,167 and weekly rent is $425. Gross yield is approximately 1.7%, very low even by inner-Melbourne standards.
What schools are in Abbotsford?
Two high-performing schools serve the suburb: Abbotsford Primary (government, ICSEA 1,143, 168 students) and Sophia Mundi Steiner School (independent, ICSEA 1,140, 139 students). Both score well above the national 1,000 ICSEA benchmark, placing them in the top educational tier nationally.
Is Abbotsford safe?
The crime rate of 148.5 per 1,000 residents is the highest in this dataset, with 1,350 total offences. Property offences account for 1,017 (75.3%), crimes against the person 136 (10.1%), and drug offences 70 (5.2%). The high density (5,222/km2) and entertainment venues concentrate reported crime. The IRSD decile 9 and IRSAD decile 10 suggest the crime is not deprivation-driven.
Is Abbotsford good for property investment?
The 56.6% renter share provides a deep tenant pool, but gross yield of 1.7% ($425/week on $1,275,000) is extremely low. The 18.7% vacancy rate signals significant oversupply. Capital growth CAGR of 3.5% over 14 years is moderate, and the 6.6% decline from the 2021 peak suggests further correction risk. Net overseas migration of 309 per year provides demand, offset by 110 internal departures.
How is Abbotsford's population changing?
Growth runs at 2.75% per year (284 persons), with an 85.0% increase over 10 years. The suburb recovered from a 3.5% COVID dip, now 10.3% above the pre-COVID peak. Overseas migration (+309/year) drives growth, with internal outflow of -110. The median age of 33 is 7 years below national. Couples without children (51.3%) dominate household composition.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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