Aberfeldie
With a median house price of $1,798,400 and household income in the 93.1st percentile nationally, Aberfeldie punches well above average for a suburb covering just 1.55 square kilometres. The population of 3,925 has a median age of 41, roughly at the national figure, yet 51.1% hold university qualifications, some 21 points above the national rate. SEIFA places the suburb at decile 9 on both IRSD and IRSAD, confirming its position in the top tier for advantage across VIC. Strong Italian and English ancestry lines run through the community, and 83.3% of residents stayed put over the census period, a stability figure that sets it apart from higher-turnover inner suburbs.
Population
3,925
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,571/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$1.8M
Apr-Jun 2024
The $1,798,400 median house price recorded in Apr-Jun 2024 sits 7.8% below the Jan-Mar 2024 peak of $1,950,000, offering some entry relief after a sharp run-up. Long-run performance is strong: from $947,500 in 2013, prices have grown 89.8% across 14 years, a compound annual rate of 4.7%. Separate houses make up 66.9% of stock, which is higher than many comparable inner-Melbourne suburbs, with semi-detached dwellings at 18.4% and apartments at 14.0%. Bedrooms skew larger than average, with 41.4% of dwellings at four or more bedrooms, indicating genuine family-sized homes rather than investor units. Mortgage repayments average $2,600 per month, producing a mortgage-to-income ratio of 23.4%, below the 30% stress threshold despite the premium price point.
For Buyers
The $1,798,400 median house price recorded in Apr-Jun 2024 sits 7.8% below the Jan-Mar 2024 peak of $1,950,000, offering some entry relief after a sharp run-up. Long-run performance is strong: from $947,500 in 2013, prices have grown 89.8% across 14 years, a compound annual rate of 4.7%. Separate houses make up 66.9% of stock, which is higher than many comparable inner-Melbourne suburbs, with semi-detached dwellings at 18.4% and apartments at 14.0%. Bedrooms skew larger than average, with 41.4% of dwellings at four or more bedrooms, indicating genuine family-sized homes rather than investor units. Mortgage repayments average $2,600 per month, producing a mortgage-to-income ratio of 23.4%, below the 30% stress threshold despite the premium price point.
For Investors
The renter share of 20.9% is relatively low for Melbourne, reflecting the owner-occupier character of the suburb where 40.3% own outright and 38.8% carry a mortgage. Weekly rent averages $440, and against the $1,798,400 median that implies a gross yield below 1.3%. The vacancy rate runs at 8.0%, higher than typical for the area, suggesting some softness in the rental pool. Development activity is modest with 13 applications in the past 12 months. On the demand side, overseas migration drives net population inflows at 293 persons per year, well above any offsetting internal outflow of 71, which keeps underlying housing demand positive. Rent grew 19.4% over the decade, outpacing general inflation and supporting the case for long-term rent escalation even where immediate yields are thin.
Development Activity
Total DAs
18
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+1200.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Aberfeldie iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of the Nativity School
Prep-6 · 364 students
Ave Maria College
7-12 · 826 students
Demographics
The median age of 41 tracks almost exactly at the national figure, one year above it, yet the household income profile is far above average at the 93.1st percentile. University qualifications reach 51.1%, which is 21 points higher than the national rate, reflecting the professional and managerial concentration in the workforce. English and Italian ancestry dominate, with Italian counting 735 residents among a total population of 3,925, and Italian is also the most spoken non-English language at 74 speakers. Overseas-born residents stand at 19.0%, some 2.6 points below the national figure, so the suburb's international character comes through ancestry rather than recent migration. Average household size is 2.8, marginally above the national average, consistent with the high share of couples with children, which at 1,326 families is the dominant household type.
Age Distribution
Bedrooms
Dwelling Structure
66.9%
Houses
18.4%
Townhouse
14.0%
Apartment
Tenure
The price record from 2013 to 2024 shows a near-doubling: from $947,500 to $1,798,400, a 89.8% gain over 14 years. The compound annual growth rate of 4.7% is meaningful but not frothy, suggesting steady capital accumulation rather than speculative peaks. Tenure is owner-dominated: outright owners at 40.3% and mortgaged owners at 38.8% leave renters at just 20.9%, well below Melbourne norms. The stock leans heavily toward larger homes, with 41.4% at four or more bedrooms and 39.7% at three bedrooms, meaning only 18.8% of dwellings have two or fewer bedrooms. Rent-to-income sits at 17.1%, below the 30% stress threshold, and mortgage-to-income at 23.4% is similarly comfortable relative to household incomes in the 93.1st percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$440
HH Size
2.8
Personal Income / wk
$1,053
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
119
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.2%
Couples, no children
3,393
Total families
Economy & Employment
Healthcare is the top employing industry at 14.3% of the local workforce (218 workers), followed closely by Education at 13.1% (200) and Professional/Tech at 12.9% (197). Construction accounts for a notable 11.6% (177), above what a small suburb of this size would typically show. By occupation, Professionals lead at 650 workers and Managers follow at 432, together making up the majority of the employed. Full-time employment is strong at 62.3% and the unemployment rate is 4.7%, slightly above state norms. SEIFA decile 9 on IRSAD reflects both high income and high educational attainment, while the IEO score of decile 8 is marginally lower, which aligns with the 4.7% unemployment rate introducing a small disadvantage signal on the employment dimension. Real incomes grew 18.7% over the decade.
Unemployment
3.6%
Labour Force
10,697
Unemployed
382
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.3%
Part-time
33.0%
Participation
65.1%
Employed
2,039
Occupations
Top Industries
University
51.1%
Postgraduate
13.4%
Born Overseas
19.0%
Dwellings
1,366
Transport to Work
Transport reliance is skewed toward cars, with 85.7% commuting by vehicle compared to just 2.0% using public transport. Walking and cycling account for 5.0%, which is reasonable given the residential street pattern of a 1.55 square kilometre footprint. No schools are recorded within the suburb boundary in this dataset, so families rely on the dense schooling network in adjacent suburbs. The crime rate of 35.4 incidents per 1,000 residents is modest, with 139 total offences, and property and deception offences at 106 incidents make up the bulk of reported crime, consistent with a low-disadvantage area at SEIFA IRSAD decile 9. Only 4.2% of residents need daily assistance, and volunteering runs at 14.9%, both above the national average for engagement and low need.
Drive
85.7%
Public Transport
2.0%
Walk / Cycle
5.0%
Work from Home
N/A
Population Forecast
+0.78%/yr
(+133 people/yr)
EstablishedAnnual population growth is tracking at 0.78%, adding around 133 persons per year to the SA2 area. Over ten years the population rose 13.1%, and medium forecasts project the area reaching roughly 17,950 by 2031 from a current 17,119. The primary growth driver is overseas migration, delivering net 293 new residents annually, while internal migration runs at a net negative of 71 per year, typical for an established premium suburb that loses residents to the regions. Gentrification is at early signs stage with a score of 37, supported by COVID recovery (a 4.7% dip followed by 5.7% recovery above the pre-COVID base), a young-share decline of 2.2 points and a senior-share rise of 1.8 points. Affordability improved from 45.8% in 2011 to 37.5% in 2021, suggesting real income growth outpaced price growth through that decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+293
Net Internal / yr
-71
Gentrification Signal
Early signs
Population +16% since 2011, Strong overseas inflow +293/yr, COVID recovered (-5% dip → full recovery)
Safety & Crime
Total Offences
139
Year ending June 2024
Rate per 1,000 People
35.4
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 Aberfeldie compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Aberfeldie a good suburb to live in?
Aberfeldie ranks at SEIFA decile 9 on IRSAD and IRSD, placing it in the top tier for advantage nationally. Household income sits in the 93.1st percentile, and 51.1% of residents hold university qualifications, some 21 points above the national figure. The main trade-off is a high entry price with a median house price of $1,798,400.
What is the median house price in Aberfeldie?
The median house price is $1,798,400, recorded in Apr-Jun 2024. Prices peaked at $1,950,000 in Jan-Mar 2024, so the latest figure is 7.8% below peak. From the 2013 base of $947,500, prices have grown 89.8% over 14 years at a compound rate of 4.7% annually.
What schools are in Aberfeldie?
No schools are recorded inside the Aberfeldie suburb boundary in this dataset. Families typically access schools in neighbouring suburbs such as Essendon and Moonee Ponds. Despite the absence of local schools, 51.1% of Aberfeldie residents hold university qualifications, well above the national average.
Is Aberfeldie safe?
The recorded crime rate is 35.4 incidents per 1,000 residents, with 139 total offences in the measured period. Property and deception offences account for 106 of those incidents. As a decile 9 IRSAD suburb, Aberfeldie ranks among the lowest-disadvantage areas nationally, which typically correlates with lower crime exposure.
Is Aberfeldie good for property investment?
The 89.8% price growth since 2013 and a 4.7% compound annual rate indicate consistent capital growth, stronger than many Melbourne suburbs. Rental yield is low, with $440 weekly rent against the $1,798,400 median. The 8.0% vacancy rate is elevated, but overseas migration of 293 net arrivals per year supports long-term demand.
How is Aberfeldie's population changing?
Annual growth runs at 0.78%, adding roughly 133 persons per year to the broader SA2 area. The 10-year population increase was 13.1%, and the suburb recovered fully from a 4.7% COVID dip. Overseas migration adds 293 residents per year, offset by net internal outflow of 71, with medium forecasts projecting around 17,950 residents by 2031.
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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