Albanvale
More than half of Albanvale's 5,641 residents were born overseas, 56.9% against a national figure 35.3 points lower, and the suburb's housing reflects that family-migration profile rather than inner-city density. Detached houses make up 96.0% of dwellings across a compact 1.86 km2, and 71.2% of homes carry three bedrooms. The median age of 37 sits 3.0 years below national, and average household size of 2.9 runs 0.4 above national, both pointing to younger families with children. The $610,000 median house price has eased 4.4% from its $638,000 peak, while household income ranks in just the 29.3rd percentile nationally, a gap that defines the affordability and tenure patterns below.
Population
5,641
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,279/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$610K
Apr-Jun 2024
At $610,000 the median house is well below Melbourne's metropolitan figure, and prices have softened 4.4% from the late-2023 peak of $638,000, giving buyers a more favourable entry than during the run-up. The stock is almost entirely freestanding: 96.0% are separate houses with apartments at just 1.8%, so a buyer here is purchasing land and a detached home rather than competing for units. Three-bedroom homes dominate at 71.2% and four-plus-bedroom houses add 24.5%, a layout suited to the larger 2.9-person households. Monthly mortgage repayments average $1,500, and despite household income in only the 29.3rd percentile the mortgage-to-income ratio sits at 27.1%, below the 30% stress threshold, because purchase prices stay modest relative to the metro market.
For Buyers
At $610,000 the median house is well below Melbourne's metropolitan figure, and prices have softened 4.4% from the late-2023 peak of $638,000, giving buyers a more favourable entry than during the run-up. The stock is almost entirely freestanding: 96.0% are separate houses with apartments at just 1.8%, so a buyer here is purchasing land and a detached home rather than competing for units. Three-bedroom homes dominate at 71.2% and four-plus-bedroom houses add 24.5%, a layout suited to the larger 2.9-person households. Monthly mortgage repayments average $1,500, and despite household income in only the 29.3rd percentile the mortgage-to-income ratio sits at 27.1%, below the 30% stress threshold, because purchase prices stay modest relative to the metro market.
For Investors
Weekly rent of $325 against the $610,000 median implies a gross yield near 2.8%, higher than premium inner-Melbourne suburbs where yields fall closer to 2%. Renters make up 24.2% of households, a smaller pool than the metro average, so the suburb leans owner-occupier rather than tenant-driven. The 5.0% vacancy rate is loose enough to give tenants choice, which caps rent growth. Development is effectively nil with zero applications lodged in the past 12 months across the 1.86 km2 area, meaning no new supply pipeline to dilute existing stock. With prices down 4.4% from peak and household income in the 29.3rd percentile, the investment case rests on yield and long-run land value rather than near-term capital growth.
Development Activity
Total DAs
2
Last 12 Months
0
YoY ChangeiYear-over-year change in DA lodgements
-100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Albanvale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Albanvale Primary School
Prep-6 · 313 students
Demographics
Albanvale's defining trait is migration: 56.9% of residents were born overseas, 35.3 points above the national figure, and Vietnamese ancestry leads at 1,232 residents ahead of English at 597 and Chinese at 316. That mix shows in faith too, with Buddhism (773) and Islam (448) sizeable behind Christianity (2,662). The median age of 37 is 3.0 years below national and average household size of 2.9 runs 0.4 above national, consistent with younger families rather than retirees or single professionals. University qualifications reach 26.3%, which is 3.8 points below national, because the workforce skews toward trades and manual roles rather than degree-dependent professions. The top non-English languages are Punjabi (72), Macedonian (62) and Arabic (54).
Age Distribution
Bedrooms
Dwelling Structure
96.0%
Houses
2.2%
Townhouse
1.8%
Apartment
Tenure
Tenure is owner-heavy: 38.4% own outright and 37.4% carry a mortgage, leaving only 24.2% renting, so roughly three in four homes are owner-occupied. The stock is overwhelmingly detached at 96.0% separate houses, with apartments at 1.8%, and three-bedroom dwellings account for 71.2% while four-plus-bedroom homes add 24.5%. The median house price rose from $313,000 in 2013 to $610,000, a 94.9% gain at a 4.9% compound annual rate over 14 years, though it has slipped 4.4% from the $638,000 peak of late 2023. Mortgage-to-income sits at 27.1% and rent-to-income at 25.4%, both below the 30% stress line, which is notable given household income in the 29.3rd percentile and reflects how affordable the detached stock remains versus the wider metro.
Median House Price Trend
Source: State Valuer-General (Apr-Jun 2024)
Mortgage / mo
$1,500
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$325
Census 2021
HH Size
2.9
Personal Income / wk
$488
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
95
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.3%
Couples, no children
4,688
Total families
Economy & Employment
The local workforce concentrates in essential and manual sectors: Healthcare leads at 17.5% (189 workers), Manufacturing follows at 10.6% (114) and Construction at 9.2% (99), with Retail at 8.8% and Transport at 8.3%. By occupation, Labourers (389) and Machinery operators or Drivers (303) outnumber Professionals (243), which explains why university qualifications run 3.8 points below national. Unemployment is elevated at 10.9% and participation reads just 46.7%, with 1,967 residents not in the labour force, a figure inflated by the younger family profile and a personal income of only $488 a week. Full-time employment among workers sits at 62.0%, and the combination of manual work and below-median income places household income in the 29.3rd percentile.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.0%
Part-time
27.1%
Participation
46.7%
Employed
1,911
Occupations
Top Industries
University
26.3%
Postgraduate
5.2%
Born Overseas
56.9%
Dwellings
1,808
Transport to Work
Albanvale is car-dependent: 87.4% of workers drive while only 3.3% use public transport and 0.4% walk or cycle, well below the national reliance on active and public modes, a function of the residential layout and distance from rail. Crime runs at 50.3 offences per 1,000 residents, with property and deception offences (127) the largest category ahead of crimes against the person (53). No schools are recorded inside the 1.86 km2 boundary, so families rely on institutions in neighbouring suburbs. Rent-to-income at 25.4% and mortgage-to-income at 27.1% both sit below the 30% stress threshold, which keeps day-to-day housing costs manageable even though household income ranks in the 29.3rd percentile nationally.
Drive
87.4%
Public Transport
3.3%
Walk / Cycle
0.4%
Work from Home
N/A
Safety & Crime
Total Offences
284
Year ending June 2024
Rate per 1,000 People
50.3
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 Albanvale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Albanvale a good suburb to live in?
Albanvale suits families on a budget: 96.0% of dwellings are detached houses, the median age of 37 is 3.0 years below national, and housing costs stay below the 30% stress line with mortgage-to-income at 27.1%. The main trade-offs are a 50.3 per 1,000 crime rate and heavy car dependence, with 87.4% of workers driving.
What is the median house price in Albanvale?
The median house price is $610,000, well below the Melbourne metro figure. Prices have eased 4.4% from the $638,000 peak of late 2023 but are still up 94.9% from $313,000 in 2013, a 4.9% compound annual gain. Weekly rent averages $325 and mortgage repayments run about $1,500 a month.
What schools are in Albanvale?
No schools are recorded inside the 1.86 km2 Albanvale boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident profile is younger than average, with a median age of 37, which is 3.0 years below national, pointing to demand for nearby primary and secondary places.
Is Albanvale safe?
Albanvale records a crime rate of 50.3 offences per 1,000 residents, totalling 284 offences. The largest category is property and deception offences at 127, ahead of crimes against the person at 53 and justice procedures offences at 49, a profile weighted toward property crime rather than violent offences.
Is Albanvale good for property investment?
Weekly rent of $325 against the $610,000 median gives a gross yield near 2.8%, higher than premium inner-Melbourne suburbs nearer 2%. The 5.0% vacancy rate caps rent growth, and with prices down 4.4% from peak, returns lean on yield and land value rather than near-term capital growth.
How is Albanvale's population changing?
Albanvale's 5,641 residents form a settled community, with 85.1% having stayed put and a turnover rate of just 14.9%. Average household size of 2.9 runs 0.4 above national, and the median age of 37 sits 3.0 years below national, both pointing to organic family growth rather than rapid in-migration.
What languages are spoken in Albanvale?
About 56.9% of residents were born overseas, 35.3 points above the national figure. Vietnamese is the leading ancestry at 1,232 residents, and the most common non-English languages are Punjabi (72 speakers), Macedonian (62), Arabic (54) and Greek (48), reflecting a strong migrant base.
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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