Albion
Albion combines a compact 2.52 square kilometre footprint with 4,334 residents and a density of 1,720.8 people per square kilometre. Its median age of 35 is 5 years younger than the national figure, while the overseas-born share of 51.6% is 30 percentage points above national levels. The suburb sits near Sunshine and Braybrook and has a strongly rental-oriented market, with 45.4% of households renting and vacancy at 14.3%. That mix reflects overseas migration, smaller 2.3-person households and a mobile population, but the 120.0 crimes per 1,000 residents rate warrants careful street-level checking. Albion is younger and more internationally connected than many established western suburbs, although its household income sits at the 31.3 percentile.
Population
4,334
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,310/wk
DAs (12 months)iDevelopment Applications lodged in the past year
10
Median House
$812K
October to December 2025
Housing choice is broader than a purely detached market: 55.1% of dwellings are separate houses, 26.0% apartments and 19.0% semi-detached homes. Two and 3-bedroom properties dominate at 37.1% and 37.6%, which suits smaller households more than large families. Because 45.4% rent and average household size is 2.3, buyers should weigh maintenance and land value carefully against apartment and townhouse convenience.
For Buyers
Housing choice is broader than a purely detached market: 55.1% of dwellings are separate houses, 26.0% apartments and 19.0% semi-detached homes. Two and 3-bedroom properties dominate at 37.1% and 37.6%, which suits smaller households more than large families. Because 45.4% rent and average household size is 2.3, buyers should weigh maintenance and land value carefully against apartment and townhouse convenience.
For Investors
Albion has a large tenant base, with 45.4% of households renting compared with 25.6% owning outright and 26.7% holding a mortgage. The median weekly rent is $301, but the 14.3% vacancy rate is higher than the owner-occupier share and signals that tenant demand can vary by dwelling type, condition and location. Rental growth of 18.8% supports the income case, while 10 development matters were recorded over 12 months, indicating ongoing subdivision and planning activity without evidence of a major construction pipeline. A forecast growth rate of 3.04% a year, driven primarily by overseas migration, is lower than Albion's historical 4.1% annual price growth. Investors should therefore prioritise adaptable 2 and 3-bedroom stock, vacancy resilience and local crime exposure rather than relying on capital growth alone.
Development Activity
Total DAs
16
Last 12 Months
10
YoY ChangeiYear-over-year change in DA lodgements
+233.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Albion
Open-register school locations for education access. This is not a school-quality ranking.
Albion Primary School
St Theresa's School
Demographics
Albion has a younger profile than Australia overall: the median age is 35, or 5 years below the national comparison. Its university-educated share is 40.5%, which is 10.4 percentage points above the national figure, while 51.6% of residents were born overseas, 30 points above national levels. The largest reported ancestries include Other at 1,193 people, English at 829, Vietnamese at 314 and Irish at 296. Languages spoken include Nepali by 87 people, Punjabi by 56, Urdu by 48 and Mandarin by 46. Christianity is recorded for 1,646 residents, no religion for 1,262 and Hinduism for 379. With average household size at 2.3, or 0.2 below the national comparison, Albion is shaped by smaller households and overseas migration. Turnover is 25.4%, so local services need to work for both established residents and newer arrivals.
Age Distribution
Bedrooms
Dwelling Structure
55.1%
Houses
19.0%
Townhouse
26.0%
Apartment
Tenure
Albion's house-price history shows substantial long-term growth but a modest retreat from its peak. Tenure is more rental-heavy than ownership-heavy, with 45.4% renting, 26.7% paying a mortgage and 25.6% owning outright. Separate houses account for 55.1%, higher than apartments at 26.0% and semi-detached dwellings at 19.0%. The bedroom mix is concentrated in 2 and 3-bedroom homes, at 37.1% and 37.6%, because Albion's average household size is only 2.3.
Mortgage / mo
$1,700
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$301
Census 2021
HH Size
2.3
Personal Income / wk
$708
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.3%
Unoccupied
295
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.7%
Couples with children
41.6%
Couples, no children
19.4%
Single parent
1,017
Total families
Economy & Employment
Healthcare is Albion's largest reported industry, employing 230 people and representing 16.5% of workers, followed by education at 132 people or 9.5%, hospitality at 120 or 8.6%, retail at 117 or 8.4% and transport at 107 or 7.7%. This service mix helps explain the prominence of community and personal service roles, alongside professionals at 396, trades at 281 and labourers at 268. The participation rate is 58.7%, full-time employment is 55.0% and unemployment is 6.9%, so the labour market includes both active workers and a substantial part-time component. Household income sits at the 31.3 percentile, below the national midpoint. SEIFA results show a sharp contrast: IEO is decile 5, while IER is decile 1, IRSD decile 2 and IRSAD decile 3. In other words, education and occupation rank around the midpoint, but economic resources and disadvantage rank much lower, indicating uneven financial capacity.
Unemployment
6.9%
Labour Force
2,183
Unemployed
151
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.0%
Part-time
36.7%
Participation
58.7%
Employed
2,032
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
40.5%
Postgraduate
12.8%
Born Overseas
51.6%
Dwellings
1,767
Transport to Work
Albion's compact 2.52 square kilometre area and 1,720.8 people per square kilometre support a relatively urban housing pattern. Car driving is the main commuting mode at 54.4%, higher than public transport at 11.2% and walking or cycling at 2.5%, while 27.0% work from home. Families have access to 2 local primary schools, with 1 government school and 1 Catholic school; enrolment zones should be checked against the exact address because boundaries can cross suburb lines. Recorded crime totals 520 incidents, including 309 property and deception offences, and the rate is 120.0 per 1,000 residents, so security and street selection matter. Socioeconomic conditions rank below the midpoint, with IRSAD at decile 3 and IRSD at decile 2. Compared with public transport use, car dependence is much higher, reflecting the need to assess daily travel patterns before buying or renting.
Drive
54.4%
Public Transport
11.2%
Walk / Cycle
2.5%
Work from Home
27.0%
Population Forecast
+3.04%/yr
(+153 people/yr)
High GrowthAlbion's forecast trend is 3.04% annual growth, with overseas migration identified as the primary driver. Population change across the wider area is 68.9% over 10 years, while the shift trajectory is labelled Declining young, with the young share down 2.6% and the working share up 4.1%. Gentrification signals are mixed: the main gentrification score is 15 and the stage is Not gentrifying, while the shift measure records a score of 34 and Early signs. Rents have grown 18.8%, and affordability improved from 42.5% in 2011 to 35.3% in 2021. Compared with Albion's historical house-price CAGR of 4.1%, the 3.04% annual forecast is lower, suggesting growth may be sustained by migration and housing demand rather than a rapid premium repricing. The absence of a COVID dip adds to the recent momentum, but the Declining young label points to a changing age mix.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+100
Net Internal / yr
+44
Gentrification Signal
Not gentrifying
Accelerating: 10% → 69%
Safety & Crime
Total Offences
520
Year ending June 2024
Rate per 1,000 People
120.0
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 Albion compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Albion a good suburb to live in?
Albion can suit residents seeking a younger, internationally connected suburb with smaller households and mixed housing. The median age is 35, 51.6% of residents were born overseas and 27.0% work from home. However, the recorded crime rate of 120.0 per 1,000 residents means street-level checks are important.
What schools are in Albion?
Albion has 2 local primary schools: Albion Primary School, in the government sector, and St Theresa's School, in the Catholic sector. Families should confirm the enrolment zone for the exact address, as school boundaries can differ from suburb boundaries.
Is Albion safe?
Albion recorded 520 offences at a rate of 120.0 crimes per 1,000 residents. Property and deception offences were the largest category, with 309 incidents, followed by 63 justice procedures offences and 55 crimes against the person. Review current local crime information and inspect the street at different times.
Is Albion good for property investment?
Albion has investor appeal through a 45.4% rental share, $301 weekly median rent and 18.8% rent growth. The 14.3% vacancy rate is high, so tenant demand needs careful testing. Forecast growth is 3.04% annually, driven by overseas migration, while 10 development matters were recorded over 12 months.
How is Albion's population changing?
Albion has 4,334 residents today and a forecast growth trend of 3.04% annually, driven by overseas migration. Population change across the wider area is 68.9% over 10 years. The trajectory is labelled Declining young, with the young share down 2.6% and the working share up 4.1%.
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), Valuer-General Victoria (house prices), state education open registers (school locations), 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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