Ararat
Ararat's median house price of $350,000 sits 10.3% below its 2023 peak of $390,000, making it one of few Victorian suburbs where prices have retreated meaningfully. A quarter of workers (25.3%) are in healthcare, reflecting the town's role as a regional health services hub. The crime rate of 135.9 per 1,000 residents is significantly elevated compared to state averages, driven largely by property offences (494 of 1,155 total). With a median age of 45 (5 years above national) and 42.1% owning outright, Ararat carries the financial profile of a mature regional centre where wealth sits in paid-off property rather than income, which at the 26th percentile nationally is well below the median.
Population
8,500
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,216/wk
DAs (12 months)iDevelopment Applications lodged in the past year
22
Median House
$350K
Apr-Jun 2024
At $350,000 median, Ararat is accessible to buyers priced out of Melbourne, where equivalent detached houses cost 3-4 times more. Detached homes account for 89.8% of stock, and mortgage repayments of $1,083 per month are low. The mortgage-to-income ratio of 20.6% is well below the 30% stress threshold. Three-bedroom homes dominate at 55.1%, with 4+ bedrooms at 23.5%. However, prices have softened, falling 10.3% from the $390,000 peak in mid-2023 to $350,000 in mid-2024. Over the longer term, Ararat delivered 4.9% CAGR across 14 years, growing from $180,000 in 2013, though this lags Melbourne metro growth rates over the same period.
For Buyers
At $350,000 median, Ararat is accessible to buyers priced out of Melbourne, where equivalent detached houses cost 3-4 times more. Detached homes account for 89.8% of stock, and mortgage repayments of $1,083 per month are low. The mortgage-to-income ratio of 20.6% is well below the 30% stress threshold. Three-bedroom homes dominate at 55.1%, with 4+ bedrooms at 23.5%. However, prices have softened, falling 10.3% from the $390,000 peak in mid-2023 to $350,000 in mid-2024. Over the longer term, Ararat delivered 4.9% CAGR across 14 years, growing from $180,000 in 2013, though this lags Melbourne metro growth rates over the same period.
For Investors
The 27.4% rental population provides a base of tenant demand, but the 9.5% vacancy rate is a red flag, sitting well above the 3% balanced-market benchmark. Weekly rent of $250 against a $350,000 median price implies a gross yield around 3.7%, which is modest for a regional town. Rent growth of 42.5% over the decade was strong, reflecting statewide housing pressures reaching regional areas. Twenty development applications in 12 months, mostly subdivisions, indicate modest expansion. The net population flow is near zero (19 overseas, -17 internal annually), so rental demand growth will be slow compared to high-growth corridors.
Development Activity
Total DAs
61
Last 12 Months
22
YoY ChangeiYear-over-year change in DA lodgements
+37.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Ararat iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary's School
Prep-6 · 121 students
Marian College
7-12 · 369 students
Ararat West Primary School
Prep-6 · 257 students
Ararat Primary School
Prep-6 · 223 students
Ararat Secondary College
7-12 · 332 students
Demographics
The median age of 45 is 5 years above the national figure, and seniors' share has grown 5.0 percentage points over the decade. English ancestry leads at 3,202 residents, followed by Scottish (970) and Irish (871), giving a strongly Anglo-Celtic base with just 12.9% born overseas, 8.7 points below the national rate. University attainment is low at 19.2%, sitting 10.9 percentage points below national. Only 44.8% of the population participates in the labour force, well below the 60%+ national norm, reflecting both the older demographic and those not in the labour force (3,361 people). Average household size is 2.2, smaller than the national 2.5.
Age Distribution
Bedrooms
Dwelling Structure
89.8%
Houses
9.1%
Townhouse
0.4%
Apartment
Tenure
Detached houses dominate at 89.8%, with semi-detached at 9.1% and apartments nearly absent at 0.4%. Three-bedroom homes make up 55.1% of stock. Ownership is high: 42.1% own outright (above the national average) and 30.5% carry mortgages, while 27.4% rent. The price trajectory shows recovery from $180,000 in 2013 to a peak of $390,000 in 2023, then a retreat to $350,000. That 10.3% decline from peak makes Ararat a buyer's market currently. Mortgage stress at 20.6% and rent stress at 20.6% are identical and both comfortable. The 34.1% of families being couples without children exceeds the national average, reflecting the older household composition.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$250
HH Size
2.2
Personal Income / wk
$681
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.5%
Unoccupied
338
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.1%
Couples, no children
5,509
Total families
Economy & Employment
Healthcare employs 25.3% of workers (503 people), making it the dominant industry by a wide margin and reflecting Ararat's role as a regional health services centre. Public administration follows at 15.2%, then manufacturing at 12.1%, which is notably higher than metro suburbs and points to a retained industrial base. Community and personal service workers lead occupations (624), closely followed by labourers (620), a blue-collar profile that sits well below the professional-heavy profile of metro suburbs. SEIFA scores are uniformly low at decile 2 across all four indices, placing Ararat in the bottom 20% nationally for socioeconomic advantage. Unemployment at 4.3% is reasonable despite the low-income profile.
Unemployment
2.2%
Labour Force
3,659
Unemployed
79
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.4%
Part-time
33.3%
Participation
44.8%
Employed
3,116
Occupations
Top Industries
University
19.2%
Postgraduate
3.9%
Born Overseas
12.9%
Dwellings
3,214
Transport to Work
Ararat has 6 schools spanning primary and secondary levels. Marian College (Catholic secondary, ICSEA 1017) and St Mary's (Catholic primary, ICSEA 1038) both sit above the national median. Government schools range from Ararat Secondary College (ICSEA 940, 332 students) down to Ararat North Primary (ICSEA 862, 49 students), showing a wide spread in educational advantage. The crime rate of 135.9 per 1,000 is high, with property offences accounting for 43% of incidents. Public transport usage is minimal at 0.9%, though 7.8% walk or cycle, higher than many regional towns. The SEIFA IRSAD decile of 2 confirms Ararat sits in the bottom 20% for socioeconomic conditions nationally.
Drive
82.3%
Public Transport
0.9%
Walk / Cycle
7.8%
Work from Home
N/A
Population Forecast
+0.13%/yr
(+4 people/yr)
EstablishedPopulation growth is essentially flat at 0.13% per year (about 4 additional people annually). Migration is balanced, with 19 overseas arrivals and 17 internal departures. Medium projections show the population barely moving from 3,181 in 2025 to 3,203 by 2031. However, the gentrification score of 45 flags active gentrification signals, with real income growing 26.1% over the decade and rent up 42.5%. This tension between flat population numbers and rising incomes suggests existing residents are becoming wealthier rather than new residents arriving. The 10.3% population growth over the prior decade came mostly from regional migration patterns rather than natural increase.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+19
Net Internal / yr
-17
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
1,155
Year ending June 2024
Rate per 1,000 People
135.9
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 Ararat compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Ararat a good suburb to live in?
Ararat suits buyers seeking affordability ($350,000 median) and regional lifestyle. The healthcare sector provides stable employment at 25.3% of jobs. Trade-offs include a high crime rate (135.9 per 1,000), limited public transport (0.9% usage), and SEIFA decile 2 ranking. It works best for those comfortable with car-dependent regional living and who value paid-off homeownership over capital growth.
What is the median house price in Ararat?
The median house price is $350,000 as of mid-2024, down 10.3% from the peak of $390,000 in mid-2023. Over 14 years the CAGR was 4.9%, growing from $180,000 in 2013. Monthly mortgage repayments average $1,083, with a mortgage-to-income ratio of just 20.6%.
What schools are in Ararat?
Ararat has 6 schools: St Mary's (Catholic primary, ICSEA 1038, 121 students), Marian College (Catholic secondary, ICSEA 1017, 369 students), Ararat West Primary (government, ICSEA 984, 257 students), Ararat Primary (government, ICSEA 971, 223 students), Ararat Secondary College (government, ICSEA 940, 332 students), and Ararat North Primary (government, ICSEA 862, 49 students).
Is Ararat safe?
The crime rate of 135.9 per 1,000 residents is high compared to state averages. Property and deception offences account for 494 of 1,155 total crimes, followed by justice procedure offences (303) and crimes against the person (197). Drug offences total 81. These figures are above the Victorian median for towns of similar size.
Is Ararat good for property investment?
Investment fundamentals are mixed. The 9.5% vacancy rate is more than triple a balanced market. Weekly rent of $250 against a $350,000 median gives roughly 3.7% gross yield. Prices have fallen 10.3% from peak, and population growth is flat at 0.13% per year. The main upside is the 42.5% rent growth over the decade, though this may have plateaued alongside the price correction.
How is Ararat's population changing?
Population is essentially static, growing just 0.13% per year (about 4 people). Migration is balanced at roughly 19 overseas arrivals versus 17 internal departures annually. The median age of 45 is 5 years above the national figure, and the senior share grew 5.0 percentage points over the decade. Projections show 3,203 residents by 2031, barely changed from 3,181 in 2025.
What development activity is happening in Ararat?
There were 20 development applications in 12 months, predominantly subdivision permits (5-lot and 3-lot splits). This activity indicates modest infill and land division rather than large-scale construction. The pattern is consistent with a mature regional town where growth comes from dividing existing large lots rather than greenfield expansion.
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.
Explore Ararat on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map