Ashgrove
Ashgrove's clearest marker is income: weekly household income of $2,874 sits at the 96.5th percentile, while all 4 SEIFA measures are in decile 10. The suburb is still house-led, with 77.3% separate houses and 20.6% apartments across 5.83 sq km. Compared with denser inner-west choices such as Paddington or Red Hill, Ashgrove reads more family-estate than apartment strip because 46.0% of homes have 4+ bedrooms. Its 13,450 residents are highly educated, with university attainment 30.5 percentage points above national, shaping demand for schools and larger homes.
Population
13,450
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,874/wk
DAs (12 months)iDevelopment Applications lodged in the past year
71
Median House
$624K
Estimated from rent (2025)
Homebuyers are buying into a detached, high-income family market rather than a unit-heavy inner suburb. Separate houses make up 77.3% of dwellings, apartments 20.6%, and 46.0% have 4+ bedrooms, so the stock suits larger households more than downsizers. Mortgage repayments of $2,600 a month absorb 20.9% of income, below stress settings for local households because weekly household income is $2,874. With 41.2% under mortgage and 31.5% owned outright, competition is likely to come from established owner-occupiers as much as first-home buyers.
For Buyers
Homebuyers are buying into a detached, high-income family market rather than a unit-heavy inner suburb. Separate houses make up 77.3% of dwellings, apartments 20.6%, and 46.0% have 4+ bedrooms, so the stock suits larger households more than downsizers. Mortgage repayments of $2,600 a month absorb 20.9% of income, below stress settings for local households because weekly household income is $2,874. With 41.2% under mortgage and 31.5% owned outright, competition is likely to come from established owner-occupiers as much as first-home buyers.
For Investors
Investors face a mixed profile: 27.4% of homes rent vs 72.7% owned outright or with a mortgage, weekly rent is $440, and vacancy is 5.8%. Demand has income backing because household income is $2,874 a week and 60.6% hold degrees, but the rental pool is smaller than inner unit markets because 77.3% of dwellings are detached. Development activity is active, with 55 applications over 12 months, mostly extensions and building work, so new supply looks incremental rather than a major apartment wave. Forecast rent growth of 15.8% adds support, although the 5.8% vacancy rate should be watched.
Development Activity
Total DAs
286
Last 12 Months
71
YoY ChangeiYear-over-year change in DA lodgements
+4.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Ashgrove iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Ashgrove State School
Prep-6 · 626 students
Mt St Michael's College
5-12 · 849 students
Oakleigh State School
Prep-6 · 496 students
St Finbarr's School
Prep-6 · 187 students
Marist College Ashgrove
5-12 · 1827 students
Demographics
Ashgrove is educated and locally rooted. Median age is 38, 2.0 years below national, while university attainment of 60.6% is 30.5 percentage points above national. Overseas-born share is 19.8%, 1.8 points below national, so the suburb is less migrant-driven than many Brisbane education corridors. Ancestry counts lean English 5,469, Irish 2,839 and Scottish 1,869, with Christianity at 6,972 people. Small language groups such as Mandarin 47 and Italian 41 sit alongside an average household size of 2.8, supporting a family-oriented profile.
Age Distribution
Bedrooms
Dwelling Structure
77.3%
Houses
1.9%
Townhouse
20.6%
Apartment
Tenure
Housing is strongly detached by inner-Brisbane standards: 77.3% separate houses compared with 20.6% apartments and 1.9% semi-detached dwellings. The ownership mix is mature, with 31.5% owned outright, 41.2% mortgaged and 27.4% renting, so resale supply is likely shaped by families upgrading or downsizing rather than churn from investors. Bedroom sizes confirm the larger-home bias: 46.0% have 4+ bedrooms, while 21.0% have 2. Local housing costs are manageable relative to incomes, with rent at 15.3% and mortgages at 20.9% of income.
Mortgage / mo
$2,600
Rent / wk
$440
HH Size
2.8
Personal Income / wk
$1,154
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
287
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.1%
Couples, no children
11,037
Total families
Economy & Employment
Ashgrove's workforce is concentrated in higher-skill service industries: Professional/Tech accounts for 18.2% of employed residents, Healthcare 17.4%, Education 13.9%, Public Admin 8.3% and Construction 5.9%. Professionals number 2,987 and Managers 1,330, which explains why household income ranks at the 96.5th percentile. Labour conditions are solid, with 64.6% full-time employment, 66.5% participation and 4.1% unemployment. SEIFA is uniformly high, with IEO, IER, IRSD and IRSAD all in decile 10, so there is no obvious disadvantage anomaly across the 4 measures.
Unemployment
2.7%
Labour Force
9,240
Unemployed
251
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.6%
Part-time
31.3%
Participation
66.5%
Employed
6,796
Occupations
Top Industries
University
60.6%
Postgraduate
18.3%
Born Overseas
19.8%
Dwellings
4,634
Transport to Work
Livability is built around schools and car access more than public transport. The 5 schools span Government and Catholic sectors, with ICSEA from 1,139 to 1,183. Ashgrove State School leads at 1,183 with 626 enrolments, followed by Mt St Michael's College at 1,155 and 849 enrolments, and Oakleigh State School at 1,153 and 496 enrolments. Daily movement is car-led, with 77.4% driving compared with 8.9% using public transport and 6.4% walking or cycling. IRSAD decile 10 supports amenities because higher advantage usually brings stronger school demand and household spending. A current local crime rate is not available, so safety should be checked with current police maps.
Drive
77.4%
Public Transport
8.9%
Walk / Cycle
6.4%
Work from Home
N/A
Population Forecast
+0.72%/yr
(+108 people/yr)
EstablishedGrowth is steady rather than explosive. The forecast trend is 0.72% a year, or about 108 people annually, lifting the medium scenario from 14,913 in 2026 to 15,455 in 2031. Migration is the key driver: overseas inflow averages +216 a year while internal movement averages -44, so growth depends more on new arrivals than local moves. The suburb has recovered from a -2.7% COVID dip to 14,830 and shows Early signs of gentrification, with a score of 24. That fits a mixed trajectory because affordability improved from 45.2 to 38.2 while seniors rose 2.6 points.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+216
Net Internal / yr
-44
Gentrification Signal
Early signs
Population +11% since 2011, Strong overseas inflow +216/yr, COVID recovered (-3% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Ashgrove compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Ashgrove a good suburb to live in?
Ashgrove suits households wanting a high-income, school-rich inner-north address. It has 13,450 residents, household income at the 96.5th percentile, 5 local schools and 77.3% detached housing, which supports family demand.
What is the median house price in Ashgrove?
A current median house price is not available for Ashgrove. Housing is 77.3% separate houses and 46.0% 4+ bedrooms, so recent comparable sales matter more than relying on a suburb-wide median.
What schools are in Ashgrove?
There are 5 local schools across Government and Catholic sectors, with ICSEA scores from 1,139 to 1,183. Key options include Ashgrove State School with 626 enrolments, Mt St Michael's College with 849 and Marist College Ashgrove with 1,827.
Is Ashgrove safe?
No current crime rate is available for Ashgrove, so check police maps before purchase. Local stability indicators are positive: 23.7% volunteering, 3.2% needing assistance and SEIFA decile 10 across 4 measures.
Is Ashgrove good for property investment?
The investment case is moderate rather than simple: 27.4% rent, rent is $440, vacancy is 5.8%, and forecast rent growth is 15.8%. The 55 recent development applications suggest activity, but much is building work rather than large new supply.
How is Ashgrove's population changing?
Ashgrove is forecast to grow by 0.72% a year, about 108 people annually. The medium scenario reaches 15,455 by 2031, driven mainly by +216 overseas migrants a year vs -44 internal migration.
What development is happening in Ashgrove?
Ashgrove recorded 55 development applications over 12 months, including house extensions, partial demolition and referral agency responses. That points to renewal of existing dwellings rather than a major density shift.
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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