Ashwood
Density reaches 2,810.7 people per sq km, and the median age of 39 is 1 year below the national figure. Education and overseas migration shape the suburb: 56.0% hold university qualifications, 25.9 percentage points above national levels, while 40.7% were born overseas. For households comparing Ashwood with nearby Burwood or Mount Waverley, its compact footprint and mixed housing stock are central considerations. Household income is at the 71.3rd percentile, supporting demand, but a $2,600 monthly mortgage makes the entry cost material.
Population
7,154
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,909/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$1.4M
October to December 2025
That retreat may create more negotiating room, but the $2,600 monthly mortgage and 31.5% mortgage-to-income ratio still make borrowing a serious commitment. Housing is split between 58.3% separate houses, 29.4% apartments and 12.2% semi-detached homes, giving more choice than a purely detached market. Three-bedroom homes account for 39.4% and four-bedroom-plus homes 31.6%, so family buyers have a stronger fit than buyers seeking only compact stock. The 29.7% outright ownership share is below the 31.7% mortgage share, pointing to a substantial financed owner base.
For Buyers
That retreat may create more negotiating room, but the $2,600 monthly mortgage and 31.5% mortgage-to-income ratio still make borrowing a serious commitment. Housing is split between 58.3% separate houses, 29.4% apartments and 12.2% semi-detached homes, giving more choice than a purely detached market. Three-bedroom homes account for 39.4% and four-bedroom-plus homes 31.6%, so family buyers have a stronger fit than buyers seeking only compact stock. The 29.7% outright ownership share is below the 31.7% mortgage share, pointing to a substantial financed owner base.
For Investors
Rental investors see a 37.2% renting share, a $391 weekly median rent and a 9.0% vacancy rate. The renting share is higher than the 29.7% outright ownership share, creating a meaningful tenant base, but the vacancy figure means rental competition should be tested carefully by property type and address. Rents have grown 27.7%, which may support income prospects because overseas migration is the primary forecast growth driver. Development activity is also notable, with 34 matters recorded over 12 months, including a permit for two or more dwellings. That activity can create redevelopment opportunities, although tree and planning controls may affect project timing and costs.
Development Activity
Total DAs
44
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+1066.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Ashwood
Open-register school locations for education access. This is not a school-quality ranking.
Parkhill Primary School
Ashwood High School
Ashwood School
Frank Dando Sports Academy
Demographics
Ashwood has a median age of 39, which is 1 year below the national figure, and an average household size of 2.5, matching the national comparison. Its 40.7% overseas-born share is 19.1 percentage points above national levels, while 56.0% have university qualifications, 25.9 points above the national benchmark. English ancestry numbers 1,760 and Chinese ancestry 1,383; Mandarin is the largest listed non-English language at 360 people. No religion is recorded for 2,968 residents and Christianity for 2,922. Household stability is relatively strong because 77.2% stayed at the same address, compared with a 22.8% turnover rate.
Age Distribution
Bedrooms
Dwelling Structure
58.3%
Houses
12.2%
Townhouse
29.4%
Apartment
Tenure
Tenure is divided between 29.7% outright ownership, 31.7% mortgages and 37.2% renting. Compared with the 58.3% separate-house share, the 29.4% apartment and 12.2% semi-detached shares show a more varied stock mix. Three-bedroom homes lead at 39.4%, followed by four-bedroom-plus homes at 31.6%, reflecting established family demand alongside smaller dwellings.
Mortgage / mo
$2,600
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$391
Census 2021
HH Size
2.5
Personal Income / wk
$830
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.0%
Unoccupied
267
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.5% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
46.6%
Couples with children
33.9%
Couples, no children
17.2%
Single parent
1,872
Total families
Economy & Employment
Ashwood's household income is $1,909 per week, placing it at the 71.3rd percentile. Employment is led by Healthcare at 16.2% or 435 workers, Professional and Technical services at 16.1% or 432, Education at 12.3% or 330, Finance at 7.4% or 199, and Construction at 7.3% or 196. Professionals number 1,223 and Managers 586, reinforcing a skilled employment base. The labour force totals 3,701, with participation at 62.2%, unemployment at 6.1% and full-time employment at 61.7%. SEIFA education and occupation decile 9 and IRSAD decile 8 rank above the midpoint, while IRSD is 7 and IER is 5, an economic-resource result lower than the education and advantage measures.
Unemployment
6.1%
Labour Force
3,701
Unemployed
224
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.7%
Part-time
32.4%
Participation
62.2%
Employed
3,477
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
56.0%
Postgraduate
17.6%
Born Overseas
40.7%
Dwellings
2,681
Transport to Work
Daily life is car-oriented: 46.6% travel as car drivers, compared with 3.9% using public transport and 1.3% walking or cycling. However, 45.3% work from home, which can reduce commuting pressure for many households because fewer daily trips are required. Four schools provide a local mix of 1 secondary, 1 primary and 2 special schools, with 3 government providers and 1 independent provider. Enrolment zones should be checked against the exact address. Ashwood recorded 564 offences at a rate of 78.8 per 1,000 people; property and deception offences totalled 380, higher than justice procedures at 85 and drug offences at 14. An IRSAD decile of 8 places the suburb above the national midpoint for relative advantage.
Drive
46.6%
Public Transport
3.9%
Walk / Cycle
1.3%
Work from Home
45.3%
Population Forecast
+1.24%/yr
(+263 people/yr)
EstablishedGrowth across the wider area is forecast at 1.24% annually, with overseas migration the primary driver. The trajectory is labelled Stable rather than rapid, yet population change over 10 years is 20.0%, above zero. Ashwood also recovered from a -2.4% COVID dip, recording a 5.5% recovery, which points to resilience because demand returned after the disruption. The forecast gentrification score is 28 and the stage is Early signs, suggesting gradual change rather than a fully transformed market. Compared with a boom-style growth profile, the combination of 1.24% annual growth and a Stable trajectory points to measured expansion supported by migration and established housing demand.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+581
Net Internal / yr
-330
Gentrification Signal
Early signs
Population +25% since 2011, Net internal outflow -330/yr, Strong overseas inflow +581/yr, COVID recovered (-2% dip → full recovery)
Safety & Crime
Total Offences
564
Year ending June 2024
Rate per 1,000 People
78.8
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 Ashwood compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Ashwood?
Ashwood has 4 listed schools: Ashwood High School, Parkhill Primary School, Ashwood School and Frank Dando Sports Academy. The mix includes 1 secondary, 1 primary and 2 special schools, with 3 government providers and 1 independent provider.
Is Ashwood safe?
Safety should be assessed by street and property type rather than by suburb averages alone. Ashwood recorded 564 offences at 78.8 per 1,000 people, including 380 property and deception offences, 85 justice procedures offences, 74 crimes against the person and 14 drug offences.
Is Ashwood good for property investment?
Ashwood has a 37.2% renting share, $391 weekly median rent and 27.7% rent growth, which can support tenant demand. The 9.0% vacancy rate is a consideration, while 34 development matters in 12 months indicate active planning activity. Overseas migration is the primary growth driver.
How is Ashwood's population changing?
Growth is measured rather than rapid. The annual trend is 1.24%, the wider-area population change over 10 years is 20.0% and the trajectory is Stable. Overseas migration is the primary driver, while the gentrification score is 28 at the Early signs stage.
What languages are spoken in Ashwood?
English ancestry is recorded for 1,760 people and Chinese ancestry for 1,383. Mandarin is the largest listed non-English language at 360 speakers, followed by Greek at 126, Cantonese at 115, Sinhalese at 69 and Hindi at 48.
Is Ashwood seeing new development?
Yes. Ashwood recorded 34 development matters over 12 months. The activity includes tree-related permits and an application to construct 2 or more dwellings on a lot, so redevelopment is occurring alongside vegetation and planning controls.
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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