Aspendale Gardens
The suburb has 6,427 residents across 3.24 square kilometres, with a median age of 43, which is 3 years above the national figure. Detached homes account for 84.2% of dwellings, while household income sits at the 84th percentile, above the national average. Compared with nearby Mordialloc, the local profile is more concentrated in larger family houses, with 52.6% of homes containing four or more bedrooms. A 31.0% work-from-home rate and 90.2% resident retention also support its settled character.
Population
6,427
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,210/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Median House
$1.4M
October to December 2025
Aspendale Gardens suits buyers seeking established family housing, but the price of entry is high. Separate houses make up 84.2% of dwellings, and 52.6% contain four or more bedrooms, so buyers are mainly paying for land, space and a detached-home format rather than compact apartments. Mortgage commitments average $2,000 per month, equal to 20.9% of household income, below common mortgage-stress thresholds. Compared with nearby Mordialloc, the suburb presents a more consistently family-house-oriented choice, although affordability is worsening and the latest median sits above the broader national market.
For Buyers
Aspendale Gardens suits buyers seeking established family housing, but the price of entry is high. Separate houses make up 84.2% of dwellings, and 52.6% contain four or more bedrooms, so buyers are mainly paying for land, space and a detached-home format rather than compact apartments. Mortgage commitments average $2,000 per month, equal to 20.9% of household income, below common mortgage-stress thresholds. Compared with nearby Mordialloc, the suburb presents a more consistently family-house-oriented choice, although affordability is worsening and the latest median sits above the broader national market.
For Investors
The rental market is relatively small but supported by established household incomes. Only 10.5% of residents rent, while the weekly rent is $496 and vacancy is 3.0%, indicating a market with limited rental stock rather than a large investor apartment base. Development activity was modest at 6 applications over 12 months, reducing the risk of a sudden supply surge. The forecast trend is 0.54% annually, with overseas migration the primary driver, while rent growth of 34.2% supports the long-term case more than short-term cash flow.
Development Activity
Total DAs
6
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Aspendale Gardens
Open-register school locations for education access. This is not a school-quality ranking.
Aspendale Gardens Primary School
Demographics
Aspendale Gardens has an older and more highly educated profile than the national average. The median age is 43, or 3 years above national levels, while 39.7% of residents hold university qualifications, 9.6 percentage points above the national figure. Overseas-born residents account for 32.4%, also 10.8 points above national levels, with Mandarin and Greek each spoken by 107 residents. English ancestry is most common at 1,885 people, followed by Irish at 609, Chinese at 495 and Scottish at 464. Couples with children make up 57.6% of families, while average household size is 2.9, or 0.4 above the national average. Compared with nearby Mordialloc, Aspendale Gardens presents as more settled and family-centred, reinforced by 90.2% of residents staying at the same address.
Age Distribution
Bedrooms
Dwelling Structure
84.2%
Houses
2.5%
Townhouse
13.3%
Apartment
Tenure
The housing stock is dominated by established detached properties and larger floor plans. Separate houses represent 84.2% of dwellings, compared with 13.3% apartments and 2.5% semi-detached homes; four or more bedrooms account for 52.6%, while three-bedroom homes contribute 36.1%. Tenure is unusually stable, with 39.8% of households owning outright and 45.1% paying a mortgage, compared with only 10.5% renting. Compared with smaller-home markets nearby, the larger detached format helps explain the higher median, although the affordability trend is worsening.
Mortgage / mo
$2,000
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$496
Census 2021
HH Size
2.9
Personal Income / wk
$810
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.0%
Unoccupied
67
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
57.6%
Couples with children
30.3%
Couples, no children
10.9%
Single parent
1,837
Total families
Economy & Employment
Aspendale Gardens combines strong household resources with a broad employment base. Healthcare leads local industries at 15.9% and 363 workers, followed by Education at 12.2% and 277, Construction at 10.0% and 228, Manufacturing at 9.6% and 219, and Retail at 9.3% and 212. Professionals number 778, while Managers total 502, Clerical and Administrative workers 499, Trades 450 and Sales 374. The labour-force participation rate is 66.7%, unemployment is 3.9% and 2,000 workers are employed full-time. Socioeconomic measures sit above national levels, with education and occupation in decile 8, economic resources in decile 10, and IRSD and IRSAD both in decile 9. That combination reflects higher incomes and qualifications, while the presence of Trades, Construction and Manufacturing adds occupational breadth beyond white-collar work.
Unemployment
3.9%
Labour Force
3,529
Unemployed
138
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.0%
Part-time
35.3%
Participation
66.7%
Employed
3,391
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
39.7%
Postgraduate
9.1%
Born Overseas
32.4%
Dwellings
2,153
Transport to Work
Daily life is strongly car-oriented: 62.0% of commuters drive, compared with 1.4% using public transport and 1.9% walking or cycling. A further 31.0% work from home, which reduces commuting pressure for many households but makes local access important. Aspendale Gardens Primary School is the named local government primary option; families should check enrolment zones against the exact address because school boundaries can cross suburb lines. Recorded crime totals 174 offences, or 27.1 per 1,000 residents, with property and deception offences accounting for 115. The IRSAD score is 1,079 in decile 9, above the national midpoint, reflecting strong socioeconomic conditions. Compared with denser nearby areas, the detached housing pattern, 3.24 square kilometre footprint and low public transport use create a quieter suburban environment, with car access central to convenience.
Drive
62.0%
Public Transport
1.4%
Walk / Cycle
1.9%
Work from Home
31.0%
Population Forecast
+0.54%/yr
(+49 people/yr)
EstablishedAspendale Gardens is forecast to remain an established market, with annual growth of 0.54% and population change across the wider area of 1.1% over 10 years. Overseas migration is the primary growth driver, but the shift trajectory is labelled Aging: the senior share has risen by 6.5 percentage points, while the young share has fallen by 5.1 points and the working share by 2.9 points. This suggests demand will be shaped more by established households and replacement housing than by rapid new development. Affordability is marked as worsening, moving from 56.7 in 2011 to 60.3 in 2021, while rent growth reached 34.2%. Gentrification is not currently evident, with a score of 0 and a Not gentrifying stage, so the outlook is steadier than transformational.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+106
Net Internal / yr
-83
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
174
Year ending June 2024
Rate per 1,000 People
27.1
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 Aspendale Gardens compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Aspendale Gardens?
Aspendale Gardens Primary School is the named local school and is a government primary school. Families should confirm the applicable enrolment zone for an address before buying or renting, as boundaries can affect eligibility. The suburb has 6,427 residents, so school access should be checked alongside travel time and year-level availability.
Is Aspendale Gardens safe?
Aspendale Gardens recorded 174 offences, equal to 27.1 offences per 1,000 residents. Property and deception offences were the largest category at 115, followed by crimes against the person at 32. Drug offences totalled 6. Safety can vary by street and incident type, so buyers should review recent local conditions as well as the headline rate.
How is Aspendale Gardens's population changing?
Aspendale Gardens currently has 6,427 residents and an older trajectory, with a median age of 43. The wider-area forecast indicates 0.54% annual growth and 1.1% population change over 10 years, driven primarily by overseas migration. The shift is labelled Aging: the senior share increased by 6.5 percentage points while the young share fell by 5.1 points.
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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