Aveley
A 31-year median age makes Aveley 9 years younger than the national median, while 13,998 residents occupy 6.1 square kilometres. The suburb is shaped by 92.9% separate houses, 61.3% four-bedroom-plus dwellings and 68.6% mortgage ownership, pointing to a family-focused mortgage belt rather than an apartment market. Household income sits at the 82.3rd percentile, supporting spending power, and 4.68% annual growth keeps the area in a high-growth phase. Compared with nearby Ellenbrook, Aveley has a more uniformly newer-development profile, although both serve expanding family households.
Population
13,998
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,165/wk
DAs (12 months)iDevelopment Applications lodged in the past year
46
For buyers, Aveley suits households seeking space more than inner-urban apartment living: 92.9% of homes are separate houses and 61.3% have 4 or more bedrooms, while apartments account for only 0.3%. A monthly mortgage figure of $1,950 compares with weekly rent of $390, but no current median house price is available, so recent comparable sales matter. Mortgage-to-income is 20.8%, compared with rent-to-income at 18.0%, and the 2.9-person household size is 0.4 above the national average. The trade-off is car dependence, because 84.8% drive to work.
For Buyers
For buyers, Aveley suits households seeking space more than inner-urban apartment living: 92.9% of homes are separate houses and 61.3% have 4 or more bedrooms, while apartments account for only 0.3%. A monthly mortgage figure of $1,950 compares with weekly rent of $390, but no current median house price is available, so recent comparable sales matter. Mortgage-to-income is 20.8%, compared with rent-to-income at 18.0%, and the 2.9-person household size is 0.4 above the national average. The trade-off is car dependence, because 84.8% drive to work.
For Investors
Investors get a large detached-house tenant pool, although rental demand should be tested carefully: 19.0% of households rent, weekly rent is $390 and vacancy is 5.0%. The 45 development applications matter because ongoing additions can increase competition between properties, especially where homes are similar. Rent growth is -9.5%, so a higher yield assumption should not rely on recent rent escalation. Aveley's 4.68% annual growth trend and Balanced migration driver support a long-term growth case, while the 5.0% vacancy rate should be compared with nearby markets before purchase. Mortgage ownership at 68.6% also signals a strongly leveraged owner-occupier base.
Development Activity
Total DAs
46
Last 12 Months
46
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 Aveley
Open-register school locations for education access. This is not a school-quality ranking.
SWAN VALLEY ANGLICAN COMMUNITY SCHOOL
AVELEY NORTH PRIMARY SCHOOL
AVELEY PRIMARY SCHOOL
Demographics
Aveley has a young family profile, with a median age of 31, 9 years below the national median, and an average household size of 2.9, or 0.4 above the national average. Couples with children make up 53.3% of families, while one-parent families account for 16.2%, helping explain demand for larger detached homes. Overseas-born residents represent 36.7%, 15.1 percentage points above the national figure. English ancestry counts 4,995, alongside Other at 2,593 and Indian ancestry at 835. No religion is recorded for 6,036 residents, compared with 5,657 identifying with Christianity. University attainment is 27.5%, 2.6 points below national.
Age Distribution
Bedrooms
Dwelling Structure
92.9%
Houses
6.8%
Townhouse
0.3%
Apartment
Tenure
Housing in Aveley is overwhelmingly low-rise and family-sized: 92.9% of dwellings are separate houses, 6.8% semi-detached and just 0.3% apartments. The bedroom mix reinforces that pattern, with 61.3% containing 4 or more bedrooms and 36.3% containing 3. Tenure is concentrated in the mortgage belt: 68.6% are mortgaged, compared with 11.6% owned outright and 19.0% rented. Mortgage-to-income is 20.8%, compared with rent-to-income at 18.0%; both figures help frame affordability against household income at the 82.3rd percentile. Compared with nearby Ellenbrook, Aveley is the more detached, newer-growth choice, but buyers should still assess street-level variation.
Mortgage / mo
$1,950
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$390
Census 2021
HH Size
2.9
Personal Income / wk
$1,046
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
245
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
53.3%
Couples with children
29.4%
Couples, no children
16.2%
Single parent
3,933
Total families
Economy & Employment
Aveley's labour market is anchored by Healthcare at 17.2% of industry employment, followed by Education at 9.6%, Mining at 8.7%, Construction at 8.4% and Retail at 8.0%. This mix supports both essential services and trade-linked work, while occupations include 1,244 trades workers, 1,179 professionals, 1,115 community/personal workers, 1,087 clerical/admin workers and 801 managers. Participation is 77.0%, full-time employment 63.9% and unemployment 4.4%, indicating a more active workforce than a low-participation area. Household income of $2,165 weekly ranks at the 82.3rd percentile. SEIFA results are mixed: IEO decile 5, IER 9, IRSD 7 and IRSAD 6, with economic resources ranking higher than education and occupation.
Unemployment
4.4%
Labour Force
7,927
Unemployed
345
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.9%
Part-time
29.6%
Participation
77.0%
Employed
7,582
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
27.5%
Postgraduate
5.5%
Born Overseas
36.7%
Dwellings
4,703
Transport to Work
Daily life is practical for drivers: 84.8% travel by car, compared with 2.0% using public transport, while 6.7% work from home. Three local schools provide a government/non-government mix, comprising 2 government primary schools and 1 non-government school; families should check enrolment zones against the exact address. Density is 2,294.2 people per square kilometre across 6.1 square kilometres, giving Aveley a more suburban layout than an apartment-led centre. IRSAD sits at decile 6, above the national midpoint, but no suburb-level crime rate is available for Aveley, so safety decisions should include current local checks and street-level inspection.
Drive
84.8%
Public Transport
2.0%
Walk / Cycle
1.1%
Work from Home
6.7%
Population Forecast
+4.68%/yr
(+906 people/yr)
High GrowthAveley is running at 4.68% annual growth, a high-growth pace compared with a flat market, and the primary migration driver is Balanced rather than a single inflow source. Across the wider area, population change reaches 170.4% over 10 years, while the trajectory is labelled Declining young: the young share has fallen 3.6 percentage points and the senior share has risen 2.9 points. That points to a maturing family suburb as early residents age, even while new housing continues. The gentrification score is 0 and the area is classed as New development, not gentrifying, so expansion is being led by estate formation rather than inner-suburban upgrading. Forty-five development applications matter because infrastructure and local services must keep pace.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+244
Net Internal / yr
+265
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Aveley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Aveley a good suburb to live in?
Aveley suits households wanting newer, larger detached homes, with 92.9% separate houses and 61.3% containing 4 or more bedrooms. Its 31-year median age and 53.3% share of couples with children reinforce the family orientation, while 84.8% car commuting means transport needs planning.
What is the median house price in Aveley?
A current median house price is not available for Aveley. Buyers should compare recent sales by land size, bedroom count and estate, then test repayments against the $1,950 monthly mortgage figure and household income of $2,165 per week. The 92.9% separate-house share makes like-for-like comparisons especially important.
What schools are in Aveley?
Aveley has 3 schools listed locally: 2 government primary schools and 1 non-government school. School choice should be checked by exact address because enrolment zones can differ, and families should confirm current places, year levels and transport arrangements before signing a contract.
Is Aveley safe?
No suburb-level crime rate is available for Aveley, so safety should be assessed at the address level. Inspect the street at different times, review recent local incidents and compare lighting, activity and access routes. Aveley has 84.8% car commuting and 2.0% public transport, which can affect evening movement.
Is Aveley good for property investment?
Aveley can suit a long-term investor, but the case needs care. Weekly rent is $390, vacancy is 5.0% and 19.0% of households rent, while 45 development applications matter because new supply can compete for tenants. The 4.68% annual growth trend is supportive, but rent growth of -9.5% argues against assuming rapid rental uplift.
How is Aveley's population changing?
Aveley remains a high-growth area. The wider area's population change is 170.4% over 10 years and the annual growth trend is 4.68%, with migration described as Balanced. At the same time, the young share has fallen 3.6 percentage points and the senior share has risen 2.9, indicating that the original family cohort is beginning to age.
What development is occurring in Aveley?
Development activity is substantial, with 45 applications over 12 months. Recent examples include planning-scheme rezoning, a maintenance shed and signage, so buyers should check how infrastructure, traffic, services and construction timing may affect a particular street. Aveley's New development stage and 4.68% annual growth make local project timelines relevant.
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 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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