Aveley
Youth, mortgages and rapid estate expansion define Aveley more than inner suburban turnover. The median age is 31, which is 9.0 years below the national benchmark, and household income sits in the 82.3 percentile. Housing is highly detached at 92.9%, with 69.2% of homes under mortgage, so the suburb reads as a family mortgage belt more than nearby Ellenbrook or The Vines. Population momentum is also strong, with a high growth forecast and 13,998 residents already packed into 6.1 sq km.
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
37
Aveley suits buyers who want newer, larger homes because 92.9% of dwellings are separate houses and 61.3% have 4 or more bedrooms. Apartments are only 0.3%, lower than the detached stock by a wide margin, so low maintenance unit options are scarce. The typical mortgage is $1,950 per month and mortgage payments absorb 20.8% of income, helped by household income in the 82.3 percentile. The tradeoff is car dependence, with 90.9% driving to work.
For Buyers
Aveley suits buyers who want newer, larger homes because 92.9% of dwellings are separate houses and 61.3% have 4 or more bedrooms. Apartments are only 0.3%, lower than the detached stock by a wide margin, so low maintenance unit options are scarce. The typical mortgage is $1,950 per month and mortgage payments absorb 20.8% of income, helped by household income in the 82.3 percentile. The tradeoff is car dependence, with 90.9% driving to work.
For Investors
Aveley is not a classic high renter suburb: 19.1% rent, which is lower than the 69.2% mortgage cohort. Weekly rent is $390 and rent to income is 18.0%, so tenants have room before stress becomes the main story. Vacancy is 5.0%, meaning selection pressure is milder than in tighter markets, while only 1 development approval in 12 months points to limited immediate new supply. Longer term demand is supported by 4.68% annual population growth.
Development Activity
Total DAs
37
Last 12 Months
37
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 iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Swan Valley Anglican Community School
PP-12 · 1272 students
Aveley Primary School
K-6 · 621 students
Aveley North Primary School
K-6 · 770 students
Demographics
Aveley is young and internationally connected. The median age of 31 is 9.0 years below the national figure, while 36.7% were born overseas, 15.1 percentage points above the national share. University attainment is 27.5%, which is 2.6 points below national, but household size is 2.9, or 0.4 above national, because family households dominate. English ancestry leads at 4,995 people, with Indian ancestry at 835 and Punjabi spoken by 201 residents.
Age Distribution
Bedrooms
Dwelling Structure
92.9%
Houses
6.8%
Townhouse
0.3%
Apartment
Tenure
The housing market is overwhelmingly family sized even without a current median house price. Separate houses make up 92.9% of dwellings, far higher than the 0.3% apartment share, and 61.3% of homes have 4 or more bedrooms. Tenure is mortgage heavy, with 69.2% paying a mortgage, 11.7% owned outright and 19.1% renting. That structure matters because monthly mortgage costs of $1,950 equal 20.8% of income, below typical stress thresholds and consistent with high household earnings.
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
18.6%
Couples, no children
12,064
Total families
Economy & Employment
Aveley's workforce leans into essential services and practical employment. Healthcare is the largest industry at 17.2% and 859 workers, followed by education at 9.6%, mining at 8.7%, construction at 8.4% and retail at 8.0%. Professionals number 1,179, just above community and personal service workers at 1,115. SEIFA is mixed: economic resources rank higher in decile 9, while education and occupation sits at decile 5, because incomes are strong despite only 27.5% university attainment.
Unemployment
2.2%
Labour Force
12,247
Unemployed
271
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.3%
Part-time
27.1%
Participation
72.2%
Employed
7,091
Occupations
Top Industries
University
27.5%
Postgraduate
5.5%
Born Overseas
36.7%
Dwellings
4,703
Transport to Work
Daily life is built around cars and schools. Car driving accounts for 90.9% of journeys to work, much higher than public transport at 2.2% and walking or cycling at 1.2%, so commuting convenience depends on road access. Three local schools span ICSEA 1003 to 1055, led by Swan Valley Anglican Community School, an Independent combined school with 1,272 students, and Aveley Primary at ICSEA 1025 with 621 students. IRSAD decile 6 sits above the national midline.
Drive
90.9%
Public Transport
2.2%
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+4.68%/yr
(+906 people/yr)
High GrowthAveley remains in a high growth phase, with the forecast adding 4.68% or 906 people annually. The medium trend path rises from 19,348 in 2025 to 25,159 by 2031, higher than its recent base and consistent with a 170.4% population change over 10 years. Migration is balanced, with 265 net internal and 244 net overseas arrivals a year. The gentrification score is 0 and the stage is New development, so growth is mostly estate expansion rather than price led reinvention.
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 is a strong fit for family buyers who want space, with 92.9% separate houses and 61.3% of homes having 4 or more bedrooms. It is younger than national norms, with a median age of 31, but car reliance is high at 90.9%.
What is the median house price in Aveley?
A current median house price is not available for Aveley. Buyers should compare recent sales carefully, especially because the suburb is dominated by detached housing at 92.9% and mortgage costs average $1,950 per month.
What schools are in Aveley?
Aveley has 3 local schools. Swan Valley Anglican Community School is Independent with ICSEA 1055 and 1,272 students, while Aveley Primary and Aveley North Primary are Government schools with ICSEA 1025 and 1003.
Is Aveley safe?
A crime rate per 1,000 residents is not available for Aveley, so safety should be checked against current police and street level information. Socio economic conditions are generally above the midline, with IRSD decile 7 and IRSAD decile 6.
Is Aveley good for property investment?
Aveley has growth credentials rather than a large renter base. Renting is 19.1%, lower than the 69.2% mortgage share, but population growth is forecast at 4.68% a year and rent is $390 per week.
How is Aveley's population changing?
Aveley is growing quickly. The medium forecast rises from 19,348 people in 2025 to 25,159 in 2031, with annual growth of 4.68%. Migration is balanced, with 265 net internal and 244 net overseas arrivals a year.
What languages are spoken in Aveley?
Aveley has a notable overseas born population at 36.7%, which is 15.1 percentage points above national. Punjabi is spoken by 201 residents, followed by Gujarati at 116, Afrikaans at 85, Hindi at 69 and Arabic at 53.
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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