Avenel
At a median age of 49, Avenel sits 9 years above the national figure, making its aging demographic profile the most defining characteristic of this small Strathbogie Shire town. With a population of just 1,112 across 204 square kilometres, density is 5.4 people per km2. The median house price reached $617,500 in April-June 2024, representing a 167.3% gain from $231,000 in 2013 at a 7.3% compound annual growth rate. All four SEIFA indexes place Avenel in decile 1 or 2, indicating this ranks among the most disadvantaged communities in Australia, yet outright home ownership at 48.3% and low unemployment of 2.3% show a community with deep roots and stable employment in construction and agriculture.
Population
1,112
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,414/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$618K
Apr-Jun 2024
The $617,500 median house price is the starting point for buyers, reached after a 167.3% rise from $231,000 in 2013, a 7.3% compound annual rate over 14 years. Monthly mortgage repayments average $1,509, which translates to a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. The housing stock is almost entirely separate houses at 99.3%, with 3-bedroom homes dominating at 52.3% and 4-plus bedroom homes accounting for 33.0% of dwellings. A 12.3% vacancy rate is above typical regional averages and warrants attention for buyers planning to rent out. With 48.3% of residents owning outright, Avenel's ownership culture is strong compared to national norms, suggesting a stable community of long-term residents.
For Buyers
The $617,500 median house price is the starting point for buyers, reached after a 167.3% rise from $231,000 in 2013, a 7.3% compound annual rate over 14 years. Monthly mortgage repayments average $1,509, which translates to a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. The housing stock is almost entirely separate houses at 99.3%, with 3-bedroom homes dominating at 52.3% and 4-plus bedroom homes accounting for 33.0% of dwellings. A 12.3% vacancy rate is above typical regional averages and warrants attention for buyers planning to rent out. With 48.3% of residents owning outright, Avenel's ownership culture is strong compared to national norms, suggesting a stable community of long-term residents.
For Investors
The rental yield story in Avenel centres on a $300 weekly rent against a $617,500 median, implying a gross yield of around 2.5%. The 12.3% vacancy rate is elevated compared to most regional Victorian towns, signalling that rental demand is soft relative to supply. Only 15.6% of dwellings are rented, lower than state and national averages, which limits the tenant pool. Development activity is light at 3 applications in 12 months, all subdivision works rather than new residential construction. Average net overseas migration of 63 people per year provides some population support, but a near-flat 10-year population change of -0.1% signals limited organic demand growth. The 7.3% CAGR in house prices over 14 years is the stronger case for long-term investment here.
Development Activity
Total DAs
7
Last 12 Months
3
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 Avenel iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Avenel Primary School
Prep-6 · 123 students
Demographics
The median age of 49 is 9 years above the national median, the result of a demographic trajectory that has seen the senior share rise 4.7 points while the under-35 share contracted over the decade. Residents born overseas account for 11.7%, which is 9.9 percentage points below the national average, consistent with a predominantly Anglo-Celtic community: English (501), Irish (174) and Scottish (152) ancestry dominate. Average household size is 2.3, slightly below the national figure by 0.2. University qualifications reach 25.4%, which is 4.7 points below national. The volunteering rate at 22.9% is notably high, reflecting a community-oriented population, and 35.3% of families are couples without children, consistent with an older age profile.
Age Distribution
Bedrooms
Dwelling Structure
99.3%
Houses
0.7%
Townhouse
N/A
Apartment
Tenure
House prices in Avenel have grown from $231,000 in 2013 to $617,500 in April-June 2024, a 167.3% total gain and a 7.3% CAGR over 14 years. The current median is also the peak price on record. Outright owners account for 48.3% of households, mortgage holders 36.1%, and renters just 15.6%, a tenure split that reflects long-term settlement rather than turnover-driven markets. The dwelling stock is almost exclusively detached houses at 99.3%, with 3-bedroom homes at 52.3% and 4-plus bedrooms at 33.0% of dwellings. Rent-to-income at 21.2% sits below the 30% stress threshold, meaning renters are not under pressure. The 12.3% vacancy rate is worth monitoring as it sits above typical regional benchmarks.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,509
Rent / wk
$300
HH Size
2.3
Personal Income / wk
$749
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.3%
Unoccupied
64
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.6%
Community Profile
Ancestry
Household Composition
35.3%
Couples, no children
894
Total families
Economy & Employment
Construction leads Avenel's employment at 16.2% (59 workers), closely followed by Agriculture at 15.7% (57), with Healthcare at 13.7% (50) and Education at 9.6% (35) providing the service-sector base. By occupation, Managers (100) and Professionals (78) share the top positions alongside Labourers (78), reflecting the mixed rural-professional workforce. Unemployment is low at 2.3%, well below national norms, and the full-time employment rate of 64.1% shows a workforce engaged in substantive roles. However, the SEIFA IRSAD decile of 1 and IEO decile of 1 place Avenel in the bottom national tier for socioeconomic advantage and education-occupation outcomes. Household income sits at the 41st percentile nationally, partly because the participation rate of 55.0% is suppressed by the large proportion of retired residents.
Unemployment
5.4%
Labour Force
5,670
Unemployed
305
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.1%
Part-time
33.6%
Participation
55.0%
Employed
502
Occupations
Top Industries
University
25.4%
Postgraduate
5.7%
Born Overseas
11.7%
Dwellings
456
Transport to Work
Car dependence in Avenel is very high at 88.6% of commuters, and 7.1% walk or cycle, reflecting the rural setting where public transport options are limited. No schools are recorded within the suburb boundary, meaning families rely on facilities in neighbouring towns such as Nagambie or Seymour. The crime rate of 52.2 incidents per 1,000 residents, totalling 58 recorded offences, is dominated by property and deception offences at 36 cases. Avenel ranks in SEIFA IRSD decile 1 and IRSAD decile 1, the lowest tier nationally on both disadvantage and advantage indexes. However, rent-to-income of 21.2% and mortgage-to-income of 24.6% are both below the 30% stress threshold, meaning housing costs are manageable relative to incomes. The 22.9% volunteering rate is well above average and signals a community that actively supports its own residents.
Drive
88.6%
Public Transport
N/A
Walk / Cycle
7.1%
Work from Home
N/A
Population Forecast
+0.25%/yr
(+28 people/yr)
EstablishedAnnual population growth in Avenel is effectively flat at 0.25%, adding roughly 28 people per year. The 10-year population change was -0.1%, and medium forecasts hold the broader area population near 11,350 to 11,465 through 2031. The aging trajectory is the dominant structural shift, with the senior share rising 4.7 points over the decade and the young share contracting 2.7 points, which compresses the working-age base. The gentrification score of 12 places Avenel firmly in the not-gentrifying category, as the suburb lacks the typical signals of investment-driven renovation or professional migration. Internal migration averages 17 net arrivals annually and overseas migration 63, both modest for a community of this size. Affordability has improved, moving from 56.1% income-to-housing cost in 2011 to 47.3% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+63
Net Internal / yr
+17
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
58
Year ending June 2024
Rate per 1,000 People
52.2
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 Avenel compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Avenel a good suburb to live in?
Avenel suits those seeking affordable rural living with strong ownership culture. The $617,500 median house price is accessible for regional Victoria, 48.3% of residents own outright, and unemployment is just 2.3%. The trade-off is that all 4 SEIFA indexes place it in decile 1 or 2 nationally, meaning access to services and economic resources ranks lower than most Australian suburbs.
What is the median house price in Avenel?
The median house price in Avenel is $617,500, recorded in the April-June 2024 quarter. This is the peak on record. Since 2013, when the median was $231,000, prices have risen 167.3%, a 7.3% compound annual growth rate over 14 years. Weekly rent averages $300 and monthly mortgage repayments average $1,509.
What schools are in Avenel?
No schools are recorded inside the Avenel suburb boundary in this dataset. Families typically access primary and secondary schools in nearby towns such as Nagambie and Seymour. Of the 1,112 residents, 25.4% hold university qualifications, which is 4.7 points below the national average.
Is Avenel safe?
Avenel recorded 58 total offences in the period, at a rate of 52.2 per 1,000 residents. The largest category is property and deception offences at 36 cases, followed by justice procedures offences at 12 and crimes against the person at 9. As a context, the suburb's SEIFA IRSD ranks in the bottom national decile, which correlates with higher crime exposure.
Is Avenel good for property investment?
Avenel's investment case rests on its 7.3% CAGR in house prices over 14 years, from $231,000 to $617,500. However, the 12.3% vacancy rate is elevated, only 15.6% of dwellings are rented, and gross yield is around 2.5% at $300 weekly rent. Population growth is near zero at -0.1% over 10 years, limiting demand-side pressure.
How is Avenel's population changing?
Avenel's population is virtually static, with a 10-year change of -0.1% and an annual growth rate of 0.25%, adding about 28 people per year. The community is aging, with the senior share rising 4.7 points over the decade and the young share falling 2.7 points. Medium forecasts see the broader area reaching 11,465 by 2031, up marginally from 11,323 in 2025.
What industries drive employment in Avenel?
Construction employs 16.2% of Avenel's workforce (59 workers) and Agriculture 15.7% (57), reflecting the town's rural and regional service character. Healthcare accounts for 13.7% (50 workers) and Education 9.6% (35). Unemployment is 2.3%, well below national levels, and the full-time employment rate is 64.1%.
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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