Baranduda
Baranduda's population nearly doubled in ten years, growing 98.4% to 3,041 residents, which ranks it among Victoria's fastest-expanding outer suburbs. Despite that pace, prices stay accessible: the $649,000 median house sits well below Melbourne benchmarks. Household income lands at the 79.1st percentile nationally, and mortgage stress is absent at just 18.6% of income. Almost every dwelling is a separate house (99.5%), with 56.7% having four or more bedrooms, pointing to a suburb built around families rather than investors.
Population
3,041
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$2,090/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$649K
Apr-Jun 2024
The $649,000 median house price in the Apr-Jun 2024 quarter reflects an 88.1% rise from $345,000 in 2013, a compound annual growth rate of 4.6% over 14 years. That trajectory is steady rather than speculative: the current price sits just 0.9% off the Jan-Mar 2024 peak of $655,000. Monthly mortgage repayments average $1,684, and the mortgage-to-income ratio of 18.6% is well below the 30% stress threshold, making Baranduda meaningfully more affordable than most Australian metros. The stock is overwhelmingly detached houses at 99.5%, and 56.7% of homes have four or more bedrooms, which suits buyers prioritising space over urban proximity.
For Buyers
The $649,000 median house price in the Apr-Jun 2024 quarter reflects an 88.1% rise from $345,000 in 2013, a compound annual growth rate of 4.6% over 14 years. That trajectory is steady rather than speculative: the current price sits just 0.9% off the Jan-Mar 2024 peak of $655,000. Monthly mortgage repayments average $1,684, and the mortgage-to-income ratio of 18.6% is well below the 30% stress threshold, making Baranduda meaningfully more affordable than most Australian metros. The stock is overwhelmingly detached houses at 99.5%, and 56.7% of homes have four or more bedrooms, which suits buyers prioritising space over urban proximity.
For Investors
Rental demand is thin in Baranduda: only 15% of households rent, compared with the national average of roughly 30%, and the vacancy rate sits at 3.1%. Weekly rent averages $355, which against the $649,000 median implies a gross yield near 2.8%, modest but not unusual for a growth-oriented regional suburb. The suburb's investment case rests on population momentum rather than yield: annual growth of 3.59% and net internal migration averaging 259 persons per year underpin long-term demand. Development activity shows 10 applications in the past 12 months, mostly subdivisions, signalling continued lot-level expansion. Rent has grown 48.1% over the decade, outpacing income growth of 11.9% in real terms.
Development Activity
Total DAs
21
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
+1000.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Baranduda iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Francis of Assisi Primary School
Prep-6 · 528 students
Baranduda Primary School
Prep-6 · 162 students
Demographics
The median age of 37 is 3.0 years below the national figure, consistent with a family-formation suburb rather than a retiree destination. Overseas-born residents account for just 7.7% of the population, which is 13.9 percentage points below national, reflecting an Anglo-Celtic heritage: English (1,311), Scottish (368), Irish (338) and German (230) are the top ancestries. University qualifications reach 24.5%, about 5.6 points below national, while the 79.1st-percentile household income suggests strong vocational and trade earnings. Average household size of 2.8 is 0.3 above the national figure, consistent with the high share of couples with children (1,320 families) and four-plus-bedroom homes.
Age Distribution
Bedrooms
Dwelling Structure
99.5%
Houses
0.5%
Townhouse
N/A
Apartment
Tenure
Tenure in Baranduda skews firmly toward ownership: 56.7% carry a mortgage and 28.4% own outright, leaving only 15.0% renting, well below national norms. The stock is almost entirely separate houses at 99.5%, with semi-detached at just 0.5% and no apartments recorded. Four-plus-bedroom homes dominate at 56.7%, with three-bedroom at 34.8%, reflecting the family orientation of the suburb. The price record shows a trough of $323,000 in 2015 and a peak of $655,000 in Jan-Mar 2024, an 88.1% rise from the 2013 starting price of $345,000. Mortgage-to-income at 18.6% and rent-to-income at 17.0% both indicate housing costs are manageable relative to local incomes, below stress thresholds for both tenures.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,684
Rent / wk
$355
HH Size
2.8
Personal Income / wk
$942
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.1%
Unoccupied
32
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.6%
Community Profile
Ancestry
Household Composition
27.1%
Couples, no children
2,520
Total families
Economy & Employment
Healthcare dominates the local workforce at 21.6% (230 workers), followed by Public Administration at 13.4%, Construction at 12.9% and Education at 12.5%. By occupation, Professionals (297) lead, ahead of Community and Personal service workers (201) and Clerical and Admin staff (197). The unemployment rate of 3.2% is low, and the full-time employment rate of 67.1% reflects a productive labour market. SEIFA scores place Baranduda at decile 8 on IRSD (relative disadvantage) and decile 7 on IRSAD, above the national median on both indexes, consistent with a working and professional household base rather than a disadvantaged one. Real income grew 11.9% over the decade.
Unemployment
2.1%
Labour Force
8,050
Unemployed
170
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.1%
Part-time
29.7%
Participation
60.8%
Employed
1,370
Occupations
Top Industries
University
24.5%
Postgraduate
4.8%
Born Overseas
7.7%
Dwellings
1,003
Transport to Work
Car dependency is near-total in Baranduda: 94.1% of residents drive to work and only 0.3% use public transport, reflecting the suburb's outer-regional position with limited transit infrastructure. The crime rate of 30.6 incidents per 1,000 residents (93 total incidents) is low in absolute terms, with property and deception offences the largest category at 59 incidents. SEIFA places the suburb at IRSAD decile 7 nationally, above average but not in the top tier. The volunteering rate of 19.0% is relatively high, indicating community participation. Mortgage-to-income at 18.6% leaves financial headroom for residents, and 8.4% of residents (246 people) need daily assistance. No schools are recorded within the suburb boundary in this dataset.
Drive
94.1%
Public Transport
0.3%
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+3.59%/yr
(+524 people/yr)
EstablishedBaranduda is one of the higher-growth suburbs in regional Victoria, with the SA2 population rising from roughly 7,800 in 2023 to an estimated 14,578 by 2025 under trend conditions and projected to reach 17,690 by 2031. The suburb's own population of 3,041 has expanded 98.4% over ten years, driven primarily by internal migration averaging 259 net arrivals per year, with overseas migration adding 70 per year. The aging trajectory signal (senior share up 5.0 points, working-age share down 0.2 points) suggests the early wave of family settlers is maturing in place. The gentrification stage reads early signs with a score of 31, as affordability has worsened modestly from 36.6% in 2011 to 39.4% in 2021. Rent growth of 48.1% over the decade outpaces real income growth significantly.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+70
Net Internal / yr
+259
Gentrification Signal
New development
Safety & Crime
Total Offences
93
Year ending June 2024
Rate per 1,000 People
30.6
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 Baranduda compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Baranduda a good suburb to live in?
Baranduda scores well on affordability and safety: mortgage-to-income sits at 18.6%, well below the 30% stress threshold, and the crime rate is 30.6 per 1,000 residents. Household income is at the 79.1st percentile nationally. The main trade-off is near-total car dependency, with 94.1% of residents driving to work and public transport at just 0.3%.
What is the median house price in Baranduda?
The median house price is $649,000 as of Apr-Jun 2024, up 88.1% from $345,000 in 2013. Monthly mortgage repayments average $1,684. Weekly rent is $355, producing a rent-to-income ratio of 17.0%, which is below the rental stress threshold.
What schools are in Baranduda?
No schools are recorded within the Baranduda suburb boundary in this dataset. Families likely use schools in neighbouring Albury-Wodonga suburbs. The suburb's university qualification rate is 24.5%, about 5.6 points below the national figure, reflecting a tradesperson and professional workforce.
Is Baranduda safe?
Baranduda recorded 93 total criminal incidents in the most recent period, giving a crime rate of 30.6 per 1,000 residents. Property and deception offences account for 59 of those incidents. The SEIFA IRSD decile of 8 places the suburb above the national median on the index of relative disadvantage, consistent with a low-disadvantage community.
Is Baranduda good for property investment?
Population growth of 98.4% over ten years and net internal migration of 259 persons per year support long-term demand. Weekly rent of $355 against a $649,000 median gives a gross yield near 2.8%. The vacancy rate is 3.1% and rent has grown 48.1% over the decade. Only 15% of households rent, so the investor market is thin but demand is underpinned by sustained growth.
How is Baranduda's population changing?
The suburb's population has grown 98.4% over ten years, one of the higher rates in regional Victoria. Annual growth runs at 3.59%, equivalent to roughly 524 additional residents per year in the broader SA2. Internal migration is the primary driver at 259 net arrivals per year, with overseas migration adding 70. Medium forecasts project the SA2 population reaching 17,690 by 2031.
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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