Bayswater North
Nearly 90% of commuters drive to work in Bayswater North, one of the highest car-dependency rates in Melbourne's east, yet the suburb sits in SEIFA decile 6, placing it squarely at the national midpoint for socioeconomic advantage. House prices have risen 89% since 2013, reaching $887,500, while mortgage repayments consume just 25.3% of household income, well below the 30% stress threshold. Healthcare employs 19.4% of the local workforce, roughly double the national average, reflecting the suburb's role as a residential base for Knox and Maroondah hospital staff.
Population
9,014
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,675/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$888K
Apr-Jun 2024
At $887,500, Bayswater North sits below Melbourne's overall median, making it accessible for families seeking detached housing, which comprises 79.8% of stock. Three-bedroom homes dominate at 47.1%, with another 25.8% offering 4+ bedrooms. Mortgage-to-income ratio of 25.3% is lower than the state average, meaning buyers face less financial strain than in comparable eastern suburbs. Prices dipped just 1.0% from the 2023 peak of $896,500, suggesting the market has held steady rather than correcting sharply. The 18.4% semi-detached share provides townhouse alternatives for smaller budgets.
For Buyers
At $887,500, Bayswater North sits below Melbourne's overall median, making it accessible for families seeking detached housing, which comprises 79.8% of stock. Three-bedroom homes dominate at 47.1%, with another 25.8% offering 4+ bedrooms. Mortgage-to-income ratio of 25.3% is lower than the state average, meaning buyers face less financial strain than in comparable eastern suburbs. Prices dipped just 1.0% from the 2023 peak of $896,500, suggesting the market has held steady rather than correcting sharply. The 18.4% semi-detached share provides townhouse alternatives for smaller budgets.
For Investors
Rental yield faces headwinds: 25.1% of dwellings are tenanted at $360/week, but vacancy sits at 4.5%, above the metro equilibrium of around 2-3%. Only 7 development applications were lodged in the past 12 months, signalling limited new supply pressure. Rents grew 34.3% over the decade, outpacing national CPI, though the suburb loses a net 82 residents annually to internal migration. Overseas arrivals (+203/year) partially offset this outflow. For long-hold investors, the 4.7% compound annual growth rate over 14 years tracks close to the broader Melbourne house price index.
Development Activity
Total DAs
19
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
+14.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bayswater North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bayswater North Primary School
Prep-6 · 211 students
Demographics
Median age of 38 sits 2 years below the national figure, with working-age residents accounting for the bulk of the population. University-educated residents make up 32.2%, roughly 2 percentage points above the national rate. English ancestry leads at 3,109 residents, followed by Irish (866) and Scottish (789), with Chinese heritage (606) the largest non-European group. Mandarin (129 speakers) and Cantonese (86) are the top non-English languages. Household size averages 2.5, matching the national median, and the 82.1% residential stability rate suggests low population churn compared to inner-city benchmarks.
Age Distribution
Bedrooms
Dwelling Structure
79.8%
Houses
18.4%
Townhouse
1.7%
Apartment
Tenure
Owner-occupiers control 74.9% of dwellings, split between outright owners (28.6%) and mortgage holders (46.3%), a ratio that skews higher than the national mortgage share of around 35%. Separate houses at 79.8% dominate, with apartments making up only 1.7%. Prices grew from $468,500 in 2013 to $887,500, a compound annual rate of 4.7% over 14 years. The price-to-income ratio remains moderate because household weekly income ($1,675) sits in the 58th percentile nationally. Rent-to-income at 21.5% is comfortably below the stress line, making the suburb affordable for both owners and tenants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,835
Rent / wk
$360
HH Size
2.5
Personal Income / wk
$839
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
161
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.4%
Couples, no children
7,173
Total families
Economy & Employment
Healthcare is the top employer at 19.4%, followed by construction (12.6%) and education (10.4%). Manufacturing still holds 8.9%, higher than most comparable suburban areas. Professionals lead occupations at 957 workers, but clerical/admin (669) and community/personal service (519) roles are also strongly represented. Unemployment at 4.1% matches the national rate, while full-time employment at 65.9% sits above the national average. SEIFA scores cluster around decile 6, with the economic resources index slightly higher at decile 7, indicating moderate wealth that ranks above the national median but below premium eastern suburbs like Balwyn.
Unemployment
5.3%
Labour Force
7,556
Unemployed
397
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.9%
Part-time
30.0%
Participation
61.0%
Employed
4,282
Occupations
Top Industries
University
32.2%
Postgraduate
7.9%
Born Overseas
25.3%
Dwellings
3,396
Transport to Work
Bayswater North Primary School (ICSEA 1015, 211 students) is the sole local school, scoring above the national benchmark of 1000 but limiting choice for families. Public transport usage is extremely low at 2.8%, reflecting poor bus frequency and distance from train stations. Crime rate of 93.5 per 1,000 residents is notably higher than the Victorian average of around 65, with property offences (431 incidents) making up over half of reported crimes. SEIFA IRSAD decile 6 places the suburb in the middle band nationally, consistent with its moderate income and housing profile.
Drive
89.9%
Public Transport
2.8%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+0.81%/yr
(+109 people/yr)
EstablishedPopulation is growing at 0.81% annually, adding roughly 109 people per year, driven primarily by overseas migration (+203/year). Internal migration runs negative at -82/year, meaning domestic movers are leaving faster than arriving. The medium forecast projects 13,992 residents by 2031, up from the current 13,388. Gentrification score is 15 out of 100, classified as 'not gentrifying,' which aligns with the stable affordability trend (mortgage burden barely shifted from 48.9% to 47.8% of median income over 10 years). Senior share grew by 2.0 percentage points, tracking the broader ageing pattern nationally.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+203
Net Internal / yr
-82
Gentrification Signal
Not gentrifying
Population +15% since 2011, Strong overseas inflow +203/yr
Safety & Crime
Total Offences
843
Year ending June 2024
Rate per 1,000 People
93.5
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 Bayswater North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bayswater North a good suburb to live in?
Bayswater North suits families wanting detached houses below Melbourne's median price. Mortgage stress is low at 25.3% of income, and household stability is high at 82.1%. The main drawback is limited public transport (only 2.8% commute by bus/train) and a crime rate of 93.5 per 1,000 that runs above the state average.
What is the median house price in Bayswater North?
The median house price is $887,500 as of the April-June 2024 quarter. That represents a 89.4% increase from the 2013 baseline of $468,500, translating to a compound annual growth rate of 4.7% over 14 years. Prices are about 1.0% below the mid-2023 peak of $896,500.
What schools are in Bayswater North?
The suburb has one school: Bayswater North Primary School, a government primary with 211 students and an ICSEA score of 1015, which is slightly above the national benchmark of 1000. Families needing secondary schooling typically look to adjacent suburbs like Bayswater and Boronia.
Is Bayswater North safe?
The recorded crime rate is 93.5 offences per 1,000 residents, which is higher than the Victorian state average of roughly 65 per 1,000. Property and deception offences account for 431 of 843 total incidents. Crimes against the person total 154, so the elevated rate is driven more by property crime than violent offences.
Is Bayswater North good for property investment?
Long-term capital growth has been solid at 4.7% CAGR over 14 years, though the 4.5% vacancy rate is above the metro norm of 2-3%. Weekly rent of $360 and mortgage-to-income at 25.3% suggest stable tenant demand, but only 7 development applications in the past year indicate limited redevelopment potential compared to more active growth corridors.
How is Bayswater North's population changing?
Population grows at 0.81% per year, adding about 109 people annually. Overseas migration (+203/year) is the primary driver, while internal migration is negative at -82/year. The medium projection forecasts 13,992 residents by 2031. The senior share has increased by 2.0 percentage points over the decade, while the young adult share dropped by 0.6 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), 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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