Box Hill North
Almost half of Box Hill North residents were born overseas, at 48.7%, while university attainment reaches 55.9%, which is 25.8 percentage points above the national level. The suburb has 12,337 people in 3.97 sq km and an established wealth profile, with household income in the 65.7 percentile. Compared with denser Box Hill to the south, Box Hill North keeps more family-house stock, with 61.7% separate houses and a $1,325,000 median house price.
Population
12,337
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,820/wk
DAs (12 months)iDevelopment Applications lodged in the past year
10
Median House
$1.3M
Apr-Jun 2024
Homebuyers pay a high but not peak price for Box Hill North: the median house price was $1,325,000 in Apr-Jun 2024, 6.4% lower than the Oct-Dec 2023 peak of $1,415,500. The suburb suits family buyers because 61.7% of homes are separate houses, 29.9% are semi-detached and 46.5% have 3 bedrooms. Mortgage repayments take 29.1% of income, below a common stress threshold, so the price burden is partly offset by stronger local incomes.
For Buyers
Homebuyers pay a high but not peak price for Box Hill North: the median house price was $1,325,000 in Apr-Jun 2024, 6.4% lower than the Oct-Dec 2023 peak of $1,415,500. The suburb suits family buyers because 61.7% of homes are separate houses, 29.9% are semi-detached and 46.5% have 3 bedrooms. Mortgage repayments take 29.1% of income, below a common stress threshold, so the price burden is partly offset by stronger local incomes.
For Investors
Box Hill North has a meaningful rental base, with 34.5% of homes rented compared with 35.0% owned outright and 30.5% mortgaged. Weekly rent is $425 and the forecast shift records 26.1% rent growth, but the 8.7% vacancy rate is a caution because it points to more available stock than a tight rental market. Only 8 development applications in 12 months suggests limited new supply pressure, while overseas migration supports demand.
Development Activity
Total DAs
28
Last 12 Months
10
YoY ChangeiYear-over-year change in DA lodgements
-23.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Box Hill North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kerrimuir Primary School
Prep-6 · 572 students
Box Hill North Primary School
Prep-6 · 232 students
Demographics
Box Hill North is younger than the national benchmark, with a median age of 37, or 3.0 years below national. Its education and migration profile is the standout: 55.9% hold a university qualification, 25.8 percentage points above national, and 48.7% were born overseas, 27.1 points above national. Chinese ancestry is the largest group at 4,258 people, followed by English at 2,551, while Mandarin is spoken by 1,311 residents.
Age Distribution
Bedrooms
Dwelling Structure
61.7%
Houses
29.9%
Townhouse
8.4%
Apartment
Tenure
Housing is still house-led compared with inner activity-centre suburbs nearby: 61.7% separate houses, 29.9% semi-detached dwellings and only 8.4% apartments. Prices have risen from $746,000 in 2013 to $1,325,000 in Apr-Jun 2024, a 77.6% gain over 14 years, with a 4.2% CAGR. The latest median is 6.4% lower than the $1,415,500 peak, so buyers are entering below the recent high while owners retain long-run equity.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,297
Rent / wk
$425
HH Size
2.6
Personal Income / wk
$747
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.7%
Unoccupied
431
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.3%
Couples, no children
9,744
Total families
Economy & Employment
The workforce is heavily professional, which matches the suburb's higher education base. Healthcare leads at 18.6% of jobs, followed by Professional/Tech at 13.7%, Education at 12.1%, Retail at 7.1% and Finance at 6.5%. Professionals number 2,074, above Managers at 816 and Clerical/Admin at 721. SEIFA is strong but not uniform: IEO decile 9 and IRSAD decile 9 sit higher than IER decile 6 and IRSD decile 7, reflecting high skills alongside mixed household resources.
Unemployment
5.6%
Labour Force
16,063
Unemployed
903
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.6%
Part-time
34.6%
Participation
59.8%
Employed
5,797
Occupations
Top Industries
University
55.9%
Postgraduate
17.8%
Born Overseas
48.7%
Dwellings
4,534
Transport to Work
Daily life is car-oriented: 78.4% drive to work compared with 7.9% using public transport and 5.7% walking or cycling. School choice is primary-focused, with 2 local government schools and an ICSEA range from 1084 to 1137; Kerrimuir Primary is the higher ICSEA option at 1137 and 572 enrolments. Safety is moderate, with 459 offences and a crime rate of 37.2 per 1,000, while IRSAD decile 9 ranks the area above most suburbs for advantage.
Drive
78.4%
Public Transport
7.9%
Walk / Cycle
5.7%
Work from Home
N/A
Population Forecast
+2.06%/yr
(+560 people/yr)
EstablishedGrowth is forecast to continue rather than flatten. The trend rate is 2.06% a year, or about 560 people annually, and the medium population path rises from 27,038 in 2026 to 29,837 in 2031. Migration is the key reason: overseas migration adds an average 1,242 people a year compared with an internal outflow of 252. Gentrification is scored 41 and labelled Active, while the shift profile shows a declining young share of 2.6 points and a working-age gain of 4.1 points.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,242
Net Internal / yr
-252
Gentrification Signal
Active
Population +49% since 2011, Net internal outflow -252/yr, Strong overseas inflow +1242/yr, Accelerating: 14% → 31%
Safety & Crime
Total Offences
459
Year ending June 2024
Rate per 1,000 People
37.2
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 Box Hill North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Box Hill North a good suburb to live in?
Yes, Box Hill North suits households seeking established streets, strong education levels and family-sized housing. It has 61.7% separate houses, 55.9% university attainment and IRSAD decile 9, placing it above many suburbs for socio-economic advantage.
What is the median house price in Box Hill North?
The median house price in Box Hill North was $1,325,000 in Apr-Jun 2024. That is 6.4% below the recent peak of $1,415,500 in Oct-Dec 2023, but still 77.6% higher than the $746,000 median recorded in 2013.
What schools are in Box Hill North?
Box Hill North has 2 local government primary schools. Kerrimuir Primary School has an ICSEA of 1137 and 572 enrolments, while Box Hill North Primary School has an ICSEA of 1084 and 232 enrolments.
Is Box Hill North safe?
Box Hill North recorded 459 offences, equal to 37.2 offences per 1,000 residents. Property and deception offences were the largest category with 313 incidents, above crimes against the person at 71.
Is Box Hill North good for property investment?
Box Hill North has investment appeal through a 34.5% renter share, $425 weekly rent and forecast rent growth of 26.1%. The main caution is the 8.7% vacancy rate, which is higher than a tight rental setting and can soften near-term leasing power.
How is Box Hill North's population changing?
Population growth is forecast at 2.06% a year, or about 560 people annually. The medium path rises to 29,837 by 2031, driven mainly by overseas migration averaging 1,242 people a year against internal migration of -252.
What languages are spoken in Box Hill North?
Mandarin is the largest non-English language group listed, with 1,311 speakers. Canton has 397 speakers, Greek 127, Italian 78 and Hindi 71, reflecting an overseas-born share of 48.7%, well above the national comparison.
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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