Braybrook
Vietnamese ancestry leads at 2,639, outnumbering English (1,104) in a suburb where 58.7% were born overseas, 37.1 percentage points above the national average. The crime rate of 162.6 per 1,000 is extremely high, with property and deception offences (941) accounting for the bulk. Yet real income grew 56.0% over the decade, the strongest signal of active gentrification (score 45), as the housing cost ratio dropped from 66.0% to 48.1%. The median house price of $671,300 fell 15.5% from its 2022 peak of $794,500, creating a rare inner-west Melbourne entry point 10 km from the CBD with a 3.3% CAGR over 14 years.
Population
9,682
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,451/wk
DAs (12 months)iDevelopment Applications lodged in the past year
18
Median House
$671K
Apr-Jun 2024
The dwelling mix is unusual: houses at 47.0% and semi-detached at 48.5% run almost equal, with apartments at just 3.8%. Three-bedroom homes at 43.7% dominate, with four-bedroom-plus at 21.2% and two-bedrooms at 27.2%. The $671,300 median (Apr-Jun 2024) is down 15.5% from the 2022 peak of $794,500, offering relative value compared to surrounding inner-west suburbs. Monthly mortgage repayments of $1,859 produce a mortgage-to-income ratio of 29.6%, approaching the 30% stress boundary. Only 19.6% own outright, 30.9% carry mortgages, and 49.5% rent, meaning renters nearly match owners.
For Buyers
The dwelling mix is unusual: houses at 47.0% and semi-detached at 48.5% run almost equal, with apartments at just 3.8%. Three-bedroom homes at 43.7% dominate, with four-bedroom-plus at 21.2% and two-bedrooms at 27.2%. The $671,300 median (Apr-Jun 2024) is down 15.5% from the 2022 peak of $794,500, offering relative value compared to surrounding inner-west suburbs. Monthly mortgage repayments of $1,859 produce a mortgage-to-income ratio of 29.6%, approaching the 30% stress boundary. Only 19.6% own outright, 30.9% carry mortgages, and 49.5% rent, meaning renters nearly match owners.
For Investors
Renters at 49.5% provide a deep tenant pool above the national average. Median weekly rent of $312 against a $671,300 median produces gross yield around 2.4%, below the national average but not unusual for inner Melbourne. The 8.4% vacancy rate is elevated. The price history shows a 58.3% total gain from $424,000 in 2013 to $671,300, representing a CAGR of 3.3% over 14 years. Overseas migration of 642 per year drives demand, though internal outflow of 398 per year creates a revolving-door dynamic. With 18 DAs in 12 months, new supply pressure is moderate.
Development Activity
Total DAs
45
Last 12 Months
18
YoY ChangeiYear-over-year change in DA lodgements
+80.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Braybrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Caroline Chisholm Catholic College
7-12 · 1555 students
Dinjerra Primary School
Prep-6 · 217 students
Christ the King Primary School
Prep-6 · 211 students
Braybrook College
7-12 · 1373 students
Demographics
Born overseas at 58.7% (37.1 points above national) makes Braybrook one of Melbourne's most culturally diverse suburbs. Vietnamese (2,639) leads ancestry, followed by Chinese (1,391) and English (1,104). Cantonese (275), Mandarin (121), Urdu (85) and Arabic (77) lead non-English languages. University qualifications at 46.1% sit 16.0 points above national, an emerging pattern driven by younger migrant arrivals. The median age of 34 is 6 years below national. Average household size of 2.7 is above the national 2.5, reflecting family-oriented households. Buddhism (1,634) and Islam (794) rank second and third among religions after Christianity (3,100).
Age Distribution
Bedrooms
Dwelling Structure
47.0%
Houses
48.5%
Townhouse
3.8%
Apartment
Tenure
The $671,300 median sits 15.5% below the 2022 peak of $794,500, having declined through recent quarters from $765,000 (Oct-Dec 2023) to $728,000 to $671,300. Total growth since 2013 is 58.3% ($424,000 base), producing a CAGR of 3.3% over 14 years. Tenure is split between 19.6% outright, 30.9% mortgage, and 49.5% renting. The near-equal split between houses (47.0%) and semi-detached (48.5%) is distinctive for inner Melbourne. Three-bedroom stock at 43.7% and two-bedrooms at 27.2% provide mid-range family housing. The mortgage-to-income ratio of 29.6% is just below the stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,859
Rent / wk
$312
HH Size
2.7
Personal Income / wk
$622
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.4%
Unoccupied
311
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.2%
Couples, no children
7,121
Total families
Economy & Employment
Healthcare leads at 16.1% (447 workers), followed by Retail at 9.9% (276) and Professional/Tech at 9.2% (256). Finance at 8.2% and Transport at 8.0% round out the top five, showing a mixed economy rather than single-sector dominance. Labourers (585) and Machinery/Drivers (474) form significant occupation blocks alongside Professionals (884), reflecting the suburb's blue-collar to white-collar transition. Unemployment at 9.8% is nearly double the national rate, and participation at 53.8% is low. The IRSD decile 2 and IRSAD decile 4 confirm disadvantage, though real income growth of 56.0% over the decade suggests rapid catching-up.
Unemployment
6.1%
Labour Force
12,947
Unemployed
792
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.9%
Part-time
28.3%
Participation
53.8%
Employed
3,963
Occupations
Top Industries
University
46.1%
Postgraduate
14.0%
Born Overseas
58.7%
Dwellings
3,410
Transport to Work
Car dependency is high at 82.2%, with public transport at 6.7% and walking/cycling at 2.8%, below the Melbourne average. The crime rate of 162.6 per 1,000 is very high, with property offences (941) dominating. Four schools serve the suburb: Caroline Chisholm Catholic College (ICSEA 1,036, 1,555 students) is the largest and sits above the national benchmark, alongside Dinjerra Primary (ICSEA 1,010) and Christ the King Primary (ICSEA 1,006). Braybrook College (ICSEA 977) falls below the benchmark. IRSAD decile 4 confirms below-average socio-economic standing.
Drive
82.2%
Public Transport
6.7%
Walk / Cycle
2.8%
Work from Home
N/A
Population Forecast
+1.42%/yr
(+298 people/yr)
EstablishedPopulation growth averages 1.42% per year (298 persons), with a 19.7% increase over the decade. Overseas migration of 642 per year is the dominant driver, offset by a net internal outflow of 398 per year, meaning the suburb absorbs migrants who eventually move outward. The population dipped 2.3% during COVID (from 19,811 to 19,359) and has since fully recovered to 20,607. The medium forecast projects 22,797 by 2031. The gentrification score of 28 shows early signs: real income grew 56.0%, the working-age share expanded by 5.5 points, and the young share contracted by 2.3 points.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+642
Net Internal / yr
-398
Gentrification Signal
Early signs
Population +25% since 2011, Net internal outflow -398/yr, Strong overseas inflow +642/yr, COVID recovered (-2% dip → full recovery)
Safety & Crime
Total Offences
1,574
Year ending June 2024
Rate per 1,000 People
162.6
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 Braybrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Braybrook a good suburb to live in?
Braybrook offers inner-west Melbourne proximity (10 km to CBD) at a $671,300 median, below the 2022 peak of $794,500. The tradeoff is a high crime rate of 162.6 per 1,000 and IRSAD decile 4. The suburb is gentrifying (score 28, real income up 56.0%), meaning conditions are improving but not yet mature. Cultural diversity is strong with 58.7% born overseas.
What is the median house price in Braybrook?
The median is $671,300 (Apr-Jun 2024), down 15.5% from the 2022 peak of $794,500. The CAGR over 14 years is 3.3% from a $424,000 base in 2013. Weekly rent is $312 and monthly mortgage repayments sit at $1,859. The mortgage-to-income ratio of 29.6% is just below the 30% stress line.
What schools are in Braybrook?
Braybrook has 4 schools. Caroline Chisholm Catholic College (ICSEA 1,036, 1,555 students) is the largest. Dinjerra Primary (ICSEA 1,010, 217 students) and Christ the King Primary (ICSEA 1,006, 211 students) sit just above the national benchmark. Braybrook College (ICSEA 977, 1,373 students, Government) falls 23 points below.
Is Braybrook safe?
The crime rate of 162.6 per 1,000 residents is very high. Property and deception offences account for 941 of 1,574 total crimes, with crimes against the person at 278 and drug offences at 141. The IRSD decile 2 confirms high disadvantage. However, gentrification signals (real income up 56.0%) suggest the suburb is in transition.
Is Braybrook good for property investment?
The 49.5% renter share provides a solid tenant pool. Gross yield is around 2.4% ($312/week on $671,300), typical for inner Melbourne. The 15.5% discount from peak creates a potential value entry point. The CAGR of 3.3% over 14 years shows steady long-term growth. Overseas migration of 642 per year drives demand, but 8.4% vacancy and high crime are risk factors.
How is Braybrook's population changing?
Growth of 1.42% per year (298 people) is driven by overseas migration averaging 642 per year, offset by internal outflow of 398. The population dipped 2.3% during COVID and has since fully recovered. The medium forecast projects 22,797 by 2031. Real income grew 56.0% over the decade, the strongest gentrification signal.
What languages are spoken in Braybrook?
Cantonese (275), Mandarin (121), Urdu (85), Arabic (77) and Hindi (48) lead non-English languages. With 58.7% born overseas (37.1 points above national), Braybrook is one of Melbourne's most diverse suburbs. Vietnamese ancestry at 2,639 and Chinese at 1,391 reflect long-established migrant communities.
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.
Explore Braybrook on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map