Braybrook
A migrant-majority western suburb with 9,682 residents, Braybrook combines a median age of 34 with a strongly mixed housing base. The 58.7% overseas-born share is well above the national comparison, led by Vietnamese and Chinese ancestries. Compared with the denser inner-west choice of Footscray, Braybrook is more house and semi-detached oriented, with 47.0% separate houses and 48.5% semi-detached dwellings. Its 162.6 offences per 1,000 residents is a material livability consideration, while the 46.1% university-educated share points to a more qualified population than its household income percentile of 44.2 might suggest.
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
19
Median House
$790K
October to December 2025
Because 48.5% of dwellings are semi-detached and 47.0% are separate houses, buyers get more low-rise options than the 3.8% apartment share suggests. Three-bedroom homes account for 43.7% of stock, compared with 21.2% for four or more bedrooms and 27.2% for two-bedroom homes. The mortgage-to-income measure is 29.6%, while 30.3% of residents are paying a mortgage, so borrowing capacity and deposit size remain important despite Braybrook being more attainable than some inner-west alternatives.
For Buyers
Because 48.5% of dwellings are semi-detached and 47.0% are separate houses, buyers get more low-rise options than the 3.8% apartment share suggests. Three-bedroom homes account for 43.7% of stock, compared with 21.2% for four or more bedrooms and 27.2% for two-bedroom homes. The mortgage-to-income measure is 29.6%, while 30.3% of residents are paying a mortgage, so borrowing capacity and deposit size remain important despite Braybrook being more attainable than some inner-west alternatives.
For Investors
Braybrook has a substantial rental base, with 48.6% of occupied dwellings rented compared with 19.2% owned outright. Weekly rent is $312 and vacancy is 8.4%, giving tenants more choice than in a tightly constrained market but also creating a need to budget for periods of weaker leasing conditions. Rents have grown 40.0% across the recorded shift period, which supports the long-term income case, while 22 development applications in 12 months indicate ongoing change in the local housing supply. Annual growth is forecast at 1.42%, driven primarily by overseas migration, so investor appeal depends on asset selection and competition from new or upgraded dwellings.
Development Activity
Total DAs
51
Last 12 Months
19
YoY ChangeiYear-over-year change in DA lodgements
+26.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Braybrook
Open-register school locations for education access. This is not a school-quality ranking.
Western English Language School
Christ the King Primary School
Dinjerra Primary School
Braybrook College
Caroline Chisholm Catholic College
Demographics
Braybrook has a median age of 34, which is 6.0 years below the national comparison, although its young share is on a declining trajectory. The 58.7% overseas-born population is 37.1 percentage points above the national figure, with Vietnamese ancestry numbering 2,639 and Chinese ancestry 1,391. Christianity is recorded for 3,100 people, no religion for 2,778 and Buddhism for 1,634. Canton, Mandarin, Urdu, Arabic and Hindi are all represented, led by 275 Canton speakers. University attainment is 46.1%, or 16.0 percentage points above the national comparison, while average household size is 2.7, 0.2 above the national figure. Compared with nearby Sunshine or Footscray, this creates a particularly strong migrant and multilingual identity.
Age Distribution
Bedrooms
Dwelling Structure
47.0%
Houses
48.5%
Townhouse
3.8%
Apartment
Tenure
Tenure is relatively rental-heavy: 48.6% rent, 30.3% hold a mortgage and 19.2% own outright. The housing mix is more varied than an apartment-led market, with 48.5% semi-detached homes, 47.0% separate houses and 43.7% three-bedroom dwellings. Because rental and mortgage shares are both substantial, changes in interest rates can affect household mobility and resale competition.
Mortgage / mo
$1,859
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$312
Census 2021
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
40.3%
Couples with children
30.9%
Couples, no children
24.7%
Single parent
2,380
Total families
Economy & Employment
Healthcare is Braybrook's largest listed industry at 16.1%, or 447 workers, followed by retail at 9.9% and 276 workers, professional and technical services at 9.2% and 256, finance at 8.2% and 227, and transport at 8.0% and 222. Professionals are the largest occupation group at 884, ahead of labourers at 585 and clerical or administrative workers at 522. Unemployment is 9.1% and participation is 58.3%, while the household income percentile is 44.2. The SEIFA pattern is uneven: education and occupation sits at decile 6, above the income and disadvantage measures at decile 2, while IRSAD is decile 4. Compared with its professional workforce and 46.1% university share, these lower economic-resource rankings point to uneven outcomes across households.
Unemployment
9.1%
Labour Force
4,766
Unemployed
432
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.6%
Part-time
34.8%
Participation
58.3%
Employed
4,334
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
46.1%
Postgraduate
14.0%
Born Overseas
58.7%
Dwellings
3,410
Transport to Work
Braybrook provides access to 6 schools across government and Catholic sectors, including primary, secondary, special and language settings. The mix is 2 primary schools, 2 secondary schools, 1 special school and 1 language school, so families should check enrolment zones against the exact address rather than assume every option is available. Transport is car-led: 62.0% travel as car drivers, compared with 5.2% using public transport and 2.1% walking or cycling, while 24.4% work from home. Recorded crime totals 1,574 offences, including 941 property and deception offences and 278 crimes against the person, producing a rate of 162.6 per 1,000 residents. The car share is higher than public transport use, and the IRSAD decile of 4 is above the IRSD decile of 2, reflecting varied local conditions.
Drive
62.0%
Public Transport
5.2%
Walk / Cycle
2.1%
Work from Home
24.4%
Population Forecast
+1.42%/yr
(+298 people/yr)
EstablishedBraybrook's established growth profile points to steady change rather than a rapid expansion cycle. The annual trend is 1.42%, with overseas migration identified as the primary driver, while population change across the wider area runs at 19.7% over ten years. The shift trajectory is labelled Declining young, with the young share down 2.3 percentage points and the senior share up 1.4 points. Gentrification signals remain mixed: an Early signs score of 28 sits alongside an Active shift score of 45. Compared with the 2.3% COVID dip, the area recorded a 6.4% recovery, while rent growth of 40.0% suggests that housing demand and affordability pressures are shaping the next phase.
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 can suit buyers seeking a multicultural western suburb with a median age of 34, 6 schools and a 58.7% overseas-born population. Housing is mixed, but the crime rate of 162.6 offences per 1,000 residents and car use of 62.0% should be considered.
What schools are in Braybrook?
Braybrook has 6 listed schools across government and Catholic sectors. They cover primary, secondary, special and language education, including 2 primary and 2 secondary schools. Enrolment zones should be checked for each address.
Is Braybrook safe?
Safety varies by street and circumstance. Braybrook recorded 1,574 offences at a rate of 162.6 per 1,000 residents, including 941 property and deception offences and 278 crimes against the person. Inspect the exact area before renting or buying.
Is Braybrook good for property investment?
Braybrook may suit investors seeking a rental-oriented market, with 48.6% renting, weekly rent of $312 and 22 development applications in 12 months. Vacancy is 8.4%, while annual growth is forecast at 1.42% and driven by overseas migration.
How is Braybrook's population changing?
Braybrook has 9,682 residents and a wider-area population change measure of 19.7% over ten years. Annual growth is forecast at 1.42%, driven by overseas migration, while the young share has fallen 2.3 percentage points.
What languages are spoken in Braybrook?
Braybrook's overseas-born share is 58.7%. Recorded languages include Canton with 275 speakers, Mandarin with 121, Urdu with 85, Arabic with 77 and Hindi with 48, reflecting a multilingual local population.
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), Valuer-General Victoria (house prices), state education open registers (school locations), 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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