Broadmeadows
At 12,524 residents, Broadmeadows has a median age of 32, which is 8 years below the national figure, while 54.2% were born overseas, 32.6 percentage points above national. Renting accounts for 50.2% of households, higher than the 21.7% owning outright and 26.5% paying a mortgage. Vacancy is 10.4%, and the household-income percentile is 21.9, below the national midpoint. Islam is recorded for 4,520 people and Christianity for 3,531. Broadmeadows sits in the same Hume setting as nearby Dallas and Jacana, but its renter-majority, migrant-led profile is especially pronounced because overseas migration is the main growth driver.
Population
12,524
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,151/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$670K
October to December 2025
Separate houses account for 68.1%, while semi-detached homes are 19.9% and apartments 12.0%. The dominant format is three bedrooms at 56.3%, followed by two bedrooms at 24.3%. A mortgage estimate of $1,408 monthly equals 28.3% of household income, below the 28.8% rent-to-income share, which helps owner-occupiers compare repayments with renting. Inspect title, condition and the exact street because the housing stock is mixed.
For Buyers
Separate houses account for 68.1%, while semi-detached homes are 19.9% and apartments 12.0%. The dominant format is three bedrooms at 56.3%, followed by two bedrooms at 24.3%. A mortgage estimate of $1,408 monthly equals 28.3% of household income, below the 28.8% rent-to-income share, which helps owner-occupiers compare repayments with renting. Inspect title, condition and the exact street because the housing stock is mixed.
For Investors
Broadmeadows has a renter-majority base: 50.2% rent, higher than 21.7% owned outright and 26.5% mortgaged. Weekly rent is $331 and vacancy is 10.4%, so investors should allow for more leasing choice and avoid assuming automatic rental pressure. Thirty-three development matters were recorded over 12 months, including subdivisions, which may add competing stock or create renewal opportunities. The growth outlook is 0.96% annually and overseas migration is the primary driver, supporting tenant turnover because new arrivals often enter rental housing first. Assess purchase price, management costs and comparable rents, especially as 68.1% of homes are separate houses and 56.3% have three bedrooms.
Development Activity
Total DAs
83
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+42.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Broadmeadows
Open-register school locations for education access. This is not a school-quality ranking.
Ilim College
Sirius College
Broadmeadows Primary School
Broadmeadows Valley Primary School
Meadows Primary School
Demographics
Broadmeadows is younger and more internationally connected than the national profile. The median age is 32, 8 years below national, while 54.2% of residents were born overseas, 32.6 percentage points above national. University attainment is 32.5%, 2.4 points above the national comparison, yet household income sits at the 21.9 percentile, showing that qualifications and earnings are not aligned evenly across the suburb. Average household size is 2.9, 0.4 above national, and couples with children make up 46.9% of families; one-parent families are 25.1%. Arabic is the leading listed language at 1,167 speakers, followed by Urdu at 395 and Nepali at 349. Lebanese ancestry is recorded for 1,249 people, below the 1,370 reporting English ancestry, reflecting a layered migrant story also seen across Dallas and Jacana.
Age Distribution
Bedrooms
Dwelling Structure
68.1%
Houses
19.9%
Townhouse
12.0%
Apartment
Tenure
Broadmeadows has moved materially above its 2013 trough. The current figure is also the peak, with no peak-to-latest discount. Tenure is renter-heavy: 50.2% rent, compared with 26.5% paying a mortgage and 21.7% owning outright. Separate houses are 68.1%, semi-detached homes 19.9% and apartments 12.0%; three-bedroom dwellings lead at 56.3%. This mix helps explain why the suburb can suit both families and smaller households, but the high rental share means owners and investors should compare street-level maintenance, parking and redevelopment potential rather than rely on the suburb median alone.
Mortgage / mo
$1,408
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $331.
$515
Bond data year ending Sep 2025 · houses $506 · units $470
HH Size
2.9
Personal Income / wk
$478
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.4%
Unoccupied
438
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
46.9%
Couples with children
25.3%
Couples, no children
25.1%
Single parent
2,790
Total families
Economy & Employment
Healthcare is Broadmeadows' largest listed industry at 17.0% of workers, above transport at 10.0%, education at 8.9%, construction at 8.6% and manufacturing at 8.3%. The occupational mix is similarly practical: labourers number 645, trades 627, machinery and drivers 524, while professionals number 543 and community or personal workers 543. Unemployment is 13.0% with participation at 44.8%, and household income is $1,151 weekly at the 21.9 percentile, below the midpoint. The four SEIFA measures sit low: IEO decile 2, IER decile 1, IRSD decile 1 and IRSAD decile 1. Those results are lower than middle deciles because lower employment participation and modest incomes weigh on disadvantage measures, even while healthcare and education provide service-sector anchors.
Unemployment
13.0%
Labour Force
4,408
Unemployed
575
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
50.4%
Part-time
41.2%
Participation
44.8%
Employed
3,833
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
32.5%
Postgraduate
10.8%
Born Overseas
54.2%
Dwellings
3,779
Transport to Work
Daily life is more car-dependent than transit-led: 68.7% travel as car drivers, compared with 8.5% using public transport, 2.3% walking or cycling and 14.0% working from home. Ten nearby schools span 6 government, 2 Catholic and 2 independent providers, with primary, secondary, special and combined Pri/Sec options. Families should check enrolment zones against the exact address because boundaries can cross suburb edges. Safety needs attention: 3,186 recorded offences equate to 254.4 per 1,000 residents, with property and deception offences at 1,490 and justice procedure offences at 827. The IRSAD decile is 1, below the IEO decile of 2 and well below a middle-decile setting. That combination makes transport choice, street selection and access to services important practical tests for renters and buyers.
Drive
68.7%
Public Transport
8.5%
Walk / Cycle
2.3%
Work from Home
14.0%
Population Forecast
+0.96%/yr
(+144 people/yr)
EstablishedAcross the wider area, growth is forecast at 0.96% annually, with overseas migration named as the primary driver. Population change over 10 years is 18.5%, while the trajectory is Mixed, so momentum is present without a simple one-direction story. Affordability is labelled Improving, moving from 71.6 in 2011 to 67.3 in 2021, while rent growth of 37.9% is higher than real income growth of 19.4%. Gentrification signals are not uniform: the shift assessment records a score of 57 and stage Active, while another outlook records 27 and Early signs. Broadmeadows recovered from a 4.8% COVID dip, matching a 4.8% recovery. Overseas migration and the renter base should support change, but the Mixed trajectory means buyers should assess streets and projects individually rather than assume uniform uplift.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+444
Net Internal / yr
-353
Gentrification Signal
Early signs
Population +22% since 2011, Net internal outflow -353/yr, Strong overseas inflow +444/yr, COVID recovered (-5% dip → full recovery)
Safety & Crime
Total Offences
3,186
Year ending June 2024
Rate per 1,000 People
254.4
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 Broadmeadows compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Broadmeadows?
Schools include 4 primary options, 2 secondary schools, 2 special schools and 2 combined Pri/Sec providers across 6 government, 2 Catholic and 2 independent campuses. Named options include Broadmeadows Primary School, Hume Central Secondary College, Penola Catholic College, Ilim College and Sirius College. Check the exact enrolment zone before buying or leasing.
Is Broadmeadows safe?
Safety is a key due diligence issue rather than a simple yes or no. Recorded offences total 3,186, equal to 254.4 per 1,000 residents; property and deception offences account for 1,490 and justice procedure offences 827. Compare the exact street, lighting, parking and travel route before committing.
Is Broadmeadows good for property investment?
It can suit an investor targeting a renter-majority market, with 50.2% renting, $331 weekly rent and 10.4% vacancy. The rental share is higher than the 21.7% owning outright. The 0.96% annual growth forecast, overseas migration driver and 33 development matters support careful assessment of supply, property type and maintenance costs.
How is Broadmeadows's population changing?
The wider area records 18.5% population change over 10 years, while annual growth is forecast at 0.96%, lower than the longer-period change. Overseas migration is the primary driver and the trajectory is Mixed. The shift assessment labels gentrification Active with a score of 57, while another measure is Early signs at 27. Broadmeadows also recovered a 4.8% COVID dip.
What languages are spoken in Broadmeadows?
More than half of residents, 54.2%, were born overseas, 32.6 percentage points above national. Arabic is the leading listed language at 1,167 speakers, followed by Urdu at 395 and Nepali at 349. Lebanese ancestry is recorded for 1,249 people, compared with 1,370 English ancestry responses.
What development is occurring in Broadmeadows?
Thirty-three development matters were recorded over 12 months, with recent examples including a 3-lot subdivision and two-lot subdivision applications. Because the housing mix is 68.1% separate houses and 19.9% semi-detached, subdivision activity may affect streets differently than apartment construction. Check planning controls and approved plans for the exact address.
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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