Broadmeadows
Renter-majority housing and a migrant-majority population define Broadmeadows more than its traditional outer-north image. The suburb has 12,524 residents, a median age of 32, and 54.2% of people born overseas, which is 32.6 percentage points above national. Housing remains comparatively affordable at a $600,000 median house price, below many established northern suburbs such as Glenroy and Jacana, but the trade-off is a high 254.4 offences per 1,000 people. With 51.0% renting and household income at the 21.9 percentile, it suits value-focused buyers who accept sharper local risk because entry costs are lower.
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
39
Median House
$600K
Apr-Jun 2024
Homebuyers get a lower entry point than many middle-ring Melbourne suburbs, with the median house price at $600,000 in Apr-Jun 2024. Separate houses still dominate at 68.1%, and 56.3% of dwellings have 3 bedrooms, so families can find conventional stock rather than only apartments. Repayments are relatively manageable because the median mortgage is $1,408 a month and mortgage costs sit at 28.3% of income, below the common stress line. The caution is that 51.0% of households rent, so owner-occupiers may want to focus on quieter pockets with more stable streets.
For Buyers
Homebuyers get a lower entry point than many middle-ring Melbourne suburbs, with the median house price at $600,000 in Apr-Jun 2024. Separate houses still dominate at 68.1%, and 56.3% of dwellings have 3 bedrooms, so families can find conventional stock rather than only apartments. Repayments are relatively manageable because the median mortgage is $1,408 a month and mortgage costs sit at 28.3% of income, below the common stress line. The caution is that 51.0% of households rent, so owner-occupiers may want to focus on quieter pockets with more stable streets.
For Investors
Broadmeadows has clear rental depth because 51.0% of households rent and the median rent is $331 a week, but the 10.4% vacancy rate is higher than a tight rental market. That means pricing and presentation matter more than in lower-vacancy suburbs. Growth has been respectable, with the median house price up 84.6% from 2013 to Apr-Jun 2024 and a 4.5% CAGR over 14 years. The investor case is helped by 32 development applications in 12 months and overseas migration averaging +444 people a year, though internal migration is negative at -353 a year.
Development Activity
Total DAs
82
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
+85.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Broadmeadows iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Sirius College
Prep-12 · 3284 students
Penola Catholic College
7-12 · 1373 students
St Dominic's School
Prep-6 · 226 students
Broadmeadows Primary School
Prep-6 · 252 students
Meadows Primary School
Prep-6 · 263 students
Demographics
Broadmeadows skews young and internationally connected. The median age is 32, which is 8 years below national, while 54.2% of residents were born overseas, 32.6 percentage points above national. University attainment is also slightly higher than national at 32.5%, despite household income sitting at the 21.9 percentile. Arabic is the largest listed non-English language with 1,167 speakers, followed by Urdu at 395 and Nepali at 349. Islam accounts for 4,520 residents and Christianity for 3,531, shaping local services, shops and school demand.
Age Distribution
Bedrooms
Dwelling Structure
68.1%
Houses
19.9%
Townhouse
12.0%
Apartment
Tenure
The housing market is still house-led, with 68.1% separate houses, 19.9% semi-detached dwellings and 12.0% apartments. The median house price is $600,000, matching the 2022 peak and sitting 84.6% above the 2013 price of $325,000 across 15 recorded quarters. Compared with higher-priced northern neighbours, Broadmeadows remains a value market, but tenure is less owner-occupier heavy: 22.1% own outright, 26.9% have a mortgage and 51.0% rent. Rent-to-income is 28.8% and mortgage-to-income is 28.3%, so affordability is helped by lower prices rather than high incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,408
Rent / wk
$331
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
15.6%
Couples, no children
9,299
Total families
Economy & Employment
The local economy leans toward practical and service work. Healthcare is the largest listed industry at 17.0% and 401 workers, followed by Transport at 10.0%, Education at 8.9%, Construction at 8.6% and Manufacturing at 8.3%. Occupations are led by Labourers at 645, then Professionals and Community/Personal roles at 543 each. Labour-market weakness is the main drag: unemployment is 14.1% and participation is 41.5%, below stronger metropolitan averages. SEIFA confirms the pressure, with IEO decile 2, IER decile 1, IRSD decile 1 and IRSAD decile 1.
Unemployment
12.0%
Labour Force
6,397
Unemployed
769
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.0%
Part-time
30.9%
Participation
41.5%
Employed
3,510
Occupations
Top Industries
University
32.5%
Postgraduate
10.8%
Born Overseas
54.2%
Dwellings
3,779
Transport to Work
Livability is practical but uneven. Broadmeadows has 7 schools with an ICSEA range from 900 to 1088, led by Sirius College at 1088 with 3,284 enrolments, Penola Catholic College at 1000 with 1,373, and St Dominic's School at 958 with 226. The sector mix includes Independent, Catholic and Government options, which helps families compare pathways locally. Transport remains car-heavy: 79.9% drive to work, 9.8% use public transport and 2.7% walk or cycle. Safety is the main issue, with 3,186 offences and a crime rate of 254.4 per 1,000, while IRSAD sits in decile 1.
Drive
79.9%
Public Transport
9.8%
Walk / Cycle
2.7%
Work from Home
N/A
Population Forecast
+0.96%/yr
(+144 people/yr)
EstablishedGrowth is steady rather than explosive. The medium forecast rises from 15,037 in 2026 to 15,756 in 2031, with the trend adding 144 people a year at 0.96% annually. Migration explains the mixed pattern: overseas migration is the primary driver at +444 people a year, while internal migration averages -353 a year. That means new arrivals offset locals moving elsewhere, often because affordability and life-stage pressures pull households in different directions. Gentrification is classified as Early signs with a score of 27, below a fully transformed market, while the broader shift trajectory is Mixed.
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
Is Broadmeadows a good suburb to live in?
Broadmeadows can suit buyers who prioritise affordability, schools and access over prestige. The median house price is $600,000 and there are 7 local schools, but the crime rate of 254.4 per 1,000 is high, so street-level due diligence matters.
What is the median house price in Broadmeadows?
The median house price in Broadmeadows is $600,000 for Apr-Jun 2024. That is up 84.6% from $325,000 in 2013 and matches the recorded peak, so it remains lower entry compared with many established Melbourne markets.
What schools are in Broadmeadows?
Broadmeadows has 7 listed schools across Independent, Catholic and Government sectors. Sirius College has an ICSEA of 1088 and 3,284 enrolments, while Penola Catholic College has an ICSEA of 1000 and 1,373 enrolments.
Is Broadmeadows safe?
Safety is a key weakness. Broadmeadows recorded 3,186 offences, equal to 254.4 offences per 1,000 people. Property and deception offences were the largest category at 1,490, so buyers should compare specific streets carefully.
Is Broadmeadows good for property investment?
Broadmeadows has investor appeal because 51.0% of households rent and the median rent is $331 a week. The caution is a 10.4% vacancy rate, which is higher than tight rental markets, so conservative rent assumptions are important.
How is Broadmeadows's population changing?
Broadmeadows is forecast to grow at 0.96% a year, adding about 144 people annually. The medium population path rises from 15,037 in 2026 to 15,756 in 2031, driven mainly by overseas migration of +444 people a year.
What languages are spoken in Broadmeadows?
Broadmeadows has a strong multilingual profile, with 54.2% of residents born overseas. Arabic is the largest listed language with 1,167 speakers, followed by Urdu at 395, Nepali at 349, Samoan at 85 and Punjabi at 72.
Is there much development in Broadmeadows?
Yes. Broadmeadows recorded 32 development applications in the past 12 months, including planning permits for 3 double-storey units and rear-dwelling projects. That level of activity is above a quiet infill market.
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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