Brunswick
The most telling number in Brunswick is not its $1,292,500 median house price but its SEIFA split: IEO decile 10 paired with IER decile 2, an 8-decile gap that is the most extreme prestige-versus-cashflow chasm in Melbourne's inner north. The suburb sits in the top 10% nationally for education and occupation yet ranks in the bottom 20% for economic resources, the textbook fingerprint of full-stage gentrification where asset-rich owners live alongside cash-light professional renters. Density runs at 5,000 residents per sqkm (above Coburg's 3,841 and approaching Richmond's 6,452), with 34.2% of dwellings now apartments versus Coburg's 10.4%. University attainment of 66.1% beats Coburg's 55.3% and Marrickville's 57.7% by clear margins. Greek (509) and Italian (413) speakers anchor the historical Sydney Road base while 31.5% of residents were born overseas, 9.9 percentage points above the national figure, holding the migrant character even as IRSAD decile 10 confirms the fully-gentrified outcome.
Population
24,896
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$2,096/wk
DAs (12 months)iDevelopment Applications lodged in the past year
62
Median House
$1.3M
Apr-Jun 2024
Brunswick's buyer maths reads as a top-tier inner-Melbourne entry point with a moderating ceiling. The median house sits at $1,292,500 (Apr-Jun 2024), down 4.3% from the 2021 peak of $1,350,000, a softer correction than Coburg's 9.5% slide. Mortgage repayments average $2,162 per month against household weekly income of $2,096 (79.3rd percentile nationally), keeping mortgage-to-income at 23.8% versus the 30% stress threshold. Stock skews unusually toward 2-bedroom dwellings at 43.5% (above Coburg's 23.4%) with only 35.3% separate houses and 34.2% apartments, an even three-way split between separate, semi-detached (29.3%), and apartment that you do not see in middle-ring peers. Buyers competing here face a market where 24.2% own outright versus 26.8% on a mortgage and 49.1% renting, the renter share well above Coburg's 34.0% and a structural anchor that thins listings flow.
For Buyers
Brunswick's buyer maths reads as a top-tier inner-Melbourne entry point with a moderating ceiling. The median house sits at $1,292,500 (Apr-Jun 2024), down 4.3% from the 2021 peak of $1,350,000, a softer correction than Coburg's 9.5% slide. Mortgage repayments average $2,162 per month against household weekly income of $2,096 (79.3rd percentile nationally), keeping mortgage-to-income at 23.8% versus the 30% stress threshold. Stock skews unusually toward 2-bedroom dwellings at 43.5% (above Coburg's 23.4%) with only 35.3% separate houses and 34.2% apartments, an even three-way split between separate, semi-detached (29.3%), and apartment that you do not see in middle-ring peers. Buyers competing here face a market where 24.2% own outright versus 26.8% on a mortgage and 49.1% renting, the renter share well above Coburg's 34.0% and a structural anchor that thins listings flow.
For Investors
Brunswick's rental ledger reads as the inner-north benchmark for renter dominance but the vacancy signal is unusual. Median rent of $441 per week against a 12.6% vacancy rate runs notably higher than Coburg's 8.3% and Marrickville's 9.0%, suggesting recent supply additions and apartment turnover have softened the short-term yield picture. 49.1% of households rent compared with 26.8% on a mortgage, a renter share well above the national average and the highest in the inner-north corridor. The development pipeline is moderate-active with 37 applications lodged in the past 12 months across Merri-bek planning, including a 26-lot subdivision flagged March 2026, ahead of Coburg's 32 over the same window. Pro investors should weigh a rent-to-income ratio of 21.0% (no rent stress flag) against the IER decile of 2, which signals economic resources running 8 deciles lower than the IEO decile of 10.
Development Activity
Total DAs
91
Last 12 Months
62
YoY ChangeiYear-over-year change in DA lodgements
+588.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Brunswick iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Brunswick Secondary College
7-12 · 1074 students
Sydney Road Community School
7-12 · 107 students
Demographics
The cultural overlay in Brunswick is the gentrification archetype rather than a snapshot. 31.5% of residents were born overseas, 9.9 percentage points above the national average, and Italian ancestry (2,585) still ranks fifth behind English (7,738), Other (3,862), Irish (3,852), and Scottish (2,690), a clear shift from the Italian-Greek dominance of the post-war Sydney Road base. Language at home shows Greek (509) and Italian (413) leading the migrant top tier, with Arabic (227), Mandarin (190), and Nepali (134) reflecting newer arrivals. Median age of 34 sits 6 years below the national median (a wider gap than Coburg's 3 years), and university attainment of 66.1% runs 36.0 percentage points above the national figure, the steepest education premium of any inner-north Melbourne suburb. Religion data shows Christianity (6,252) dominant but Islam (724) and Buddhism (474) form measurable minorities, consistent with the Lebanese and Vietnamese migration legacy.
Age Distribution
Bedrooms
Dwelling Structure
35.3%
Houses
29.3%
Townhouse
34.2%
Apartment
Tenure
Brunswick's tenure mix is renter-heavy in a way that separates it from neighbours. 24.2% own outright, 26.8% hold a mortgage, and 49.1% rent, with renters taking the largest single bracket and outweighing the 51.0% combined owner classes. The dwelling stock splits unusually evenly across 35.3% separate house, 29.3% semi-detached, and 34.2% apartment, a denser footprint than Coburg's 65.2% separate-house base and reflecting two decades of Sydney Road and Lygon Street infill. Median price of $1,292,500 against household income of around $108,992 per year produces a price-to-income ratio of 11.9x, above Coburg's 10.8x and well above the national 6-7x band. The 14-year price arc rose from $750,000 in 2013 to a peak of $1,350,000 in 2021 (CAGR 4.0%) before correcting 4.3% to current levels, a milder peak-to-trough than Coburg's 9.5%. Bedrooms tilt sharply to 2-bed (43.5%) with only 10.6% in the 4-plus segment, less than half of Coburg's 19.1%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,162
Rent / wk
$441
HH Size
2.1
Personal Income / wk
$1,085
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.6%
Unoccupied
1,594
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
41.7%
Couples, no children
14,755
Total families
Economy & Employment
Brunswick's economic profile is professionalised to a degree that explains the SEIFA paradox. Professional/Tech leads the industry mix at 17.7% (2,290 workers), with Healthcare 16.2% (2,098), Education 14.6% (1,897), Public Admin 8.9% (1,148), and Hospitality 5.8% (746) rounding out the top five. Occupations confirm it: 7,002 Professionals (the largest single group and larger than Coburg's 5,266 in a comparable workforce) plus 2,313 Managers outnumber the combined Sales (897) and Community/Personal (1,498) cohorts. Unemployment sits at 5.0% with a 70.2% participation rate, both ahead of the national benchmark. The SEIFA picture is the most split in Melbourne's inner north: IEO decile 10 (top 10% nationally for education and occupation) yet IER decile 2, an 8-decile gap that dwarfs Coburg's 3-decile (IEO 8, IER 5) and Marrickville's 5-decile (IEO 9, IER 4) splits. IRSAD decile 10 places Brunswick in the top 10% nationally for overall advantage, two deciles clear of Coburg's 8.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.4%
Part-time
29.6%
Participation
70.2%
Employed
14,903
Occupations
Top Industries
University
66.1%
Postgraduate
23.0%
Born Overseas
31.5%
Dwellings
11,035
Transport to Work
Brunswick lands in Melbourne's top inner-north livability tier with one honest data asterisk. The transport mix shows 61.3% of commuters drive (below Coburg's 75.9%), 7.1% catch public transport via the Upfield train and Route 19 tram, and 28.3% walk or cycle, an active share more than double Coburg's 12.4% and the highest in the inner-north corridor. Schools are a thinner roster than Coburg's 10: Brunswick Secondary College (ICSEA 1,119, enrolment 1,074) and Sydney Road Community School (ICSEA 1,037, enrolment 107) both sit above the 1,000 national mean but the suburb relies heavily on Coburg and Princes Hill catchments for primary stock. The IRSAD decile of 10 places Brunswick in the top 10% nationally for advantage, the strongest position in Melbourne's inner-north corridor. The honest asterisk: crime rate of 112.4 per 1,000 residents (2,798 incidents, 2,020 of them property and deception offences) runs above Coburg's 90.7 but below Preston's 161.5, a genuine inner-Melbourne tax that buyers should price in.
Drive
61.3%
Public Transport
7.1%
Walk / Cycle
28.3%
Work from Home
N/A
Safety & Crime
Total Offences
2,798
Year ending June 2024
Rate per 1,000 People
112.4
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 Brunswick compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Brunswick a good suburb to live in?
Brunswick suits buyers who want fully-gentrified inner-north Melbourne walkability and accept the price premium. The IRSAD decile of 10 places it in the top 10% nationally, university attainment of 66.1% runs 36.0 percentage points above the national average, and the median age of 34 sits 6 years below the national median. The compromise is a crime rate of 112.4 per 1,000 residents, above Coburg's 90.7 but below Preston's 161.5, plus a 49.1% renter share that thins owner-occupier listings flow.
What is the median house price in Brunswick?
The median house price was $1,292,500 in Apr-Jun 2024, down 4.3% from the 2021 peak of $1,350,000 and a softer correction than Coburg's 9.5% slide. Over the 14 years from 2013 the price has risen from $750,000 (a CAGR of 4.0% and a total gain of 72.3%). Median weekly rent sits at $441 against a vacancy rate of 12.6%, notably higher than Coburg's 8.3% vacancy.
What schools are in Brunswick?
Brunswick has 2 schools tracked: Brunswick Secondary College (ICSEA 1,119, enrolment 1,074) and Sydney Road Community School (ICSEA 1,037, enrolment 107), both government secondaries above the national mean ICSEA of 1,000. The thinner roster compared with Coburg's 10 schools means primary-age families typically draw on Coburg, Princes Hill, or Carlton North catchments, a structural feature buyers should factor into school zoning checks.
Is Brunswick safe?
The crime rate is 112.4 per 1,000 residents (2,798 incidents in the latest year), above Coburg's 90.7 per 1,000 but below Preston's 161.5 per 1,000. Property and deception offences (2,020) make up about 72% of the total, a typical inner-corridor pattern driven by Sydney Road foot traffic. Crimes against the person sit at 362, justice procedures offences 191, and public order at 136, placing Brunswick in the moderate-high band for inner-Melbourne benchmarks.
Is Brunswick good for property investment?
Brunswick suits long-hold investors who can absorb the 12.6% vacancy rate, well above Coburg's 8.3%. Renters make up 49.1% of households (higher than Coburg's 34.0%), median rent is $441 per week, and rent-to-income sits at 21.0% with no stress flag. Capital growth of 4.0% CAGR over 14 years and 37 development approvals in 12 months point to demand led by overseas migration, with IER decile 2 against IEO decile 10 signalling an asset-rich rather than cashflow-rich tenant base.
How is Brunswick's population changing?
Brunswick's 24,896 residents sit on 4.98 sqkm at a density of 5,000 per sqkm, above Coburg's 3,841 and approaching Richmond's 6,452. The 14-year price CAGR of 4.0% trails Coburg's 4.4%, signalling the gentrification arc is closer to ceiling than to acceleration. Overseas migration refreshes the rental pool while 37 development applications over 12 months keep the pipeline moderate, with median age of 34 anchoring the professionalised working-age core.
What languages are spoken in Brunswick?
About 31.5% of residents were born overseas, 9.9 percentage points above the national average. The top languages spoken at home are Greek (509 speakers), Italian (413), Arabic (227), Mandarin (190), and Nepali (134), reflecting both the post-war Mediterranean migration legacy along Sydney Road and newer Middle-Eastern and South-Asian arrivals. Italian remains the fifth-largest ancestry group at 2,585 residents, behind English (7,738), Other (3,862), Irish (3,852), and Scottish (2,690).
How active is the development pipeline in Brunswick?
Brunswick recorded 37 development applications in the past 12 months across Merri-bek City Council, ahead of Coburg's 32 over the same window, including a 26-lot subdivision lodged in March 2026. The pipeline is moderate-active by inner-Melbourne standards, with activity clustered along the Sydney Road and Upfield rail corridors. With density already at 5,000 per sqkm (above Coburg's 3,841), supply continues to track demand without dramatic over-build.
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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