Burwood East
A 56.0% university qualification rate, 25.9 percentage points above the national baseline, makes Burwood East one of Melbourne's most credentialed middle-ring suburbs, while 53.5% of residents were born overseas, 31.9 percentage points above the national figure. Chinese ancestry leads at 3,243 residents, ahead of English (1,732) and Greek (1,001), a demographic composition that drives the unusually high IEO decile 8 reading. Prices have compounded at 4.7% annually over 14 years, reaching $1,311,000 in mid-2024 at a new all-time high. Yet the household income percentile sits at just 53.0, meaning credentials outpace earnings, a pattern common in first-generation skilled migrant suburbs. The SEIFA IRSAD decile 8 reflects overall advantage despite this income-education gap.
Population
10,675
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,610/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$1.3M
Apr-Jun 2024
The $1,311,000 median house price is at its all-time peak, 91.2% above the $685,500 starting point in 2013. Three-bedroom homes at 48.7% are the most common, followed by four-plus bedrooms at 34.7%, making family-sized stock readily available. Detached houses at 73.9% dominate, with semi-detached at 18.1% and apartments at 8.0% providing alternatives. The median monthly mortgage of $2,147 produces a mortgage-to-income ratio of 30.8%, just above the 30% stress threshold. This means marginal buyers are stretched, particularly given the household income percentile of 53.0. The price trajectory shows steady acceleration: $1,253,500 in late 2023, $1,276,500 in early 2024, and $1,311,000 in mid-2024, with no sign of the pullback seen in many other Melbourne suburbs.
For Buyers
The $1,311,000 median house price is at its all-time peak, 91.2% above the $685,500 starting point in 2013. Three-bedroom homes at 48.7% are the most common, followed by four-plus bedrooms at 34.7%, making family-sized stock readily available. Detached houses at 73.9% dominate, with semi-detached at 18.1% and apartments at 8.0% providing alternatives. The median monthly mortgage of $2,147 produces a mortgage-to-income ratio of 30.8%, just above the 30% stress threshold. This means marginal buyers are stretched, particularly given the household income percentile of 53.0. The price trajectory shows steady acceleration: $1,253,500 in late 2023, $1,276,500 in early 2024, and $1,311,000 in mid-2024, with no sign of the pullback seen in many other Melbourne suburbs.
For Investors
Renters make up 26.7% of households, below the national average, reflecting the owner-occupier preference in this education-rich suburb. Median weekly rent of $439 against the $1,311,000 median delivers a gross yield of approximately 1.7%, well below Melbourne averages. The 8.0% vacancy rate is elevated and indicates some softening in tenant demand compared to inner suburbs. Only 6 development applications were lodged in 12 months, mostly two-lot subdivisions, so supply growth is minimal. The gentrification score of 31 with early signs, driven by population growth of 17% since 2011 and strong overseas inflow of 411 per year, suggests the suburb is still attracting new residents. However, the low yield and elevated vacancy make it a capital growth play rather than an income investment.
Development Activity
Total DAs
14
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
+250.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Burwood East iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Burwood East Primary School
Prep-6 · 520 students
Burwood Heights Primary School
Prep-6 · 442 students
Forest Hill College
7-12 · 356 students
Demographics
Chinese ancestry (3,243) is the single largest group, well ahead of English (1,732) and Greek (1,001), with Indian (611) adding to the Asian demographic weight. The 53.5% overseas-born rate sits 31.9 percentage points above the national baseline, one of the highest in Melbourne's eastern suburbs. Mandarin (968 speakers) leads non-English languages, followed by Greek (394), Cantonese (308), Sinhala (181) and Hindi (101). Buddhism (857) and Hinduism (595) are the second and third largest religious affiliations behind Christianity (4,408). The university rate of 56.0% is the second highest in this batch, consistent with the IEO decile 8 reading. Average household size of 2.6 is close to the national figure, and 27.0% of families are couples without children.
Age Distribution
Bedrooms
Dwelling Structure
73.9%
Houses
18.1%
Townhouse
8.0%
Apartment
Tenure
Outright owners at 44.2% form the largest tenure group, well above mortgage holders at 29.1% and renters at 26.7%. This high outright ownership rate is consistent with an established suburb where long-term residents have paid off mortgages. The price record shows consistent appreciation: $685,500 in 2013, peaking at the current $1,311,000 in mid-2024, a 91.2% total gain at 4.7% CAGR. Three-bedroom homes at 48.7% dominate, while four-plus bedrooms at 34.7% offer family-sized alternatives. Semi-detached at 18.1% has grown as subdivision activity increases. The mortgage-to-income ratio of 30.8% sits just above the stress threshold, reflecting prices running ahead of local incomes. SEIFA IER decile 6 and IEO decile 8 confirm the pattern: strong education credentials but only moderate economic resources.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,147
Rent / wk
$439
HH Size
2.6
Personal Income / wk
$676
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
351
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.8% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.0%
Couples, no children
8,464
Total families
Economy & Employment
Healthcare leads at 16.6% (617 workers), followed by Professional/Tech at 12.9%, Education at 11.1%, Retail at 9.4% and Construction at 6.4%. Professionals (1,534) are the dominant occupational group, more than double Managers (679) and Clerical/Admin (651). The 6.1% unemployment rate is slightly above the national average despite the high qualification levels, partly because 53.5% overseas-born includes recent arrivals still establishing in the labour market. The SEIFA IEO decile 8 confirms strong education and occupation advantage, while IER decile 6 sits lower, reflecting moderate economic resources. Real income grew 19.7% over the decade, above average, which helps explain the improving affordability trend from 76.5% in 2011 to 64.9% in 2021. The participation rate of 54.7% is moderate.
Unemployment
5.0%
Labour Force
6,747
Unemployed
340
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.4%
Part-time
33.5%
Participation
54.7%
Employed
4,728
Occupations
Top Industries
University
56.0%
Postgraduate
18.4%
Born Overseas
53.5%
Dwellings
4,012
Transport to Work
Car dependence at 86.7% is high, with public transport at 4.2% and walking/cycling at 2.0%. Schools are a notable strength: Burwood East Primary School (ICSEA 1,147, 520 students) and Burwood Heights Primary School (ICSEA 1,107, 442 students) both rank well above the national benchmark. Forest Hill College (ICSEA 1,045, 356 students, Secondary) also sits above average. The IEO decile 8 reading is consistent with these strong school scores. Crime totalled 851 offences at a rate of 79.7 per 1,000 residents, with property and deception offences at 576 (67.7% of total) dominating. Crimes against the person numbered 90 and justice procedures offences 61. The IRSAD decile 8 and IRSD decile 6 readings confirm above-average advantage overall.
Drive
86.7%
Public Transport
4.2%
Walk / Cycle
2.0%
Work from Home
N/A
Population Forecast
+0.94%/yr
(+117 people/yr)
EstablishedPopulation grew 5.2% over the past decade, but the trend has accelerated: from 11,862 in 2023 to 12,460 in 2025, a pace of 0.94% per year adding 117 persons. Medium projections reach 12,671 by 2031. Overseas migration at 411 per year is the primary driver, one of the highest inflows in this batch, while net internal migration adds a modest 24 per year. The gentrification score of 31 with early signs indicates demographic upgrading is underway, driven by population growth of 17% since 2011, strong overseas inflow, and acceleration from 1% to 16% growth. The shift trajectory is classified as stable, with working-age share actually increasing 2.6 percentage points over the decade, unusual for a suburb with a median age of 41.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+411
Net Internal / yr
+24
Gentrification Signal
Early signs
Population +17% since 2011, Strong overseas inflow +411/yr, Accelerating: 1% → 16%
Safety & Crime
Total Offences
851
Year ending June 2024
Rate per 1,000 People
79.7
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 Burwood East compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Burwood East a good suburb to live in?
Burwood East suits families prioritising education. The 56.0% university rate is 25.9 percentage points above the national baseline, two primary schools exceed ICSEA 1,100, and IRSAD decile 8 confirms above-average advantage. The $1,311,000 median and 30.8% mortgage-to-income ratio place buyers at the stress threshold. Crime at 79.7 per 1,000 is predominantly property offences.
What is the median house price in Burwood East?
The median house price is $1,311,000 as of April-June 2024, at its all-time peak, up 91.2% from $685,500 in 2013 at a 4.7% CAGR over 14 years. Median monthly mortgage sits at $2,147 with a mortgage-to-income ratio of 30.8%. Median weekly rent is $439. The most recent trajectory shows $1,253,500 in late 2023 rising to $1,311,000 in mid-2024.
What schools are in Burwood East?
Burwood East has 3 schools. Burwood East Primary School leads with ICSEA 1,147 (520 students, Government). Burwood Heights Primary School follows at ICSEA 1,107 (442 students, Government). Forest Hill College is the secondary option at ICSEA 1,045 (356 students, Government). All three sit above the national 1,000 benchmark.
Is Burwood East safe?
Burwood East recorded 851 offences at a rate of 79.7 per 1,000 residents. Property and deception offences dominate at 576 incidents (67.7% of total), followed by crimes against the person at 90 and justice procedures at 61. The IRSAD decile 8 and IRSD decile 6 readings indicate above-average socioeconomic conditions. The rate sits near the Melbourne metropolitan median.
Is Burwood East good for property investment?
Burwood East is a capital growth suburb, not a yield play. The $439 weekly rent against $1,311,000 median delivers roughly 1.7% gross yield, well below Melbourne averages. The 8.0% vacancy rate is elevated. However, 4.7% CAGR over 14 years provides strong long-term appreciation, and overseas migration of 411 per year sustains demand. Only 6 DAs in 12 months limits new supply competition.
How is Burwood East's population changing?
Population grew from 11,862 in 2023 to 12,460 in 2025, adding about 117 persons per year at 0.94% annually. Medium projections reach 12,671 by 2031. Overseas migration at 411 per year is the dominant driver, among the highest in Melbourne's east. The gentrification score of 31 shows early signs of demographic upgrading. Working-age share grew 2.6 percentage points over the decade.
What languages are spoken in Burwood East?
Mandarin leads at 968 speakers, followed by Greek (394), Cantonese (308), Sinhala (181) and Hindi (101). The 53.5% overseas-born rate sits 31.9 percentage points above the national baseline. Chinese ancestry at 3,243 is the single largest group, driving the Mandarin-Cantonese language cluster of 1,276 speakers combined.
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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