Carisbrook
A median house price of $665,000 in a town of 1,192 people spread across 116 square kilometres tells the Carisbrook story clearly: low density, high owner-occupancy, and property values that have risen 70.5% from $390,000 since mid-2023. The median age of 45 is 5 years above the national figure, and 85.2% of residents stayed in the same address over the period, pointing to a stable, established community rather than one in flux. Household income sits at the 25th percentile nationally, yet mortgage-to-income at 20.9% remains below the stress threshold, because prices here are still moderate compared to metro markets.
Population
1,192
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,205/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$665K
Apr-Jun 2024
The $665,000 median house price as of April to June 2024 is the peak in a run that started at $390,000 in mid-2023, a 70.5% move over roughly four years at a compound annual growth rate of 14.3%. Stock is overwhelmingly detached houses at 94.9%, so buyers are not competing across property types. Three-bedroom homes dominate at 53.2%, followed by four-plus bedrooms at 30.1%, giving families genuine room. Monthly mortgage repayments average $1,092, which produces a mortgage-to-income ratio of 20.9%, well below the 30% stress threshold and lower than most comparable regional Victorian towns. Outright owners at 45.8% outnumber those with a mortgage at 41.1%, a sign that much of the housing stock is held by long-term, debt-free residents rather than recent entrants.
For Buyers
The $665,000 median house price as of April to June 2024 is the peak in a run that started at $390,000 in mid-2023, a 70.5% move over roughly four years at a compound annual growth rate of 14.3%. Stock is overwhelmingly detached houses at 94.9%, so buyers are not competing across property types. Three-bedroom homes dominate at 53.2%, followed by four-plus bedrooms at 30.1%, giving families genuine room. Monthly mortgage repayments average $1,092, which produces a mortgage-to-income ratio of 20.9%, well below the 30% stress threshold and lower than most comparable regional Victorian towns. Outright owners at 45.8% outnumber those with a mortgage at 41.1%, a sign that much of the housing stock is held by long-term, debt-free residents rather than recent entrants.
For Investors
The rental market in Carisbrook is thin: only 13.1% of dwellings are rented, compared to the national renter share of around 30%, and weekly rent sits at $223. Against the $665,000 median that implies a gross yield near 1.7%, which is low by regional Victorian standards. The vacancy rate of 8.6% is elevated and signals weak rental demand, so investors relying on occupancy should note the risk. Development activity is minimal with just 2 applications in the past 12 months, both subdivision permits rather than new dwellings, so no supply pipeline will dilute values. The 70.5% price growth from trough to latest peak is compelling, though with household incomes in the 25th percentile nationally, further rapid appreciation depends on sustained buyer interest from outside the local wage base.
Development Activity
Total DAs
7
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Carisbrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Carisbrook Primary School
Prep-6 · 228 students
Demographics
The median age of 45 is 5 years above the national figure, which explains the low participation rate of 51.2% and the 372 residents not in the labour force. Overseas-born residents make up 7.4% of the population, which is 14.2 percentage points below the national rate, consistent with the Anglo-Celtic ancestry profile led by English (578), Irish (148) and Scottish (128). University qualifications reach only 16.7% of residents, which is 13.4 points below the national average, reflecting the regional and working-class character of local employment. Average household size is 2.5, matching the national figure. Volunteering stands at 22.4%, which is above typical metro benchmarks, suggesting strong civic participation despite the relatively small population of 1,192.
Age Distribution
Bedrooms
Dwelling Structure
94.9%
Houses
4.0%
Townhouse
N/A
Apartment
Tenure
Owner-occupancy is the defining tenure feature: 45.8% own outright and 41.1% carry a mortgage, leaving only 13.1% renting. This ownership concentration is notably higher than the national average and reflects a long-settled population with a turnover rate of just 14.8%. The stock is 94.9% separate houses with 4.0% semi-detached and no significant apartment component, making it one of the most detached-dominant housing markets in regional Victoria. Prices moved from $390,000 in mid-2023 to $665,000 by mid-2024, a 70.5% rise over the period. Rent stress is absent with rent-to-income at 18.5% and mortgage stress is also absent at 20.9%, meaning housing costs remain affordable relative to incomes at both ends of the tenure spectrum.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,092
Rent / wk
$223
HH Size
2.5
Personal Income / wk
$603
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.6%
Unoccupied
42
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.9%
Community Profile
Ancestry
Household Composition
29.9%
Couples, no children
939
Total families
Economy & Employment
Healthcare dominates local employment at 25.3% of workers (71 people), followed by Agriculture and Education tied at 10.7% each (30 workers apiece), then Public Administration at 10.0% and Construction at 8.9%. By occupation, Community and Personal Service roles lead at 82 workers, followed by Managers (69) and Labourers (67), a mix consistent with a regional service-and-farming economy. The unemployment rate is 4.3%, broadly in line with national figures, and the full-time employment rate among those working is 55.2%. Household income sits at the 25th percentile nationally, which is low, but housing costs track income, keeping mortgage and rent stress below threshold. SEIFA decile data is not available for this suburb.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.2%
Part-time
40.5%
Participation
51.2%
Employed
473
Occupations
Top Industries
University
16.7%
Postgraduate
2.7%
Born Overseas
7.4%
Dwellings
447
Transport to Work
Car dependence is near-total: 89.4% of residents drive to work and public transport accounts for just 1.0%, which is typical for a regional town 116 kilometres from Melbourne. Walking and cycling together account for 2.5%. Crime data shows 105 total incidents at a rate of 88.1 per 1,000 residents, led by property and deception offences (51 incidents) and justice procedures offences (22). The 7.0% rate of residents needing daily assistance (79 people) is above the national average, consistent with the older median age of 45. No schools are recorded within the Carisbrook boundary in the dataset, so families draw on facilities in neighbouring towns. The housing stress indicators are positive: rent-to-income at 18.5% and mortgage-to-income at 20.9% both sit comfortably below the 30% threshold.
Drive
89.4%
Public Transport
1.0%
Walk / Cycle
2.5%
Work from Home
N/A
Safety & Crime
Total Offences
105
Year ending June 2024
Rate per 1,000 People
88.1
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 Carisbrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Carisbrook a good suburb to live in?
Carisbrook suits buyers seeking space, low housing costs and stability. With 94.9% detached houses, a mortgage-to-income ratio of 20.9% and 85.2% of residents staying in place, it is a settled community. The median age of 45 is 5 years above the national figure and public transport is limited at 1.0%, so car ownership is essential.
What is the median house price in Carisbrook?
The median house price is $665,000 as of April to June 2024, up 70.5% from $390,000 in mid-2023. Monthly mortgage repayments average $1,092, and the mortgage-to-income ratio of 20.9% sits well below the 30% stress threshold.
What schools are in Carisbrook?
No schools are recorded within the Carisbrook suburb boundary in this dataset. Families in the area rely on schools in nearby towns. Locally, 16.7% of residents hold university qualifications, which is 13.4 percentage points below the national average.
Is Carisbrook safe?
Carisbrook recorded 105 total crime incidents at a rate of 88.1 per 1,000 residents. Property and deception offences account for the largest share at 51 incidents, followed by justice procedures offences at 22. Context matters: the suburb has a population of only 1,192, so individual incidents weigh more heavily on the per-1,000 rate than in larger towns.
Is Carisbrook good for property investment?
The 70.5% price growth from $390,000 to $665,000 since mid-2023 is strong, but rental fundamentals are weak. Only 13.1% of dwellings are rented versus the national average of around 30%, weekly rent is $223, and the vacancy rate is 8.6%. With household incomes at the 25th percentile nationally, yield and capital growth both carry risk.
How is Carisbrook's population changing?
The population stands at 1,192 across a 116 square kilometre area at a density of 10.3 people per square kilometre. Residential stability is high at 85.2% staying in place. No population forecast data is available for this suburb, and development activity is minimal with only 2 applications in the past 12 months.
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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