Carlton
An unusually compact inner-city suburb, Carlton packs 16,055 residents into 1.77 sq km, producing density of 9,056.3 people per sq km. Its median age of 27 is 13 years below the national figure, while 58.4% were born overseas and 68.6% hold university qualifications, 38.5 percentage points above national. Apartments account for 80.9% of homes and renting reaches 73.4%, creating a more student-oriented pattern than many established Melbourne suburbs. Compared with nearby Fitzroy, Carlton is particularly shaped by its university setting, small households and high residential turnover.
Population
16,055
Median Age
27.0
Household IncomeiMedian weekly household income (ABS Census)
$1,292/wk
DAs (12 months)iDevelopment Applications lodged in the past year
209
Median House
$1.7M
October to December 2025
Buying in Carlton is primarily an apartment or attached-dwelling decision: 80.9% of homes are apartments, 17.2% are semi-detached and just 1.3% are separate houses. A monthly mortgage figure of $1,898 sits alongside a mortgage-to-income measure of 33.9%, higher than the 28.3% rent-to-income measure. Compared with the 30.2 household-income percentile, the entry price makes borrowing capacity and apartment suitability important screening factors.
For Buyers
Buying in Carlton is primarily an apartment or attached-dwelling decision: 80.9% of homes are apartments, 17.2% are semi-detached and just 1.3% are separate houses. A monthly mortgage figure of $1,898 sits alongside a mortgage-to-income measure of 33.9%, higher than the 28.3% rent-to-income measure. Compared with the 30.2 household-income percentile, the entry price makes borrowing capacity and apartment suitability important screening factors.
For Investors
Carlton has a large renter market, with 73.4% of occupied dwellings rented and a listed weekly rent of $365. The 29.6% vacancy rate is much higher than a tightly supplied market, so tenant demand can vary by building, furnishing and proximity to universities. Smaller dwellings dominate, with 32.8% containing 0 or 1 bedroom and 47.6% containing 2 bedrooms. Rent growth of 7.4% provides support, while 213 development matters in the past 12 months point to ongoing competition and amenity change. Overseas migration is the primary growth driver, which can reinforce demand for flexible, well-located apartments. Compared with owner-occupier suburbs, Carlton suits investors comfortable with higher turnover and vacancy sensitivity.
Development Activity
Total DAs
389
Last 12 Months
209
YoY ChangeiYear-over-year change in DA lodgements
+21.5%
Avg DA CostiAverage estimated cost per DA in the past year
$3.0M
Monthly DA Lodgements
DA Categories
Schools in Carlton
Open-register school locations for education access. This is not a school-quality ranking.
Carlton Gardens Primary School
Carlton Primary School
Demographics
Carlton's median age of 27 is 13 years below the national figure, and 68.6% of residents have university qualifications, 38.5 percentage points above national. The overseas-born share is 58.4%, or 36.8 percentage points above the national comparison, with Chinese ancestry recorded for 3,964 people and Mandarin spoken by 1,172. Average household size is 1.8, which is 0.7 below the national measure, reflecting students, singles and share-house arrangements. Residential turnover is high: 56.9% moved or changed address within the relevant period, while 43.1% stayed. No religion is the largest recorded affiliation at 8,277 people. Compared with nearby Fitzroy, Carlton has an especially pronounced university-linked and internationally connected demographic pattern.
Age Distribution
Bedrooms
Dwelling Structure
1.3%
Houses
17.2%
Townhouse
80.9%
Apartment
Tenure
Carlton's price history shows substantial long-term appreciation but recent volatility. Tenure is renter-led at 73.4%, compared with 13.5% owned outright and 10.2% under mortgage. The housing stock is far more apartment-based than separate-house based, at 80.9% versus 1.3%. Two-bedroom homes form the largest bedroom category at 47.6%, followed by 0 or 1 bedroom at 32.8%, matching the suburb's compact, mobile population.
Mortgage / mo
$1,898
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $365.
$620
Bond data year ending Sep 2025 · houses $950 · units $670
HH Size
1.8
Personal Income / wk
$659
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
29.6%
Unoccupied
2,909
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.9%
Couples with children
59.1%
Couples, no children
13.8%
Single parent
2,533
Total families
Economy & Employment
Carlton's employment base is led by Professional/Tech at 19.3% and 1,262 workers, followed by Healthcare at 13.9% and 907, Education at 13.3% and 869, Hospitality at 10.8% and 707, and Retail at 6.8% and 443. Professional/Tech is higher than Retail, while the occupation mix includes 3,513 professionals and 1,109 community or personal service workers. The unemployment rate is 11.4%, participation is 63.2% and the full-time rate is 50.5%, reflecting a mix of students, part-time workers and professionals. Carlton's SEIFA results are uneven: IEO is decile 10, IRSAD is decile 8, but IER is decile 1 and IRSD is decile 3. This contrast reflects strong education and occupational attainment alongside lower economic resources among renters and students.
Unemployment
11.4%
Labour Force
9,606
Unemployed
1,096
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
50.5%
Part-time
41.4%
Participation
63.2%
Employed
8,510
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
68.6%
Postgraduate
25.8%
Born Overseas
58.4%
Dwellings
6,905
Transport to Work
Carlton's high-density setting supports car-light living: 21.0% walk or cycle to work, 14.2% use public transport, 18.1% drive and 45.2% work from home. Families have access to 2 nearby government primary schools, Carlton Gardens Primary School and Carlton Primary School, but enrolment zones should be checked against the exact address. Safety is a significant consideration, with 2,846 recorded offences and a crime rate of 177.3 per 1,000 people. Property and deception offences account for 2,161 incidents, far higher than crimes against the person at 299. Carlton's IRSAD decile of 8 is higher than its IRSD decile of 3, showing strong relative advantage in some measures but uneven household resources. Compared with car-dependent suburbs, walking and cycling are more practical here.
Drive
18.1%
Public Transport
14.2%
Walk / Cycle
21.0%
Work from Home
45.2%
Population Forecast
+2.21%/yr
(+559 people/yr)
EstablishedCarlton's annual growth trend is 2.21%, with overseas migration identified as the primary driver. Population change across the wider area is 18.1% over 10 years, while the shift trajectory is Mixed: the working-age share has moved by 9.4 percentage points, the senior share by 2.8 and the young share by -1.9. Compared with the COVID disruption, conditions have recovered after a -18.9% dip, with recovery recorded at 39.2%. Gentrification signals are also mixed, ranging from a score of 20 at the Early signs stage to a shift score of 45 at the Active stage. Overseas migration, employment growth and central housing demand support momentum, while falling affordability from 93.9 in 2011 to 56.0 in 2021 constrains the next phase.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+2,515
Net Internal / yr
-468
Gentrification Signal
Early signs
Net internal outflow -468/yr, Strong overseas inflow +2515/yr, COVID recovered (-19% dip → full recovery)
Safety & Crime
Total Offences
2,846
Year ending June 2024
Rate per 1,000 People
177.3
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 Carlton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Carlton a good suburb to live in?
Carlton suits residents who value inner-city access, university proximity and a walkable apartment lifestyle. The median age is 27, apartments make up 80.9% of homes and 73.4% of households rent. The main trade-offs are a 29.6% vacancy rate, high turnover of 56.9% and a crime rate of 177.3 per 1,000 people.
What schools are in Carlton?
Carlton has 2 nearby government primary schools: Carlton Gardens Primary School and Carlton Primary School. Families should check the enrolment zone for the exact address, particularly where a property sits close to a suburb boundary. The local household profile is small, with an average household size of 1.8.
Is Carlton safe?
Carlton requires the same safety checks as other busy inner-city areas. The recorded crime rate is 177.3 per 1,000 people, with 2,846 total offences. Property and deception offences number 2,161, compared with 299 crimes against the person, so building security, lighting and activity around the address deserve attention.
Is Carlton good for property investment?
Carlton can suit investors targeting renters and smaller dwellings, with 73.4% of homes rented, weekly rent of $365 and 32.8% of dwellings containing 0 or 1 bedroom. The 7.4% rent growth rate is supportive, but the 29.6% vacancy rate and 213 development matters indicate stronger competition than in a tightly supplied market.
How is Carlton's population changing?
Growth is positive but mixed. The annual trend is 2.21%, overseas migration is the primary driver and population change across the wider area is 18.1% over 10 years. Carlton also recorded a 56.9% turnover rate, while the young share changed by -1.9 percentage points and the senior share rose by 2.8.
What languages are spoken in Carlton?
Carlton is internationally connected, with 58.4% of residents born overseas. Mandarin is spoken by 1,172 people, followed by Cantonese at 217, Hindi at 150, Arabic at 148 and Italian at 140. Chinese ancestry is recorded for 3,964 residents, making language mix an important part of local community life.
What development is occurring in Carlton?
There were 213 development matters in the past 12 months, covering planning permits, business signage, facade works and changes of use. This level of activity is higher than a quiet residential area and reflects Carlton's active commercial and institutional setting. Buyers should check proposed works near any apartment or terrace they are considering.
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.
Explore Carlton on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map