Caroline Springs
Caroline Springs combines a population of 24,488 with a mortgage-led housing base: 52.5% of households are paying off a mortgage, compared with 23.6% owning outright. Its median age of 35 is 5 years below the national figure, while 42.4% of residents were born overseas and 42.5% hold a university qualification, 12.4 percentage points above the national level. Compared with nearby Melton and Taylors Hill, Caroline Springs presents as a mature, family-focused western growth area because 89.9% of dwellings are separate houses. An average household size of 3.1 and 59.8% of families being couples with children explain demand for three and four-plus bedroom homes. Household income sits at the 81.5th percentile nationally.
Population
24,488
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,134/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$835K
October to December 2025
Homebuyers are mainly choosing detached family stock, with 89.9% of dwellings being separate houses and 46.0% containing three bedrooms. A further 45.8% have four or more bedrooms, while apartments account for only 2.7%, so choice is narrower for buyers seeking compact or low-maintenance housing. That recent increase makes entry more difficult, although the $1,950 monthly mortgage figure represents 21.1% of household income and mortgage stress is not flagged. Compared with apartment-heavy markets, Caroline Springs is better suited to buyers prioritising space, storage and family accommodation. The 3.1-person household average and 59.8% couples-with-children share reinforce that fit.
For Buyers
Homebuyers are mainly choosing detached family stock, with 89.9% of dwellings being separate houses and 46.0% containing three bedrooms. A further 45.8% have four or more bedrooms, while apartments account for only 2.7%, so choice is narrower for buyers seeking compact or low-maintenance housing. That recent increase makes entry more difficult, although the $1,950 monthly mortgage figure represents 21.1% of household income and mortgage stress is not flagged. Compared with apartment-heavy markets, Caroline Springs is better suited to buyers prioritising space, storage and family accommodation. The 3.1-person household average and 59.8% couples-with-children share reinforce that fit.
For Investors
Caroline Springs has a 22.5% rental share, lower than its 52.5% mortgage share, so the market is more owner-occupier-led than rental-dominated. Rental growth of 21.5% supports the recent income story, while the primary growth driver is overseas migration. Three development applications were recorded in the latest 12-month period, including subdivision activity that could add future housing choice. The established, detached-dominant profile can appeal to family tenants because 91.8% of homes have three or more bedrooms. Investors should compare holding costs, vacancy exposure and renovation potential carefully rather than relying on price growth alone.
Development Activity
Total DAs
7
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Caroline Springs
Open-register school locations for education access. This is not a school-quality ranking.
Brookside P-9 College
Creekside K-9 College
Southern Cross Grammar
Christ the Priest Catholic Primary School
Springside Primary School
Demographics
Caroline Springs has a median age of 35, which is 5 years below the national figure, but its trajectory is ageing as the senior share has risen 5.2 percentage points and the young share has fallen 5.6 points. The overseas-born population is 42.4%, 20.8 points above the national level, while university attainment is 42.5%, 12.4 points higher than nationally. English, Indian, Maltese and Filipino ancestries are prominent, with counts of 3,447, 1,899, 1,851 and 1,753 respectively. Punjabi is the most common listed non-English language at 378 speakers, followed by Arabic at 346. Average household size is 3.1, or 0.6 above the national comparison, and couples with children make up 59.8% of families. Compared with older western suburbs, this creates a relatively young but increasingly settled family profile.
Age Distribution
Bedrooms
Dwelling Structure
89.9%
Houses
7.4%
Townhouse
2.7%
Apartment
Tenure
Housing remains strongly detached and family-sized, with 89.9% of dwellings separate houses, 46.0% containing three bedrooms and 45.8% containing four or more. The 52.5% mortgage share is higher than the 23.6% outright ownership share, making household budgets more exposed to lending conditions than in a fully owned market. Renting accounts for 22.5%, and the 5.5% vacancy rate provides more availability than a tightly constrained rental market. Compared with apartment-led locations, Caroline Springs offers greater family-home depth but less compact housing choice.
Mortgage / mo
$1,950
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
HH Size
3.1
Personal Income / wk
$823
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.5%
Unoccupied
437
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
59.8%
Couples with children
22.6%
Couples, no children
16.2%
Single parent
6,528
Total families
Economy & Employment
Healthcare is the largest listed industry at 17.5%, with 1,404 workers, followed by Education at 11.4% and 912 workers. Construction accounts for 9.8%, Professional/Tech 8.2% and Retail 8.0%, creating a mix of essential services, construction activity and professional employment. The largest occupation group is Professionals at 2,620, ahead of Clerical/Admin at 1,755, Managers at 1,499 and Trades at 1,485. Labour-force participation is 68.9%, full-time employment is 60.7% and unemployment is 6.3%. Household income ranks at the 81.5th percentile, while the SEIFA IER decile of 8 is higher than the IEO, IRSD and IRSAD deciles, each at 6. That gap helps explain why strong household resources coexist with only mid-range relative advantage measures. The economy therefore supports both professional households and trades-based employment.
Unemployment
6.3%
Labour Force
13,012
Unemployed
815
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.7%
Part-time
32.6%
Participation
68.9%
Employed
12,197
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
42.5%
Postgraduate
10.2%
Born Overseas
42.4%
Dwellings
7,523
Transport to Work
Caroline Springs is highly car-oriented: 63.3% of residents drive to work, compared with only 1.8% using public transport, 0.8% walking or cycling and 28.8% working from home. That pattern makes access to major roads and parking more important than in areas with higher transit use. Eight local schools span 4 government, 3 Catholic and 1 independent providers, with primary, secondary and combined Pri/Sec options. Check enrolment zones against the exact address because they can cut across suburb boundaries. Reported crime totals 1,479 offences, or 60.4 per 1,000 residents. Property and deception offences number 877, higher than crimes against the person at 277 and justice procedure offences at 183. The IRSAD decile is 6 and density is 2,937.9 people per square kilometre across 8.34 square kilometres, indicating a moderately urban setting with family services and established housing.
Drive
63.3%
Public Transport
1.8%
Walk / Cycle
0.8%
Work from Home
28.8%
Population Forecast
+2.0%/yr
(+419 people/yr)
EstablishedCaroline Springs has an established profile, but its annual growth trend is 2.0%, higher than a no-growth baseline. Overseas migration is the primary driver, while the wider area recorded 22.0% population change over 10 years. The forecast shift is labelled Aging, consistent with a 5.6 percentage-point decline in the young share and a 5.2-point increase in the senior share. Gentrification remains at the Early signs stage, with a score of 27, so change is evident but not yet advanced. Rental growth of 21.5% adds pressure for tenants, and affordability is labelled Worsening as its measure moved from 45.6 in 2011 to 49.3 in 2021. Caroline Springs also recovered from a COVID dip of 3.4%, followed by 1.6% recovery. Compared with a static established suburb, the combination of 2.0% annual growth and overseas migration points to continued change, moderated by ageing and affordability pressure.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+356
Net Internal / yr
-450
Gentrification Signal
Early signs
Population +21% since 2011, Net internal outflow -450/yr, Strong overseas inflow +356/yr, COVID recovered (-3% dip → full recovery)
Safety & Crime
Total Offences
1,479
Year ending June 2024
Rate per 1,000 People
60.4
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 Caroline Springs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Caroline Springs a good suburb to live in?
Caroline Springs suits households seeking established family housing, with 89.9% separate houses, an average household size of 3.1 and a median age of 35. The trade-off is car dependence: 63.3% drive to work, compared with 1.8% using public transport.
What schools are in Caroline Springs?
Caroline Springs has 8 listed schools across 4 government, 3 Catholic and 1 independent providers. The mix includes 3 primary options, 2 secondary schools and 3 combined Pri/Sec or P-9 facilities. Confirm enrolment zones for the exact address before applying.
Is Caroline Springs safe?
Reported crime totals 1,479 offences, equivalent to 60.4 per 1,000 residents. Property and deception offences account for 877 cases, compared with 277 crimes against the person and 183 justice procedure offences. Check current local trends and the exact street before deciding.
How is Caroline Springs's population changing?
The suburb has 24,488 residents, while population change across the wider area is recorded at 22.0% over 10 years. Growth is forecast at 2.0% annually and is driven primarily by overseas migration. The trajectory is also Aging, with the senior share up 5.2 points and the young share down 5.6 points.
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.
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