Clayton
A median age of 28 and an overseas-born share of 70.7% give Clayton a markedly younger, more international profile than the national average, with its university share 29.5 percentage points above the national figure. Renting accounts for 61.8% of occupied dwellings, while density reaches 2,427.8 people per sq km across 7.82 sq km. Compared with nearby Oakleigh, Clayton reads as the more student-heavy and renter-led market, helping explain its 18.2% vacancy rate and 51.6% turnover rate. A population of 18,988 and university share of 59.6% reinforce demand for flexible housing and services.
Population
18,988
Median Age
28.0
Household IncomeiMedian weekly household income (ABS Census)
$1,494/wk
DAs (12 months)iDevelopment Applications lodged in the past year
162
Median House
$1.2M
October to December 2025
Housing stock is less conventional than in many detached-house suburbs, with 35.5% separate houses, 42.6% semi-detached homes and 21.8% apartments. The 30.9% mortgage-to-income measure is flagged as mortgage stress, making deposit size, repayments and property condition central to the decision.
For Buyers
Housing stock is less conventional than in many detached-house suburbs, with 35.5% separate houses, 42.6% semi-detached homes and 21.8% apartments. The 30.9% mortgage-to-income measure is flagged as mortgage stress, making deposit size, repayments and property condition central to the decision.
For Investors
Clayton's investment case rests on renter depth rather than low vacancy: 61.8% of occupied dwellings are rented, weekly rent is $400 and vacancy is 18.2%. Compared with its 26.2% rent growth, the vacancy figure is the more immediate investor risk because leasing time and incentives may matter as much as headline rental appreciation. There were 160 development applications in 12 months, pointing to active residential, commercial and industrial change. Overseas migration is the primary growth driver, supporting demand for smaller and shared dwellings, while new stock can also compete with older homes. The 51.6% turnover rate makes tenant retention and property management especially important.
Development Activity
Total DAs
207
Last 12 Months
162
YoY ChangeiYear-over-year change in DA lodgements
+523.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Clayton
Open-register school locations for education access. This is not a school-quality ranking.
Clayton North Primary School
St Peter's School
John Monash Science School
Demographics
Clayton's median age of 28 is 12 years below the national figure, while 70.7% of residents were born overseas, 49.1 percentage points above the national share. Chinese ancestry numbers 4,667 and Indian ancestry 2,556, with Mandarin spoken by 1,701 people and Hindi by 414. The university share is 59.6%, or 29.5 points above national, helping explain demand for services, rentals and professional work. Average household size is 2.5, equal to the national comparison, but mobility is high: the turnover rate is 51.6%, leaving 48.4% who stayed. No religion is the largest reported affiliation at 6,414, followed by Christianity at 5,221.
Age Distribution
Bedrooms
Dwelling Structure
35.5%
Houses
42.6%
Townhouse
21.8%
Apartment
Tenure
The recorded compound annual growth rate is 3.4% over 19 years, so long-run appreciation has been positive despite the latest pullback. Tenure is renter-led: 61.8% rent, compared with 19.0% owning outright and 17.3% paying a mortgage. The dwelling mix is more attached than a conventional family suburb, with 35.5% separate houses, 42.6% semi-detached homes and 21.8% apartments. Two and three-bedroom homes account for 32.5% and 38.3%, supporting student, couple and share-house demand.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $400.
$600
Bond data year ending Sep 2025 · houses $603 · units $590
HH Size
2.5
Personal Income / wk
$594
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
18.2%
Unoccupied
1,366
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
35.3%
Couples with children
44.1%
Couples, no children
14.3%
Single parent
3,390
Total families
Economy & Employment
Clayton's employment base is led by healthcare at 17.2% or 1,169 workers, education at 11.9% or 805, professional and technical services at 10.8% or 730, retail at 9.8% or 666, and hospitality at 8.3% or 562. Professionals are the largest occupation group at 2,667, ahead of labourers at 1,190 and community or personal service workers at 1,169. The labour force numbers 10,441, with participation at 59.9% and unemployment at 9.7%; full-time work is 48.0%, compared with 4,176 part-time workers. Household income is at the 46.7th percentile, below the midpoint, while IEO sits above IER at decile 8 versus decile 1. That gap suggests high education and occupation credentials coexist with constrained measured resources.
Unemployment
9.7%
Labour Force
10,441
Unemployed
1,012
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
48.0%
Part-time
44.3%
Participation
59.9%
Employed
9,429
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
59.6%
Postgraduate
25.1%
Born Overseas
70.7%
Dwellings
6,110
Transport to Work
Clayton's practical appeal comes from access to education and services, but movement and safety require trade-offs. Three local schools cover two primary and one secondary option across government and Catholic sectors; families should check enrolment zones against the exact address because boundaries can cut across the suburb. Travel is car-led at 52.3%, while 10.0% use public transport, 8.2% walk or cycle and 25.1% work from home. Safety needs attention: 2,226 recorded offences produce a rate of 117.2 per 1,000, with property and deception offences accounting for 1,624. Socioeconomic results are mixed, with IRSAD at decile 6 and IRSD at decile 4, while IEO is higher at decile 8 than IER at decile 1. That combination reflects strong education signals alongside uneven resources.
Drive
52.3%
Public Transport
10.0%
Walk / Cycle
8.2%
Work from Home
25.1%
Population Forecast
+2.78%/yr
(+414 people/yr)
High GrowthClayton sits in a high-growth setting, with the wider area's trend running at 2.78% a year and overseas migration identified as the primary driver. Population change across the wider area is 42.8% over 10 years, while the shift trajectory is Mixed rather than uniformly upward. Rents have grown 26.2%, and the working-age share has moved 10.4 percentage points, consistent with expanding employment and education demand. The gentrification score is 48 and the stage is labelled Active, indicating change driven by migration, development and employment rather than a simple luxury upswing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,454
Net Internal / yr
-250
Gentrification Signal
New development
Safety & Crime
Total Offences
2,226
Year ending June 2024
Rate per 1,000 People
117.2
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 Clayton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Clayton a good suburb to live in?
Clayton can suit renters, students and households seeking a younger, international setting. The median age is 28, overseas-born residents make up 70.7%, and public transport is used by 10.0%. Weigh the 117.2 offences per 1,000 and 61.8% rental share against your preferred street and housing type.
What schools are in Clayton?
Clayton includes 3 local schools: 2 primary schools and 1 secondary school. The mix includes 2 government schools and 1 Catholic school. Check the exact address and current enrolment zones before making a decision, as school boundaries may not match suburb boundaries.
Is Clayton safe?
Safety deserves active checking rather than a broad suburb-wide assumption. Clayton recorded 2,226 offences at 117.2 per 1,000 people, including 1,624 property and deception offences. Review the exact street, lighting, access routes and recent local trends, especially when comparing rental properties.
Is Clayton good for property investment?
Clayton may suit investors targeting a deep tenant pool, but vacancy is a key risk. Renting accounts for 61.8% of occupied dwellings, weekly rent is $400 and vacancy is 18.2%. Rents have grown 26.2%, while 160 development applications in 12 months indicate active new supply that could support demand and increase competition.
How is Clayton's population changing?
Clayton's wider-area growth outlook is strong: the annual trend is 2.78%, overseas migration is the primary driver, and population change is 42.8% over 10 years. The shift trajectory is Mixed, so growth may be uneven across housing types and streets rather than uniform.
What languages are spoken in Clayton?
Clayton has a migrant-majority profile, with 70.7% of residents born overseas. Mandarin is spoken by 1,701 people, followed by Hindi at 414 and Greek at 400. These patterns support demand for multilingual services and culturally familiar retail.
What development is occurring in Clayton?
Development activity is high, with 160 applications recorded over 12 months. Examples include a 10-lot subdivision, 4 warehouses and an office mezzanine, indicating a mix of residential, industrial and commercial change. Check planning approvals and construction timing because new supply can affect amenity, traffic and competition.
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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