Clifton Springs
Population surged 43.6% over 10 years and grows at 2.26% annually (405 persons), making Clifton Springs one of the Bellarine Peninsula's fastest-expanding suburbs. Yet 98.0% of dwellings are detached houses, the highest rate in this batch, and the median age of 48 is 8 years above national. This combination of rapid growth and aging demographics creates an unusual market: new families arrive for the $655,000 median while retirees age in place, producing a 35.9% couples-without-children share and 43.8% outright ownership. The crime rate of 25.0 per 1,000 is lower than the Victorian average, with property offences accounting for 96 of 191 total incidents.
Population
7,646
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,348/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$655K
Apr-Jun 2024
The $655,000 median (Apr-Jun 2024) sits below the Melbourne metro average but carries a 14-year growth track record: from $337,500 in 2013, a CAGR of 4.9%. Prices peaked at $740,000 in early 2024 before pulling back 11.5%. Monthly mortgage of $1,517 produces a mortgage-to-income ratio of 26.0%, near the comfort boundary. Three-bedroom homes dominate at 61.8%, with 4+ bedrooms at 30.3%. Car dependency is extreme at 91.5%, with public transport at 1.0%. Clifton Springs Primary (government, ICSEA 1,003, 472 students) sits just above the national benchmark. Outright ownership at 43.8% reflects the established resident base that bought in at lower price points.
For Buyers
The $655,000 median (Apr-Jun 2024) sits below the Melbourne metro average but carries a 14-year growth track record: from $337,500 in 2013, a CAGR of 4.9%. Prices peaked at $740,000 in early 2024 before pulling back 11.5%. Monthly mortgage of $1,517 produces a mortgage-to-income ratio of 26.0%, near the comfort boundary. Three-bedroom homes dominate at 61.8%, with 4+ bedrooms at 30.3%. Car dependency is extreme at 91.5%, with public transport at 1.0%. Clifton Springs Primary (government, ICSEA 1,003, 472 students) sits just above the national benchmark. Outright ownership at 43.8% reflects the established resident base that bought in at lower price points.
For Investors
Renters at 18.3% form a small tenant pool. Weekly rent of $350 against the $655,000 median produces gross yield of approximately 2.8%, modest by regional Victorian standards. The 8.9% vacancy rate is elevated. Rent grew 46.2% over the decade, outpacing income growth and indicating tightening supply despite the vacancy figure. Development activity is minimal at 7 DAs in 12 months. Net internal migration of 213 per year is the primary growth driver, with overseas migration at 44. The active gentrification score of 57 with population accelerating from 15% to 32% growth suggests ongoing capital growth potential, though the 11.5% pullback from peak signals near-term caution.
Development Activity
Total DAs
15
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
+75.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Clifton Springs iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Clifton Springs Primary School
Prep-6 · 472 students
Demographics
The median age of 48 is 8 years above the national median, the largest gap in this batch. University qualifications at 24.1% are 6.0 points below national. Overseas-born at 16.5% is 5.1 points below national, with English (3,540), Irish (1,076), Scottish (1,025) and German (398) ancestries dominating. Top non-English languages are Italian (21), Greek (15) and German (13), all in very small numbers. Average household size of 2.3 is 0.2 below national. Couples without children at 35.9% outnumber families with children (2,038 couples), consistent with the retirement-heavy demographic. The aging trajectory (senior share up 4.3 points, working-age down 1.2) continues.
Age Distribution
Bedrooms
Dwelling Structure
98.0%
Houses
1.8%
Townhouse
0.2%
Apartment
Tenure
Outright owners at 43.8% lead tenure, followed by mortgage holders at 37.9% and renters at 18.3%. The 81.7% combined ownership rate is among the highest in this dataset. Stock is 98.0% detached houses, with semi-detached at 1.8% and apartments at 0.2%. Three-bedroom homes at 61.8% dominate. Prices grew from $337,500 to $655,000 over 14 years (CAGR 4.9%), peaking at $740,000 before the current 11.5% correction. Mortgage-to-income and rent-to-income both sit at 26.0%. The IRSD decile 6 and IRSAD decile 5 place the suburb at the national midpoint, consistent with its mixed retiree and working-family composition.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$350
HH Size
2.3
Personal Income / wk
$683
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.9%
Unoccupied
311
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
35.9%
Couples, no children
6,161
Total families
Economy & Employment
Healthcare leads at 23.1% (527 workers), above the national average and reflecting demand from the older population. Education follows at 12.7% (289), Construction at 12.5% (285), Public Admin at 8.2% (188) and Retail at 6.8% (155). The top occupations are Professionals (637), Community/Personal (498) and Labourers (421), a broad mix. Full-time employment at 57.8% is below average, and participation at 52.3% is low, both consistent with the 48-year median age. Unemployment at 4.7% is close to national. The IEO decile 5 sits at the national midpoint, while IER decile 6 indicates moderate economic resources.
Unemployment
4.0%
Labour Force
8,856
Unemployed
351
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.8%
Part-time
37.5%
Participation
52.3%
Employed
3,223
Occupations
Top Industries
University
24.1%
Postgraduate
5.1%
Born Overseas
16.5%
Dwellings
3,183
Transport to Work
The crime rate of 25.0 per 1,000 is lower than the Victorian average. Property offences (96) account for half of the 191 total, with crimes against the person at 29 and drug offences at 10. Clifton Springs Primary (government, ICSEA 1,003, 472 students) sits just above the national benchmark. Car dependency at 91.5% is very high, with public transport at 1.0% and walking/cycling at 1.9%. The IRSAD decile 5 places the suburb at the national midpoint. Volunteering at 14.6% is close to average. Need for assistance at 7.0% (516 people) is above average, consistent with the older population profile.
Drive
91.5%
Public Transport
1.0%
Walk / Cycle
1.9%
Work from Home
N/A
Population Forecast
+2.26%/yr
(+405 people/yr)
EstablishedPopulation grows at 2.26% per year (405 persons), well above the national average and classifying as high growth. The 10-year change was 43.6%. Medium forecasts project 20,406 by 2031 from 17,912 in 2025. Internal migration of 213 per year is the primary driver, with overseas migration contributing 44. The gentrification score of 57 (active) shows population growth accelerating from 15% to 32%. Rent grew 46.2% over the decade, outstripping real income growth of 17.3%, indicating tightening affordability. The affordability ratio stayed stable at 53.1% (2011) to 53.7% (2021). Despite rapid growth, the aging trajectory persists: senior share up 4.3 points, young share down 0.7.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+44
Net Internal / yr
+213
Gentrification Signal
Active
Population +51% since 2011, Net internal migration +213/yr, Accelerating: 15% → 32%
Safety & Crime
Total Offences
191
Year ending June 2024
Rate per 1,000 People
25.0
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 Clifton Springs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Clifton Springs a good suburb to live in?
Clifton Springs offers coastal living on the Bellarine Peninsula at a $655,000 median, below the Melbourne metro average. The crime rate of 25.0 per 1,000 is lower than the Victorian average. The trade-off is near-total car dependency at 91.5% and limited school options (1 primary, ICSEA 1,003).
What is the median house price in Clifton Springs?
The median is $655,000 (Apr-Jun 2024), down 11.5% from the $740,000 peak in early 2024. Over 14 years, prices grew from $337,500 at a CAGR of 4.9%. Monthly mortgage of $1,517 produces a mortgage-to-income ratio of 26.0%. Weekly rent is $350.
What schools are in Clifton Springs?
Clifton Springs Primary School is the suburb's sole school, a government primary with an ICSEA score of 1,003 (just above the 1,000 national benchmark) and 472 enrolled students. Secondary students must travel to neighbouring suburbs such as Drysdale for high school.
Is Clifton Springs safe?
The crime rate is 25.0 per 1,000 residents, with 191 total offences. Property offences at 96 account for 50.3%, crimes against the person at 29 (15.2%), and justice procedure offences at 40 (20.9%). Drug offences are low at 10 incidents. This rate is below the Victorian average.
Is Clifton Springs good for property investment?
Gross yield is approximately 2.8% ($350/week on $655,000). Renters at 18.3% form a small pool, and the 8.9% vacancy rate is elevated. However, the 2.26% annual population growth (405 persons) is strong, and the 14-year CAGR of 4.9% demonstrates consistent capital growth. The current 11.5% pullback from peak may present a buying window.
How is Clifton Springs's population changing?
Population grows at 2.26% per year (405 persons), with a 43.6% increase over 10 years. Medium forecasts project 20,406 by 2031. Internal migration of 213 per year is the primary driver. The median age of 48 is 8 years above national, with the senior share growing 4.3 points over the decade.
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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