Coolaroo
Sitting in Melbourne's northern corridor, Coolaroo scores decile 1 on all four SEIFA indexes, placing it among the most disadvantaged suburbs nationally. The median house price of $559,400 sits well below the Melbourne median, yet household income falls in just the 13.7th percentile, which explains why 32.7% of renters are in housing stress. Nearly half of all residents, 49.1%, were born overseas, a figure 27.5 percentage points above national, and Arabic is the most widely spoken non-English language. The suburb's 91.4% separate house rate and 3.14 km2 footprint mean low density despite the disadvantage signals.
Population
3,193
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,025/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$559K
Apr-Jun 2024
The median house price of $559,400, recorded in April-June 2024, has risen 92.9% from the $290,000 trough in 2013, a compound annual growth rate of 4.8% over 14 years. That pace is modest compared to inner Melbourne but steady for a decile 1 suburb. Three-bedroom homes account for 75.9% of stock and separate houses make up 91.4%, so buyers get more land and space than many comparable-priced suburbs. Monthly mortgage repayments average $1,324, producing a mortgage-to-income ratio of 29.8%, just below the 30% stress threshold, which is more manageable than the state average. With 37.9% of dwellings owned outright, there is a core of long-term, debt-free owners, signalling neighbourhood stability despite the low-income profile.
For Buyers
The median house price of $559,400, recorded in April-June 2024, has risen 92.9% from the $290,000 trough in 2013, a compound annual growth rate of 4.8% over 14 years. That pace is modest compared to inner Melbourne but steady for a decile 1 suburb. Three-bedroom homes account for 75.9% of stock and separate houses make up 91.4%, so buyers get more land and space than many comparable-priced suburbs. Monthly mortgage repayments average $1,324, producing a mortgage-to-income ratio of 29.8%, just below the 30% stress threshold, which is more manageable than the state average. With 37.9% of dwellings owned outright, there is a core of long-term, debt-free owners, signalling neighbourhood stability despite the low-income profile.
For Investors
Coolaroo's 31.7% renter share and $335 weekly rent provide a tenant pool, but the 10.6% vacancy rate is a caution flag indicating soft demand relative to supply. Against the $559,400 median, that rent implies a gross yield near 3.1%, slightly above Melbourne's inner-city average. Net overseas migration of 349 residents a year is the suburb's only positive population driver; internal migration removes 425 a year, producing a net decline. The medium forecast projects population falling from 16,389 to 16,273 by 2031, a trajectory that limits capital growth prospects. Only 3 development applications were lodged in the past 12 months, suggesting constrained new supply, which may support prices if demand stabilises from overseas arrivals.
Development Activity
Total DAs
5
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 Coolaroo iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary's Coptic Orthodox College
Prep-12 · 1078 students
Coolaroo South Primary School
Prep-6 · 250 students
Demographics
The median age of 37 is 3 years below the national figure, reflecting a younger-than-average population. Overseas-born residents at 49.1% are 27.5 percentage points above national, among the highest ratios in metropolitan Melbourne. Arabic is the most common non-English language (234 speakers), followed by Urdu (68) and Nepali (59). University qualifications reach 26.6%, which is 3.5 points below national, broadly consistent with the SEIFA decile 1 education-opportunity index. Average household size is 2.9, 0.4 above national, reflecting more family households: couples with children account for 1,025 families compared to just 370 couples without children. Islam (1,039 residents) is the second-largest religion behind Christianity (1,161), reflecting the Middle Eastern and South Asian diaspora communities.
Age Distribution
Bedrooms
Dwelling Structure
91.4%
Houses
8.6%
Townhouse
N/A
Apartment
Tenure
The housing stock is almost entirely separate houses, at 91.4%, with semi-detached dwellings making up the remaining 8.6%. Three-bedroom homes dominate at 75.9% of dwellings, and four-plus bedroom at 13.9%, pointing to a family-oriented housing market. Tenure splits across owned outright (37.9%), mortgaged (30.4%) and renting (31.7%), a relatively balanced spread. The median price climbed from $290,000 in 2013 to $559,400 in April-June 2024, a 92.9% gain over the period. Rent-to-income at 32.7% puts renters above the 30% housing stress threshold, compared to mortgaged owners at 29.8%, which is just below. The 10.6% vacancy rate is elevated, suggesting some dwellings are unoccupied or slow to let, which bears watching for investors.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,324
Rent / wk
$335
HH Size
2.9
Personal Income / wk
$440
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.6%
Unoccupied
122
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.7% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
14.6%
Couples, no children
2,536
Total families
Economy & Employment
Healthcare is the dominant industry at 20.3% of employed residents (93 workers), followed by Education at 10.0% (46) and Construction at 9.8% (45). By occupation, Machinery Operators and Drivers (140), Community and Personal Service workers (139) and Labourers (135) are the top three groups, reflecting a blue-collar workforce profile consistent with the decile 1 SEIFA IEO score for education and occupation. The unemployment rate is 13.1%, more than double the national average, and only 35.7% of the adult population participates in the labour market. Real income grew 13.9% over the decade, but household income at the 13.7th percentile nationally means median take-home pay remains well below state and national benchmarks. All four SEIFA deciles sit at 1, the lowest advantage tier nationally.
Unemployment
14.2%
Labour Force
6,133
Unemployed
869
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.8%
Part-time
31.1%
Participation
35.7%
Employed
798
Occupations
Top Industries
University
26.6%
Postgraduate
8.2%
Born Overseas
49.1%
Dwellings
1,028
Transport to Work
Car dependency is high, with 83.6% of residents driving to work compared to a lower state average, and only 10.2% using public transport. No schools are recorded within the suburb boundary in this dataset, so families rely on neighbouring suburbs for schooling. The crime rate stands at 169.1 incidents per 1,000 residents, driven primarily by property and deception offences (321 of 540 total incidents), which is elevated compared to many suburban areas. At decile 1 on IRSAD, the suburb faces significant relative disadvantage nationally. Housing stress is real: 32.7% of renters spend more than 30% of income on rent. The volunteering rate is 5.2%, low compared to higher-advantage suburbs, and 14.1% of residents need daily assistance, a figure above the national average.
Drive
83.6%
Public Transport
10.2%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
-0.14%/yr
(-23 people/yr)
EstablishedPopulation grew just 0.2% over the past decade and the trend is now slightly negative at -0.14% annually, which equates to losing roughly 23 residents per year. The medium forecast projects the population declining from 16,389 in 2024 to 16,273 by 2031. Overseas migration of 349 residents a year is partially offsetting internal outflow of 425 per year, but net migration is negative. Rent growth of 29.9% over the period outpaced income growth of 13.9%, tightening affordability from 81.4% in 2011 to 75.5% in 2021. The gentrification score is 10, classified as not gentrifying, which aligns with a suburb that has not attracted significant investment or demographic shift despite its affordable price point below the Melbourne median.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+349
Net Internal / yr
-425
Gentrification Signal
Not gentrifying
Net internal outflow -425/yr, Strong overseas inflow +349/yr
Safety & Crime
Total Offences
540
Year ending June 2024
Rate per 1,000 People
169.1
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 Coolaroo compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Coolaroo a good suburb to live in?
Coolaroo has affordable house prices, with a median of $559,400, and a largely separate-house stock. However, it ranks at decile 1 on all four SEIFA indexes nationally, the lowest advantage tier, with a household income at the 13.7th percentile. The 13.1% unemployment rate and elevated crime rate of 169.1 per 1,000 residents are the main concerns for prospective residents.
What is the median house price in Coolaroo?
The median house price is $559,400, recorded in April-June 2024. Prices have grown 92.9% since the 2013 trough of $290,000, a compound annual rate of 4.8% over 14 years. Weekly rent averages $335, and monthly mortgage repayments average $1,324.
What schools are in Coolaroo?
No schools are recorded inside the Coolaroo suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. University qualifications among residents reach 26.6%, which is 3.5 percentage points below the national figure, consistent with the suburb's decile 1 education opportunity index score.
Is Coolaroo safe?
Coolaroo recorded 540 criminal incidents in the reference period, a rate of 169.1 per 1,000 residents. Property and deception offences were the largest category at 321 incidents, followed by crimes against the person at 90. This rate is elevated compared to Melbourne's safer suburban areas, and the decile 1 IRSD score reflects broader disadvantage factors that are associated with higher crime levels.
Is Coolaroo good for property investment?
The $335 weekly rent against a $559,400 median implies a gross yield near 3.1%, slightly above inner-Melbourne averages. However, the 10.6% vacancy rate signals soft rental demand, and the population is forecast to decline to 16,273 by 2031. Internal migration outflows of 425 per year partially offset by overseas arrivals of 349 mean net population pressure is negative, limiting capital growth prospects.
How is Coolaroo's population changing?
Population sits at 3,193 within the suburb, with the broader SA2 area at 16,389 in 2024. The trend is negative at -0.14% annually, losing roughly 23 residents per year. Overseas migration of 349 a year is the only positive driver, offset by internal outflows of 425 per year. The medium forecast projects the SA2 falling to 16,273 by 2031.
What languages are spoken in Coolaroo?
About 49.1% of residents were born overseas, which is 27.5 percentage points above the national figure. Arabic is the most common non-English language with 234 speakers, followed by Urdu (68), Nepali (59) and Punjabi (17). This reflects significant Middle Eastern, South Asian and Nepali diaspora communities in the suburb.
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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