Croydon Hills
Household income sits in the 91.3rd percentile nationally, yet Croydon Hills remains entirely composed of separate houses, with 100% detached dwellings across just 2.34 square kilometres in Melbourne's outer east. The median house price reached $1,225,000 in the April to June 2024 quarter, more than doubling from $571,500 in 2013, a compound annual growth rate of 5.6% over 14 years. The suburb scores decile 9 on IRSD and IRSAD, placing it among the top tier for low disadvantage and advantage in Victoria. The population skews older at a median age of 42, two years above the national figure, and 87.4% of residents stayed in place over the census period, signalling an established, low-turnover community.
Population
4,839
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,437/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$1.2M
Apr-Jun 2024
At $1,225,000 the median house price is well above the Melbourne metropolitan median, and the long-run record shows a 114.3% gain from the 2013 trough of $571,500. The market peaked at $1,324,000 in the July to September 2023 quarter, leaving prices currently 7.5% below that peak, which creates an entry window for buyers who missed the top. Every dwelling is a separate house, so buyers compete for a uniform, land-rich stock with 58.8% of homes having 4 or more bedrooms and another 39.9% with 3 bedrooms. Monthly mortgage repayments average $2,093, producing a mortgage-to-income ratio of 19.8%, well below the 30% stress threshold, which is low compared to many comparable Melbourne eastern suburbs. With 41.5% of homes owned outright, the ownership base is stable and long-tenured.
For Buyers
At $1,225,000 the median house price is well above the Melbourne metropolitan median, and the long-run record shows a 114.3% gain from the 2013 trough of $571,500. The market peaked at $1,324,000 in the July to September 2023 quarter, leaving prices currently 7.5% below that peak, which creates an entry window for buyers who missed the top. Every dwelling is a separate house, so buyers compete for a uniform, land-rich stock with 58.8% of homes having 4 or more bedrooms and another 39.9% with 3 bedrooms. Monthly mortgage repayments average $2,093, producing a mortgage-to-income ratio of 19.8%, well below the 30% stress threshold, which is low compared to many comparable Melbourne eastern suburbs. With 41.5% of homes owned outright, the ownership base is stable and long-tenured.
For Investors
The rental market is thin: only 10% of dwellings are rented, low compared to the Victorian state average, which limits yield volume but also protects capital values. Weekly rent averages $491, and a vacancy rate of 3.7% sits slightly above the 3% equilibrium signal, suggesting a modest supply overhang in the small rental pool. Overseas migration adds a net 277 residents a year to the broader SA2 area while internal migration runs at minus 192, so the suburb is gaining residents through international arrivals rather than domestic relocation. Rent grew 21.1% over the decade, outpacing many comparable established markets. With zero development applications in the past 12 months, new supply is not a threat to existing values, and the decile 9 IRSAD score reflects sustained underlying demand.
Development Activity
Total DAs
1
Last 12 Months
0
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
Schools in Croydon Hills iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Good Shepherd Lutheran Primary School
Prep-6 · 658 students
Luther College
7-12 · 1219 students
Croydon Hills Primary School
Prep-6 · 737 students
Demographics
The median age of 42 is 2 years above the national figure, and the aging trajectory is confirmed by a 4.2 point rise in the senior share over the decade. University qualifications reach 41.9% of residents, which is 11.8 percentage points above the national average, placing Croydon Hills firmly in the high-education tier for outer Melbourne. The overseas-born share is 19.1%, which is 2.5 points below national, consistent with the predominantly Anglo-Celtic ancestry profile: English (1,881), Scottish (533) and Irish (505) are the top ancestries. Average household size of 2.9 is 0.4 above the national figure, reflecting the prevalence of couples with children (1,777 families) in the largely detached-house suburb. Mandarin is the most common non-English language at 113 speakers.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
The price history across 15 quarters tracks a compound annual growth rate of 5.6% from $571,500 in 2013 to $1,225,000 in April to June 2024. The peak of $1,324,000 in mid-2023 has not been reclaimed, leaving a 7.5% gap from peak to current. Tenure is heavily owner-weighted: 41.5% own outright and 48.5% hold a mortgage, while just 10% rent, which is well below state and national norms. This outright ownership share is high relative to Melbourne's median, reflecting long-term residents who bought before the price run-up. All dwellings are separate houses, with 58.8% having 4 or more bedrooms, making the suburb suited to larger families rather than singles or couples without children. Mortgage-to-income at 19.8% and rent-to-income at 20.1% both sit below stress thresholds.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,093
Rent / wk
$491
HH Size
2.9
Personal Income / wk
$902
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
62
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.1%
Couples, no children
4,402
Total families
Economy & Employment
Healthcare leads local employment at 16.6% of workers (303 people), followed by Education at 15.9% (290), Construction at 11.6% (212) and Professional/Tech at 10.2% (187). This concentration in service-sector industries mirrors the suburb's high SEIFA scores: decile 9 on IRSD and IRSAD, and decile 8 on IEO for education and occupation. By occupation, Professionals (693) and Managers (379) together account for 40% of employed residents, well above the national proportion. Unemployment is 3.9% with a participation rate of 66.1%, and the full-time employment rate of 62.8% is solid. Real income grew 16.2% over the decade, and weekly household income of $2,437 puts the suburb at the 91.3rd percentile nationally, reflecting a well-resourced resident base.
Unemployment
4.4%
Labour Force
6,171
Unemployed
270
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.8%
Part-time
33.3%
Participation
66.1%
Employed
2,517
Occupations
Top Industries
University
41.9%
Postgraduate
8.9%
Born Overseas
19.1%
Dwellings
1,620
Transport to Work
Car dependence is near-total: 90.7% of residents drive to work, compared to a national average of around 64%, and public transport use at 1.7% reflects the limited rail and bus connectivity typical of Melbourne's outer east. Safety data shows a crime rate of 11.4 incidents per 1,000 residents, with 55 total offences, dominated by property and deception offences (26) rather than crimes against the person (11). This low crime rate, combined with decile 9 on IRSAD nationally, places Croydon Hills among the lower-risk residential areas in the region. Volunteering at 16.3% is above average, and housing stress is absent: both mortgage-to-income (19.8%) and rent-to-income (20.1%) sit well below the 30% threshold. No schools are recorded within the suburb boundary, so families rely on nearby institutions in adjacent Croydon, Warranwood and Ringwood.
Drive
90.7%
Public Transport
1.7%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+0.13%/yr
(+15 people/yr)
EstablishedPopulation growth is slow: the SA2 area adds roughly 15 persons a year, or 0.13% annually, and the 10-year change is just 2.4%. The current population of 11,360 (2025) has not yet recovered to the pre-COVID level of 11,594, remaining 2.8% above the COVID low but still below the 2019 baseline. Medium forecasts project growth to approximately 11,460 by 2031, a modest trajectory consistent with an established suburb with a fixed housing stock. Overseas migration at plus 277 per year is the sole positive driver, offset by net internal outflow of minus 192 per year, as families and working-age residents move to larger or more affordable areas. The aging trajectory (senior share up 4.2 points, young share down 2.0 points) is the defining demographic shift, and the gentrification score of 10 confirms the suburb is not in a displacement or renewal cycle.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+277
Net Internal / yr
-192
Gentrification Signal
Not gentrifying
Net internal outflow -192/yr, Strong overseas inflow +277/yr
Safety & Crime
Total Offences
55
Year ending June 2024
Rate per 1,000 People
11.4
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 Croydon Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Croydon Hills a good suburb to live in?
Croydon Hills ranks in decile 9 on both IRSD and IRSAD nationally, placing it among the top tier for low disadvantage. Household income sits in the 91.3rd percentile nationally and the mortgage-to-income ratio of 19.8% is well below stress thresholds. The main trade-offs are near-total car dependence (90.7% drive to work) and a $1,225,000 median house price.
What is the median house price in Croydon Hills?
The median house price is $1,225,000 as of the April to June 2024 quarter. This is 114.3% above the 2013 trough of $571,500, representing a 5.6% compound annual growth rate over 14 years. The market peaked at $1,324,000 in mid-2023, so current prices are 7.5% below that peak. Monthly mortgage repayments average $2,093.
What schools are in Croydon Hills?
No schools are recorded within the Croydon Hills suburb boundary in this dataset. Families rely on schools in neighbouring suburbs such as Croydon, Warranwood and Ringwood. Despite this, 41.9% of residents hold university qualifications, which is 11.8 percentage points above the national average.
Is Croydon Hills safe?
Croydon Hills recorded 55 total offences, giving a crime rate of 11.4 per 1,000 residents, which is low for a Melbourne suburban area. The largest category was property and deception offences at 26 incidents, while crimes against the person totalled 11. The decile 9 IRSAD score nationally also reflects very low levels of disadvantage in the area.
Is Croydon Hills good for property investment?
The suburb delivered 5.6% compound annual price growth over 14 years, from $571,500 in 2013 to $1,225,000 in 2024. Rent grew 21.1% over the decade, and zero development applications means no new supply pressure. However, only 10% of dwellings are rented, limiting yield volume, and the 3.7% vacancy rate is marginally above equilibrium. Long-run capital growth is stronger than yield.
How is Croydon Hills's population changing?
The SA2 area grows at 0.13% annually, adding about 15 persons per year, reaching 11,360 in 2025. Overseas migration drives the only net gain at plus 277 per year, while internal migration runs at minus 192. The demographic trajectory is aging, with the senior share up 4.2 points over the decade, and the population is not expected to reach 2019 pre-COVID levels of 11,594 until after 2027 at current trend rates.
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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