Croydon Hills
A 100% separate-house profile, a median age of 42 and household income at the 91.3 percentile place Croydon Hills as a settled, higher-income family suburb. Compared with nearby Croydon and Ringwood, its housing pattern is more detached-home focused, which helps explain the low 9.9% rental share and slow 0.13% annual growth. The trade-off is a mortgage-belt market: 48.4% of households carry a mortgage, even though mortgage payments equal 19.8% of household income.
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
October to December 2025
Croydon Hills suits buyers prioritising established detached homes and larger floor plans over apartment choice. That 100% separate-house mix explains why entry options are narrower than in more unit-oriented parts of Maroondah. A representative mortgage payment is $2,093 monthly, while mortgage payments equal 19.8% of household income and the suburb is not flagged for mortgage stress. Rent is $491 weekly for comparison.
For Buyers
Croydon Hills suits buyers prioritising established detached homes and larger floor plans over apartment choice. That 100% separate-house mix explains why entry options are narrower than in more unit-oriented parts of Maroondah. A representative mortgage payment is $2,093 monthly, while mortgage payments equal 19.8% of household income and the suburb is not flagged for mortgage stress. Rent is $491 weekly for comparison.
For Investors
Investor appeal is shaped by scarcity rather than a large rental pool. Only 9.9% of households rent, vacancy is 3.7% and the weekly median rent is $491, so tenant demand may be steadier than in a suburb with a much larger rental share, although the small rental base can make yields property-specific. Supply risk is currently limited because 0 developments were recorded in the past 12 months. Long-run price performance is stronger than the latest correction suggests, rising 106.5% from 2013 to Oct-Dec 2025 at a 3.9% CAGR, but the latest median remains 10.9% below the 2023 peak. The 0.13% annual trend and overseas migration as the primary driver point to gradual, not rapid, expansion.
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
Open-register school locations for education access. This is not a school-quality ranking.
Croydon Hills Primary School
Good Shepherd Lutheran Primary School
Luther College
Demographics
Croydon Hills has an older and more highly educated profile than the national pattern: median age is 42, or 2.0 years above national, and university attainment is 41.9%, 11.8 percentage points above national. Overseas-born residents account for 19.1%, 2.5 points below national, with English, Scottish and Irish ancestry prominent at 1,881, 533 and 505 people. Household size is 2.9, or 0.4 above national, consistent with 54.1% of families being couples with children. Residential stability is high: 87.4% stayed at the same address, while turnover was 12.6%. Compared with nearby Croydon and Ringwood, this points to a more settled, family-oriented social profile, with Chinese ancestry also notable at 368 people.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
0.0%
Townhouse
0.0%
Apartment
Tenure
Croydon Hills is overwhelmingly a detached, owner-occupied market, with 100.0% separate houses, 41.4% owned outright and 48.4% owned with a mortgage. Only 9.9% are rented, compared with the higher rental proportions typical of apartment-oriented locations. Larger homes dominate, with 58.8% containing 4 or more bedrooms, which helps explain the suburb's higher price point than smaller-home markets.
Mortgage / mo
$2,093
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$491
Census 2021
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
54.1%
Couples with children
32.1%
Couples, no children
13.4%
Single parent
1,439
Total families
Economy & Employment
Croydon Hills combines strong labour-force attachment with a professional and service-led employment base. Participation is 70.2%, unemployment is 3.6% and 59.0% of employed residents work full time, supporting household income at the 91.3 percentile nationally. Healthcare leads local industries with 303 workers or 16.6%, followed by Education at 290 or 15.9%, Construction at 212 or 11.6%, Professional/Tech at 187 or 10.2%, and Public Admin at 141 or 7.7%. Professionals number 693, ahead of Clerical/Admin at 418, Managers at 379 and Trades at 369. SEIFA reinforces the advantage: IEO is decile 8, IER decile 10, IRSD decile 9 and IRSAD decile 9. The high education and employment mix helps explain why incomes rank above most Australian areas, while 937 part-time workers add flexibility.
Unemployment
3.6%
Labour Force
2,781
Unemployed
101
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.0%
Part-time
35.0%
Participation
70.2%
Employed
2,680
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
41.9%
Postgraduate
8.9%
Born Overseas
19.1%
Dwellings
1,620
Transport to Work
Daily life is car-oriented, with 59.8% travelling as car drivers, only 1.1% using public transport and 1.1% walking or cycling to work; 34.1% work from home, which may soften commuting pressure. Families have access to 3 nearby schools spanning 2 primary and 1 secondary setting across government and independent sectors, including a local government primary, an independent primary and an independent secondary college. Check enrolment zones against the exact address because boundaries can cut across suburb lines. Safety is a relative strength: 55 recorded offences equate to 11.4 per 1,000 residents, with property and deception offences the largest category at 26. Compared with a denser urban setting, this supports a lower-crime and quieter profile. IRSAD is in decile 9, above the middle of the national distribution, reinforcing the suburb's strong socioeconomic position.
Drive
59.8%
Public Transport
1.1%
Walk / Cycle
1.1%
Work from Home
34.1%
Population Forecast
+0.13%/yr
(+15 people/yr)
EstablishedGrowth is deliberately slow and ageing rather than development-led. The annual trend is 0.13%, while population change across the wider area is 2.4% over 10 years. Overseas migration is the primary driver, but the shift trajectory is Aging, with the senior share up 4.2 percentage points and the young share down 2.0 points. Affordability moved from 69.2 in 2011 to 58.6 in 2021, even as real income growth reached 16.2% and rents rose 21.1%, so established owners may be better placed than new entrants. Gentrification is not the current story: the gentrification score is 10 and the stage is Not gentrifying. Compared with faster-growing outer corridors, Croydon Hills is likely to see incremental change because its detached housing base is already mature and development recorded 0 projects in 12 months.
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
What schools are in Croydon Hills?
Croydon Hills has 3 nearby schools: Croydon Hills Primary School, Good Shepherd Lutheran Primary School and Luther College. The mix is 2 primary schools and 1 secondary school, spanning government and independent sectors. Confirm the enrolment zone for the exact address because school boundaries can differ.
Is Croydon Hills safe?
Recorded crime totalled 55 offences, equal to 11.4 per 1,000 residents. Property and deception offences were the largest category at 26, followed by justice procedures at 13 and crimes against the person at 11. Use these figures as area indicators and check current local conditions when comparing streets.
Is Croydon Hills good for property investment?
It may suit a long-term investor seeking a tightly held detached market, but the case is not purely yield-led. Renting is 9.9%, vacancy is 3.7% and median rent is $491 weekly, while 0 developments were recorded in 12 months. Prices are 106.5% above 2013 levels but 10.9% below the 2023 peak, so entry price and property selection matter.
How is Croydon Hills's population changing?
Change is slow and ageing rather than rapid. The annual growth trend is 0.13%, population change across the wider area is 2.4% over 10 years, and the trajectory is Aging. The senior share rose 4.2 percentage points while the young share fell 2.0 points. Overseas migration is the primary driver, but gentrification is Not gentrifying with a score of 10.
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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