Croydon North
Croydon North recorded a 107.1% price increase from $540,500 in 2013 to $1,119,500 in 2024, averaging 5.3% CAGR over 14 years, yet property crime still makes up over half of all offences at a relatively low 21.3 per 1,000 rate. The suburb sits in SEIFA decile 8 for advantage (IRSAD), meaning it ranks above 70% of Australian suburbs socioeconomically. At 94.5% separate houses, this is one of Melbourne's most purely detached markets, with mortgage holders at 47.4% driving the ownership profile. Net overseas migration of +277/year offsets a domestic outflow of -192/year, keeping the population near steady.
Population
8,092
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,156/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$1.1M
Apr-Jun 2024
The median house price of $1,119,500 (Apr-Jun 2024) represents a 3.9% pullback from the Jan-Mar 2024 peak of $1,165,000, which may present a short-term buying window. Mortgage repayments of $2,167/month consume 23.2% of household income (82nd percentile), staying below the 30% stress threshold. The stock is overwhelmingly detached at 94.5%, split evenly between 3-bedroom (44.6%) and 4+ bedroom (44.6%) homes. Car dependency is extreme: 91.4% drive and only 2.0% use public transport. Two schools serve the area, with Village School (independent, ICSEA 1,089) providing a premium option and Yarra Road Primary (government, ICSEA 1,060) both sitting above the 1,000 national benchmark.
For Buyers
The median house price of $1,119,500 (Apr-Jun 2024) represents a 3.9% pullback from the Jan-Mar 2024 peak of $1,165,000, which may present a short-term buying window. Mortgage repayments of $2,167/month consume 23.2% of household income (82nd percentile), staying below the 30% stress threshold. The stock is overwhelmingly detached at 94.5%, split evenly between 3-bedroom (44.6%) and 4+ bedroom (44.6%) homes. Car dependency is extreme: 91.4% drive and only 2.0% use public transport. Two schools serve the area, with Village School (independent, ICSEA 1,089) providing a premium option and Yarra Road Primary (government, ICSEA 1,060) both sitting above the 1,000 national benchmark.
For Investors
Rental demand is constrained by the low 17.8% renter share and tight 4.5% vacancy rate. Weekly rent of $410 on a $1,119,500 median yields roughly 1.9% gross, well below Melbourne averages. Only 4 DAs were lodged in 12 months, meaning almost no new supply. The suburb's attraction is capital growth: 107.1% appreciation over 14 years (5.3% CAGR) from $540,500 to $1,119,500. Net overseas migration adds 277 people annually, but internal migration bleeds 192 per year. The SEIFA economic resources decile of 6 alongside an IRSAD of 8 suggests residents are well-off but not in the top wealth tier, limiting how high rents can push.
Development Activity
Total DAs
6
Last 12 Months
4
YoY ChangeiYear-over-year change in DA lodgements
+300.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Croydon North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Village School
Prep-6 · 68 students
Yarra Road Primary School
Prep-6 · 244 students
Demographics
The median age of 40 matches the national figure exactly, while university education at 37.8% is 7.7 points above average. English ancestry leads at 3,224, followed by Scottish (904), Irish (863), and a notable Chinese community (469). Mandarin is the top non-English language with 143 speakers. Households average 2.7 persons, slightly above national, reflecting the family-oriented layout. Christianity dominates at 3,514 adherents. The SEIFA education decile of 9 (IEO score 1,088) confirms a well-educated population. The 81.6% residential stability rate is high, indicating people who move to Croydon North tend to stay, consistent with its mortgage-belt, family-suburb character.
Age Distribution
Bedrooms
Dwelling Structure
94.5%
Houses
5.1%
Townhouse
0.2%
Apartment
Tenure
Prices rose 107.1% over 14 years, from $540,500 (2013) to $1,119,500 (Apr-Jun 2024), a 5.3% CAGR. The recent peak of $1,165,000 (Jan-Mar 2024) to the current $1,119,500 marks a 3.9% correction. Mortgage holders dominate at 47.4%, with outright owners at 34.8% and renters at just 17.8%. The 94.5% detached-house stock ranks above most Melbourne suburbs, with apartments at just 0.2%. Bedrooms split evenly: 44.6% three-bed and 44.6% four-plus. Mortgage stress is comfortable at 23.2% of income. The minimal semi-detached stock (5.1%) means townhouse supply is scarce for downsizers wanting to stay in the area.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$410
HH Size
2.7
Personal Income / wk
$896
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
133
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.8%
Couples, no children
6,863
Total families
Economy & Employment
Healthcare (17.2%), Education (13.3%), and Construction (12.8%) are the top 3 employers, together accounting for 43.3% of all jobs. Professional/Tech follows at 10.5%, and Public Admin at 7.5%. Professionals lead occupations at 1,074, with Managers (636) and Clerical/Admin (634) close behind. Unemployment is low at 3.7%, below the national benchmark. The fulltime rate of 63.6% and participation at 63.5% are both solid. The SEIFA economic resources score of 1,006 (decile 6) contrasts with the higher IRSAD decile of 8, meaning residents are comfortable but derive advantage more from education and occupation than pure wealth accumulation.
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
63.6%
Part-time
32.7%
Participation
63.5%
Employed
4,035
Occupations
Top Industries
University
37.8%
Postgraduate
9.4%
Born Overseas
21.4%
Dwellings
2,860
Transport to Work
Crime is low at 21.3 per 1,000 residents (172 total offences), with property offences the largest category at 91 incidents. Both local schools sit above the ICSEA 1,000 benchmark: Village School (independent, 1,089, 68 students) and Yarra Road Primary School (government, 1,060, 244 students). Public transport usage at 2.0% is very low, making the suburb essentially car-dependent (91.4% drive). The IRSAD decile of 8 places it in the top 20% of Australian suburbs for socioeconomic advantage. Volunteering at 15.1% is moderate. The 81.6% stability rate and family-oriented household structure give it a settled, low-turnover feel.
Drive
91.4%
Public Transport
2.0%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+0.13%/yr
(+15 people/yr)
EstablishedPopulation growth is minimal at 0.13% annually (15 persons/year), with the broader area projected to reach 11,460 by 2031 from 11,360 in 2025. The aging trajectory shows seniors share rising 4.2 percentage points while young share drops 2.0 points. Overseas migration (+277/year) is the sole growth driver, offset by internal outflow (-192/year). The gentrification score of 10 confirms the suburb is not gentrifying because it is already an established middle-to-upper area. Population was still 2.8% below pre-COVID levels of 11,594 as of the latest count, meaning full recovery has not yet occurred. Real income grew 16.2% over the decade.
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
172
Year ending June 2024
Rate per 1,000 People
21.3
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 North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Croydon North a good suburb to live in?
Croydon North ranks in SEIFA decile 8 (IRSAD), placing it in the top 20% nationally for socioeconomic advantage. Crime is low at 21.3 per 1,000 and both local schools score above the ICSEA 1,000 benchmark. Mortgage stress at 23.2% is comfortable. The main limitation is near-total car dependency, with only 2.0% using public transport.
What is the median house price in Croydon North?
The median is $1,119,500 (Apr-Jun 2024), down 3.9% from the Jan-Mar 2024 peak of $1,165,000. Over 14 years, prices grew 107.1% from $540,500 (2013), averaging 5.3% CAGR. Monthly mortgage repayments of $2,167 consume 23.2% of household income.
What schools are in Croydon North?
Two primary schools serve the suburb: Village School (independent, ICSEA 1,089, 68 students) and Yarra Road Primary School (government, ICSEA 1,060, 244 students). Both score above the 1,000 national ICSEA benchmark, with the independent option offering a smaller class environment.
Is Croydon North safe?
The crime rate of 21.3 per 1,000 residents is low compared to the Melbourne average. Of 172 total offences, 91 were property and deception offences, and 40 were crimes against the person. The 81.6% residential stability rate and family-oriented demographic contribute to a settled community profile.
Is Croydon North good for property investment?
Capital growth has been strong at 5.3% CAGR over 14 years (107.1% total). However, rental yield is low at roughly 1.9% gross ($410/week on $1,119,500), and only 17.8% of residents rent. The 4.5% vacancy rate is moderate. Just 4 DAs in 12 months mean minimal new supply, supporting price stability.
How is Croydon North's population changing?
Growth is near-flat at 0.13% annually (15 people/year). The aging trajectory is notable, with seniors share up 4.2 points over the decade. Net overseas migration (+277/year) is offset by internal outflow (-192/year). Population remains 2.8% below pre-COVID levels. Medium projection: 11,460 by 2031.
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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