Croydon North
Croydon North's standout feature is its combination of high household earnings and slow, older-growth dynamics. The 8,092 residents have a median age of 40, while household income sits at the 82nd percentile and 94.5% of dwellings are separate houses. Compared with Croydon and Ringwood, the suburb presents a quieter, detached, family-oriented setting, supported by 49.4% couples with children. Crime is relatively contained at 21.3 incidents per 1,000, reinforcing a settled rather than high-turnover character.
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
5
Median House
$1.2M
October to December 2025
Homebuyers are entering a predominantly detached market, with separate houses making up 94.5% of dwellings and apartments only 0.2%. Larger households are well served because 44.6% of homes have 3 bedrooms and another 44.6% have 4 or more, a much higher share than the 10.3% with 2 bedrooms. Mortgage tenure is higher than outright ownership at 47.1% versus 34.6%, showing why borrowing capacity matters. Mortgage costs equal 23.2% of household income, below the rent burden of 19.0% only by a modest margin when comparing the two measures, so buyers should allow for rate changes and maintenance costs.
For Buyers
Homebuyers are entering a predominantly detached market, with separate houses making up 94.5% of dwellings and apartments only 0.2%. Larger households are well served because 44.6% of homes have 3 bedrooms and another 44.6% have 4 or more, a much higher share than the 10.3% with 2 bedrooms. Mortgage tenure is higher than outright ownership at 47.1% versus 34.6%, showing why borrowing capacity matters. Mortgage costs equal 23.2% of household income, below the rent burden of 19.0% only by a modest margin when comparing the two measures, so buyers should allow for rate changes and maintenance costs.
For Investors
Croydon North suits investors seeking established, owner-occupier housing rather than a development-led growth story. Only 17.6% of households rent, well below the 47.1% paying a mortgage, because 94.5% of homes are separate houses and the local stock is dominated by 3 and 4-plus bedroom properties. Weekly rent is $410 and vacancy is 4.5%, indicating a rental market that is not as constrained as suburbs with lower vacancy. Rents have grown 21.1%, higher than the forecast population trend of 0.13% annually, which may support income growth but should not be treated as a guarantee. Four development applications in 12 months point to limited project activity, while overseas migration is the primary forecast driver.
Development Activity
Total DAs
8
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
+400.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Croydon North
Open-register school locations for education access. This is not a school-quality ranking.
Village School
Yarra Road Primary School
Demographics
Croydon North has an established population profile, with a median age of 40, exactly in line with the national comparison and supported by an average household size of 2.7, or 0.2 above the national figure. University attendance is 37.8%, 7.7 percentage points above the national comparison, while 21.4% of residents were born overseas, 0.2 points below it. English ancestry is recorded for 3,224 people, followed by Scottish at 904, Irish at 863 and Chinese at 469. Compared with Croydon and Ringwood, Croydon North presents a more settled, detached family pattern because 81.6% of residents stayed at the same address and only 18.4% moved. Couples with children account for 49.4% of families.
Age Distribution
Bedrooms
Dwelling Structure
94.5%
Houses
5.1%
Townhouse
0.2%
Apartment
Tenure
The housing market has delivered substantial long-term growth. The latest figure is also the recorded peak, so peak-to-latest movement is 0.0%. Compared with Croydon and Ringwood, the suburb's housing is notably detached, with 94.5% separate houses and 44.6% each in the 3-bedroom and 4-plus bedroom categories. Ownership is split between 34.6% outright and 47.1% mortgage holders, while 17.6% rent.
Mortgage / mo
$2,167
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$410
Census 2021
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
49.4%
Couples with children
35.3%
Couples, no children
14.3%
Single parent
2,320
Total families
Economy & Employment
Croydon North's employment base is led by healthcare at 17.2% or 510 workers, education at 13.3% or 393, construction at 12.8% or 378, professional and technical services at 10.5% or 310, and public administration at 7.5% or 221. Professionals are the largest occupation group at 1,074, higher than managers at 636, clerical and administrative workers at 634, trades at 623 and community or personal service workers at 447. The labour force participation rate is 67.8%, unemployment is 3.5%, and 59.4% of workers are employed full-time. SEIFA results are uneven: the education and occupation decile is 9, above the economic resources decile of 6 and the relative disadvantage decile of 6, while IRSAD is higher at decile 8. This suggests strong skills and qualifications alongside more mixed household resource measures.
Unemployment
3.5%
Labour Force
4,472
Unemployed
155
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.4%
Part-time
34.1%
Participation
67.8%
Employed
4,317
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
37.8%
Postgraduate
9.4%
Born Overseas
21.4%
Dwellings
2,860
Transport to Work
Daily travel is strongly car-led: 61.0% of workers drove, compared with 1.3% using public transport and 1.1% walking or cycling. Working from home is significant at 33.3%, which reduces the need for daily commuting for some households. Two local primary schools provide a government option at Yarra Road Primary School and an independent option at Village School; families should check enrolment zones against the exact address because boundaries can cross suburb lines. Crime totals 172 incidents, or 21.3 per 1,000 residents. Property and deception offences number 91, higher than crimes against the person at 40, so household security is a practical consideration. IRSAD sits at decile 8, above the middle of the national scale, supporting the suburb's generally comfortable socioeconomic setting.
Drive
61.0%
Public Transport
1.3%
Walk / Cycle
1.1%
Work from Home
33.3%
Population Forecast
+0.13%/yr
(+15 people/yr)
EstablishedCroydon North is an established, slow-growth suburb with an aging trajectory. Forecast annual growth is 0.13%, while population change across the wider area is 2.4% over 10 years, both lower than the pace associated with expansion corridors. Overseas migration is the primary migration driver, but the age shift is more influential locally: the senior share has increased by 4.2 percentage points, the young share has fallen by 2.0 points and the working-age share has declined by 0.6 points. Rent growth of 21.1% is higher than the 0.13% annual population trend, suggesting housing pressure can build without rapid resident growth. The gentrification score is 10 and the stage is Not gentrifying, consistent with an established area rather than a suburb undergoing major reinvention. The suburb also experienced a 5.0% Covid dip and has not fully recovered.
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 suits households wanting detached homes, larger floorplans and a settled eastern-suburban setting. About 94.5% of dwellings are separate houses, 49.4% of families are couples with children and 33.3% work from home. Car dependence is high at 61.0%, so transport needs should be considered.
What schools are in Croydon North?
Croydon North has 2 listed primary schools: Yarra Road Primary School, a government school, and Village School, an independent school. Families should confirm the exact enrolment zone for each address, as school boundaries can differ from suburb boundaries and may affect eligibility.
Is Croydon North safe?
Croydon North recorded 172 offences, equivalent to 21.3 incidents per 1,000 residents. Property and deception offences were the largest category at 91, compared with 40 crimes against the person. These figures suggest household security deserves more attention than public disorder, which recorded 8 incidents.
Is Croydon North good for property investment?
Croydon North may suit investors seeking established detached housing, with 94.5% of dwellings being separate houses. Weekly rent is $410, vacancy is 4.5% and rents have grown 21.1%. However, only 17.6% of households rent and just 4 development applications were recorded in 12 months, so rental depth and future supply should be assessed carefully.
How is Croydon North's population changing?
Population growth is slow, with a forecast annual trend of 0.13% and wider-area population change of 2.4% over 10 years. 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 forecast driver, but the suburb is not gentrifying.
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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