Croydon
More than 4 in 5 homes in Croydon are separate houses, giving the suburb a settled, family-oriented shape across 14.1 square kilometres and 28,608 residents. The median age is 39, one year below the national figure, while 37.7% hold a university qualification, 7.6 percentage points higher than nationally. Overseas-born residents account for 26.3%, 4.7 points above the national share. Compared with nearby Ringwood's more concentrated centre, Croydon leans further toward detached housing and established neighbourhoods, while Mooroolbark provides another nearby comparison for buyers considering Melbourne's eastern suburbs.
Population
28,608
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,615/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Median House
$985K
October to December 2025
A typical mortgage is listed at $1,985 a month, with repayments at 28.4% of household income and no mortgage-stress flag. Buyers will mostly encounter 3-bedroom homes, which represent 46.8% of dwellings, and 4-plus-bedroom homes at 24.1%. Because 83.5% of dwellings are separate houses, Croydon suits households prioritising space, though the price is higher than smaller-unit markets.
For Buyers
A typical mortgage is listed at $1,985 a month, with repayments at 28.4% of household income and no mortgage-stress flag. Buyers will mostly encounter 3-bedroom homes, which represent 46.8% of dwellings, and 4-plus-bedroom homes at 24.1%. Because 83.5% of dwellings are separate houses, Croydon suits households prioritising space, though the price is higher than smaller-unit markets.
For Investors
Croydon's rental case rests on a $380 weekly median rent, 26.7% renting households and a 6.1% vacancy rate. Rental growth of 35.3% across the shift period is higher than the suburb's 4.7% long-run house-price CAGR, supporting recent income momentum, although the measures cover different time bases. The 46 development applications recorded over 12 months point to an active planning pipeline, which can add supply but may also create competition for older stock. Overseas migration is the primary growth driver, while the 1.25% annual trend is positive. Investors should test street-level tenant demand, property condition and holding costs rather than rely on headline rent alone.
Development Activity
Total DAs
95
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
+95.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Croydon
Open-register school locations for education access. This is not a school-quality ranking.
Ainslie Parklands Primary School
Croydon Primary School
Dorset Primary School
Ruskin Park Primary School
Sacred Heart School
Demographics
Croydon has 28,608 residents and an average household size of 2.4, 0.1 below the national average. English ancestry is the largest recorded group at 10,628, followed by Irish at 3,204, Scottish at 2,964 and Chinese at 1,769. No religion is reported by 12,806 people, compared with 12,307 identifying with Christianity. The overseas-born share is 26.3%, 4.7 percentage points higher than nationally, and university attainment is 37.7%, 7.6 points above the national comparison. A 79.6% stay rate suggests continuity, while 20.4% turnover still refreshes the suburb. Compared with nearby Mooroolbark, Croydon reads as established but not static.
Age Distribution
Bedrooms
Dwelling Structure
83.5%
Houses
11.4%
Townhouse
5.0%
Apartment
Tenure
Croydon's housing stock is detached-dominant: 83.5% separate houses, 11.4% semi-detached dwellings and 5.0% apartments. The bedroom profile is practical for families, with 46.8% of homes offering 3 bedrooms and 24.1% offering 4 or more. Tenure is split between 32.3% owned outright, 38.3% mortgaged and 26.7% rented, so owner-occupiers form the majority while renters remain a meaningful market. Compared with Ringwood's more concentrated centre, Croydon's separate-house profile supports a conventional family-home search, while its 6.1% vacancy rate gives renters some choice.
Mortgage / mo
$1,985
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $380.
$600
Bond data year ending Sep 2025 · houses $600 · units $500
HH Size
2.4
Personal Income / wk
$816
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
742
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
42.9%
Couples with children
38.1%
Couples, no children
17.7%
Single parent
7,785
Total families
Economy & Employment
Healthcare is Croydon's largest industry grouping at 19.1%, or 1,862 workers, followed by education at 12.4% with 1,213, construction at 11.8% with 1,148, professional and technical services at 10.0% with 975, and retail at 7.1% with 694. Professionals number 3,535, with trades at 2,004 and clerical or administrative workers at 1,824, creating a mixed skills base rather than a single-industry profile. Participation is 62.3%, unemployment is 4.3% and full-time employment is 60.3%. Household income sits at the 53.1 percentile, while IEO, IER, IRSD and IRSAD all sit in decile 6, above the midpoint but below top-decile affluence. This reflects steady service employment and a broad owner-occupier base.
Unemployment
4.3%
Labour Force
14,609
Unemployed
631
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.3%
Part-time
33.4%
Participation
62.3%
Employed
13,978
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
37.7%
Postgraduate
9.8%
Born Overseas
26.3%
Dwellings
11,320
Transport to Work
Daily life in Croydon is car-oriented: 60.6% travel as car drivers, compared with 2.7% using public transport and 1.7% walking or cycling; 31.3% work from home. Families have access to 7 schools, comprising 5 primary and 2 secondary campuses across 6 government and 1 Catholic provider. Check enrolment zones against the exact address, since boundaries can cut across the suburb. The crime rate is 59.1 offences per 1,000 residents, with 1,691 total offences and 843 property and deception offences, so practical safety decisions should be street-specific. An IRSAD decile of 6 is above the national midpoint, while the 2.4-person average household size and 14.1 square kilometre area support a settled suburban feel. Compared with denser Ringwood, Croydon suits households prioritising space and driving access.
Drive
60.6%
Public Transport
2.7%
Walk / Cycle
1.7%
Work from Home
31.3%
Population Forecast
+1.25%/yr
(+187 people/yr)
EstablishedCroydon's growth outlook is established but not uniform. The annual trend is 1.25%, lower than the 4.7% long-run house-price CAGR, and overseas migration is the primary driver. Population change across the wider area is forecast at 24.1% over 10 years, while the shift trajectory is labelled Mixed. A gentrification score of 9 places the suburb in the Not gentrifying stage, although the shift score of 34 is classified as Early signs. Affordability is marked Improving, moving from 52.3 in 2011 to 49.6 in 2021, while rent growth reached 35.3%. These signals point to gradual demand and selective change rather than a wholesale repositioning, with established housing limiting the speed of transformation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+159
Net Internal / yr
-2
Gentrification Signal
Not gentrifying
Population +27% since 2011
Safety & Crime
Total Offences
1,691
Year ending June 2024
Rate per 1,000 People
59.1
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 Croydon compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Croydon?
Croydon has 7 schools, including 5 primary and 2 secondary campuses. Six are government schools and 1 is Catholic. Local options include Croydon Primary School, Dorset Primary School, Sacred Heart School, Croydon Community School and Melba Secondary College. Check the exact enrolment zone because boundaries can differ.
Is Croydon safe?
Croydon's recorded crime rate is 59.1 offences per 1,000 residents, with 1,691 total offences in the period measured. Property and deception offences account for 843, followed by 312 justice-procedure offences and 302 crimes against the person. Treat safety as street-specific and check lighting, parking and activity around the exact address.
Is Croydon good for property investment?
Croydon can suit a long-term investor seeking established houses and rental demand, but the numbers call for selectivity. Median rent is $380 a week, 26.7% of households rent, vacancy is 6.1% and 46 development applications were recorded over 12 months. Rental growth of 35.3% is higher than the 4.7% long-run price CAGR, so verify yields and maintenance costs.
How is Croydon's population changing?
Croydon's current population is 28,608. Population change across the wider area is forecast at 24.1% over 10 years, with an annual growth trend of 1.25% and overseas migration the primary driver. The trajectory is Mixed, while 79.6% of residents stayed at the same address and 20.4% turnover indicates both continuity and renewal.
What development is occurring in Croydon?
Development activity is material, with 46 applications recorded over 12 months. The pipeline can improve housing choice over time, but applications are not the same as completed dwellings, so check the proposal type, timing and likely impact on traffic and nearby supply. Croydon's 83.5% separate-house share means infill may affect individual streets more than the suburb-wide headline suggests.
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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