Dandenong North
Migration defines Dandenong North more than age or density: 54.0% of residents were born overseas, 32.4 points above the national figure, while the median age of 38 is 2.0 years below national. The suburb has 22,550 people across 9.47 sq km, with density of 2,382.0 per sq km. Compared with neighbouring Dandenong, Springvale and Noble Park, its own housing mix reads strongly suburban: 85.5% separate houses and only 3.2% apartments. Household income sits at the 42.6 percentile, so affordability pressure is lower than in many higher income Melbourne pockets.
Population
22,550
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,436/wk
DAs (12 months)iDevelopment Applications lodged in the past year
10
Median House
$750K
Apr-Jun 2024
For homebuyers, Dandenong North is mostly a detached-house market: 85.5% separate houses, 11.2% semi-detached and 3.2% apartments. The median house price was $750,000 in Apr-Jun 2024, back at the Oct-Dec 2023 peak after $742,000 in Jan-Mar 2024, so recent price risk looks flatter compared with faster-rising markets. Family-sized stock dominates because 55.9% of dwellings have 3 bedrooms and 28.6% have 4 or more. Mortgage costs take 27.9% of income, below common stress thresholds, but household income is only at the 42.6 percentile.
For Buyers
For homebuyers, Dandenong North is mostly a detached-house market: 85.5% separate houses, 11.2% semi-detached and 3.2% apartments. The median house price was $750,000 in Apr-Jun 2024, back at the Oct-Dec 2023 peak after $742,000 in Jan-Mar 2024, so recent price risk looks flatter compared with faster-rising markets. Family-sized stock dominates because 55.9% of dwellings have 3 bedrooms and 28.6% have 4 or more. Mortgage costs take 27.9% of income, below common stress thresholds, but household income is only at the 42.6 percentile.
For Investors
Investors see a renter base but not a tight vacancy story. Renting accounts for 28.9% of households, while the weekly median rent is $341 and rent-to-income sits at 23.7%, below stress levels. The 5.4% vacancy rate is higher than a tight market, so pricing power may be uneven even after rent growth of 31.2% over the shift period. Only 8 development applications in 12 months point to limited new supply, while migration is split between -410 net internal residents a year and +454 net overseas residents on average.
Development Activity
Total DAs
27
Last 12 Months
10
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Dandenong North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Gerard's School
Prep-6 · 125 students
St Elizabeth's School
Prep-6 · 244 students
Rosewood Downs Primary School
Prep-6 · 258 students
Lyndale Greens Primary School
Prep-6 · 446 students
Lyndale Secondary College
7-12 · 850 students
Demographics
Dandenong North's population is notably international: 54.0% were born overseas, 32.4 percentage points above the national benchmark. University attainment is 33.2%, 3.1 points above national, while the median age of 38 sits 2.0 years below national. Household size of 2.8 is 0.3 above national, which fits the large stock of 3 and 4 bedroom homes. English, Indian and Greek ancestries sit alongside Greek, Sinhal, Arabic, Serbian and Punjabi language groups, with Christianity at 10,261 people, Islam at 2,910 and Buddhism at 1,637.
Age Distribution
Bedrooms
Dwelling Structure
85.5%
Houses
11.2%
Townhouse
3.2%
Apartment
Tenure
The housing base is stable and owner-heavy compared with many rental-led suburbs: 36.1% own outright, 35.0% hold a mortgage and 28.9% rent. Houses remain the core product, with 85.5% separate dwellings and 55.9% of homes offering 3 bedrooms. Price history shows a median move from $390,000 in 2013 to $750,000 in Apr-Jun 2024, a 92.3% gain and 4.8% CAGR across 14 years. The latest median equals the $750,000 peak, so values are 0.0% below peak rather than still retracing.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$341
HH Size
2.8
Personal Income / wk
$605
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.4%
Unoccupied
431
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.5%
Couples, no children
18,121
Total families
Economy & Employment
Healthcare is the largest local worker industry at 19.3% or 1,124 people, followed by manufacturing at 11.7%, construction at 10.1%, education at 8.9% and retail at 7.9%. Occupations are mixed rather than purely white-collar: professionals number 1,587, but labourers reach 1,254 and machinery or drivers 1,024. Unemployment is 7.6% with participation at 50.8%, explaining why income ranks at the 42.6 percentile. SEIFA is lower than average across all 4 measures: IEO decile 4, IER 3, IRSD 2 and IRSAD 3, reflecting more disadvantage than advantaged-skills concentration.
Unemployment
8.6%
Labour Force
11,814
Unemployed
1,012
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
29.6%
Participation
50.8%
Employed
8,724
Occupations
Top Industries
University
33.2%
Postgraduate
8.6%
Born Overseas
54.0%
Dwellings
7,530
Transport to Work
Daily life is car-oriented compared with inner Melbourne patterns: 88.7% drive to work, 3.5% use public transport and 0.8% walk or cycle. School choice is local rather than expansive, with 5 schools spanning ICSEA 935 to 1049; the highest are St Gerard's School at 1049, St Elizabeth's School at 1045 and Rosewood Downs Primary School at 1023, mixing Catholic and Government options. Safety needs scrutiny because recorded crime is 60.7 per 1,000 residents, led by 625 property and deception offences and 306 crimes against the person. IRSAD decile 3 is below average, so amenity varies by street.
Drive
88.7%
Public Transport
3.5%
Walk / Cycle
0.8%
Work from Home
N/A
Population Forecast
-0.02%/yr
(-5 people/yr)
EstablishedGrowth is close to flat. The trend forecast is -0.02% a year, equal to about -5 people annually, and the medium path eases from 23,225 in 2026 to 23,201 in 2031. Migration explains the stall because overseas migration is the primary driver at +454 people a year, but net internal movement is -410 a year. The gentrification score is 10 and the stage is Not gentrifying, lower than suburbs with rapid income-led turnover. The shift profile is aging, with senior share up 4.0 points and young share down 1.0.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+454
Net Internal / yr
-410
Gentrification Signal
Not gentrifying
Net internal outflow -410/yr, Strong overseas inflow +454/yr
Safety & Crime
Total Offences
1,368
Year ending June 2024
Rate per 1,000 People
60.7
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 Dandenong North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dandenong North a good suburb to live in?
It suits buyers wanting detached housing and multicultural amenities: 85.5% of dwellings are separate houses and 54.0% of residents were born overseas. Car reliance is high at 88.7%, so it is stronger for drivers than transit-focused households.
What is the median house price in Dandenong North?
The median house price is $750,000 for Apr-Jun 2024. That matches the Oct-Dec 2023 peak and sits above the $742,000 recorded in Jan-Mar 2024, after a 92.3% gain from 2013.
What schools are in Dandenong North?
There are 5 local schools: St Gerard's School, St Elizabeth's School, Rosewood Downs Primary School, Lyndale Greens Primary School and Lyndale Secondary College. ICSEA ranges from 935 to 1049 across Catholic and Government sectors.
Is Dandenong North safe?
Safety is mixed rather than uniformly low-risk. Recorded crime is 60.7 per 1,000 residents, with 1,368 total offences. Property and deception offences are the largest category at 625 incidents, followed by 306 crimes against the person.
Is Dandenong North good for property investment?
It can suit patient investors because 28.9% of households rent and the median rent is $341 per week. However, vacancy is 5.4%, higher than a tight rental market, so tenant demand and street selection matter.
How is Dandenong North's population changing?
Population is forecast to be almost flat, with trend growth of -0.02% a year or about -5 people annually. The medium path moves from 23,225 in 2026 to 23,201 in 2031, as +454 net overseas migration is offset by -410 net internal movement.
What languages are spoken in Dandenong North?
Dandenong North has a strong multilingual profile, with 54.0% of residents born overseas, 32.4 points above the national figure. Common listed languages include Greek with 462 speakers, Sinhal with 449, Arabic with 418, Serbian with 372 and Punjabi with 253.
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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