Dandenong North
Population of 22,550 sits within a suburb where 54.0% of residents were born overseas, 32.4 percentage points above the national figure. That migrant-majority profile sits alongside a median age of 38, 2 years below national, and an 85.5% separate-house share. The result is a family-oriented, detached-home market with an aging trajectory rather than rapid expansion: the wider-area 10-year population change is 2.8% and the annual trend is -0.02%. Compared with a search centred on Dandenong or Noble Park, buyers should expect more emphasis on established 3-bedroom and 4-plus-bedroom houses. Household income at the 42.6th percentile also makes price discipline important.
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
24
Median House
$830K
October to December 2025
The typical stock is practical rather than compact: 85.5% of dwellings are separate houses, while 55.9% have 3 bedrooms and 28.6% have 4 or more. The monthly mortgage figure is $1,733, equal to 27.9% of household income, and mortgage stress is not flagged. Because 35.6% of households own outright and 34.5% have a mortgage, the suburb has a substantial settled-owner base, but the 42.6th household-income percentile argues for careful borrowing limits.
For Buyers
The typical stock is practical rather than compact: 85.5% of dwellings are separate houses, while 55.9% have 3 bedrooms and 28.6% have 4 or more. The monthly mortgage figure is $1,733, equal to 27.9% of household income, and mortgage stress is not flagged. Because 35.6% of households own outright and 34.5% have a mortgage, the suburb has a substantial settled-owner base, but the 42.6th household-income percentile argues for careful borrowing limits.
For Investors
The rental market has a meaningful tenant base, with 28.5% of households renting and a weekly median rent of $341. A 5.4% vacancy rate gives tenants more choice than a tightly constrained market, which can limit short-term rent pressure even after rents increased 31.2% across the forecast shift period. Overseas migration is the primary growth driver, supporting demand from new arrivals, while 13 development matters were recorded over 12 months. The suburb is classified as Not gentrifying, with a gentrification score of 10, so the investment case relies more on established housing, tenant depth and transport-linked employment than on a rapid redevelopment premium. Compared with a high-growth location, capital gains may be steadier rather than faster.
Development Activity
Total DAs
43
Last 12 Months
24
YoY ChangeiYear-over-year change in DA lodgements
+380.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Dandenong North
Open-register school locations for education access. This is not a school-quality ranking.
Lyndale Greens Primary School
Rosewood Downs Primary School
St Elizabeth's School
St Gerard's School
Lyndale Secondary College
Demographics
Dandenong North has a migrant-majority population, with 54.0% born overseas, 32.4 percentage points above the national figure. Greek, Sinhal, Arabic, Serbian and Punjabi are among the leading home languages, while Greek, English, Indian and other ancestry groups are prominent. The median age of 38 is 2 years below national, but the forecast trajectory is Aging, consistent with a senior-share increase of 4.0 percentage points and a young-share decline of 1.0 point. Average household size is 2.8, or 0.3 above national, and couples with children account for 48.1% of families. Compared with households considering Dandenong or Noble Park, this profile points to sustained demand for family-sized homes and culturally connected services.
Age Distribution
Bedrooms
Dwelling Structure
85.5%
Houses
11.2%
Townhouse
3.2%
Apartment
Tenure
Housing is strongly detached and family sized, with 85.5% separate houses, 11.2% semi-detached dwellings and only 3.2% apartments. The longer-run compound annual growth rate is 4.1% over 19 years. Tenure is split between 35.6% owned outright, 34.5% mortgaged and 28.5% rented, while the mortgage-to-income ratio is 27.9% and rent-to-income is 23.7%. Compared with the previous quarter, the latest price rise reinforces the need to distinguish renovated stock from houses requiring major work.
Mortgage / mo
$1,733
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $341.
$530
Bond data year ending Sep 2025 · houses $530 · units $468
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
48.1%
Couples with children
31.1%
Couples, no children
19.0%
Single parent
5,890
Total families
Economy & Employment
Healthcare is the largest industry at 19.3%, employing 1,124 people, followed by manufacturing at 11.7% and 683 people, construction at 10.1% and 586, education at 8.9% and 518, and retail at 7.9% and 463. This mix supports local demand because healthcare and education provide service employment while manufacturing and construction align with the suburb's 1,527 trades workers and 1,254 labourers. The labour force contains 10,046 people, with a 54.0% participation rate, 58.8% full-time rate and 7.2% unemployment rate. Household income sits at the 42.6th percentile. SEIFA deciles are 2 for IRSD, 3 for IRSAD, 4 for IEO and 3 for IER. The IEO result is higher than the IRSD result, suggesting education and occupation conditions are less constrained than broader disadvantage, while resources remain below the national middle.
Unemployment
7.2%
Labour Force
10,046
Unemployed
721
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
34.8%
Participation
54.0%
Employed
9,325
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
33.2%
Postgraduate
8.6%
Born Overseas
54.0%
Dwellings
7,530
Transport to Work
Daily life is car dependent: 72.2% travel as car drivers, compared with 2.8% using public transport and 0.7% walking or cycling, while 18.6% work from home. Five nearby schools provide a practical mix of 4 primary and 1 secondary options across 3 government and 2 Catholic schools; families should check enrolment zones against the exact address. Recorded crime is 60.7 offences per 1,000 residents, including 625 property and deception offences, 306 crimes against the person and 275 justice procedures offences, so street-level due diligence is worthwhile. SEIFA places IRSAD at decile 3 and IRSD at decile 2, lower than the middle of the national decile scale, which helps explain why affordability and service access remain important livability considerations.
Drive
72.2%
Public Transport
2.8%
Walk / Cycle
0.7%
Work from Home
18.6%
Population Forecast
-0.02%/yr
(-5 people/yr)
EstablishedGrowth is effectively flat, with an annual trend of -0.02%, versus 2.8% population change across the wider area over 10 years. Overseas migration is the primary driver, but the Aging trajectory, including a 4.0 percentage-point rise in the senior share and a 1.0-point fall in the young share, is likely to moderate expansion. The area experienced a 4.8% Covid dip and has recovered only 1.8%, so momentum remains weaker than in a fast-growth corridor. Gentrification is not currently evident: the forecast stage is Not gentrifying and the score is 10. Rent growth of 31.2% supports ongoing housing demand, but the combination of slow annual growth and demographic aging points to gradual change rather than a sudden transformation.
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?
Dandenong North can suit households wanting detached housing, cultural diversity and family-sized floorplans. The suburb has 22,550 residents, an 85.5% separate-house share and 48.1% couples with children. Car dependence is higher than public transport use, at 72.2% versus 2.8%, so it is better suited to households comfortable driving.
What schools are in Dandenong North?
There are 5 listed schools serving the suburb: 4 primary schools and 1 secondary college. The sector mix is 3 government schools and 2 Catholic schools. Options include Lyndale Secondary College and primary schools at Lyndale Greens, Rosewood Downs, St Elizabeth's and St Gerard's. Check the exact enrolment zone because boundaries can differ between nearby streets.
Is Dandenong North safe?
Safety should be assessed at street level. Recorded crime is 60.7 offences per 1,000 residents, with 625 property and deception offences and 306 crimes against the person. Those categories are higher than the 275 justice procedures offences and 100 drug offences recorded, so inspect lighting, parking and surrounding activity before choosing a property.
Is Dandenong North good for property investment?
Dandenong North has a sizeable rental base, with 28.5% of households renting, a $341 weekly median rent and a 5.4% vacancy rate. Overseas migration is the primary growth driver, while 13 development matters were recorded over 12 months. The Not gentrifying stage and -0.02% annual trend point to a steadier, more yield-focused strategy than a rapid-growth investment.
How is Dandenong North's population changing?
Population change is slow rather than rapid. The wider area recorded 2.8% change over 10 years and the annual trend is -0.02%. Overseas migration is the primary driver, but the trajectory is Aging, with the senior share up 4.0 percentage points and the young share down 1.0 point. This supports gradual household turnover rather than strong expansion.
What languages are spoken in Dandenong North?
Dandenong North is highly multicultural, with 54.0% of residents born overseas, 32.4 percentage points above the national figure. Leading home languages include Greek with 462 speakers, Sinhal with 449, Arabic with 418, Serbian with 372 and Punjabi with 253. This is a stronger migrant presence than the national profile and shapes local services and community networks.
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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