Donnybrook
The most striking feature of Donnybrook is its 30-year median age and 98.4% separate-house share. With 2,100 residents across 28.14 square kilometres, it feels more like a low-density mortgage-belt setting than a compact apartment district. Overseas-born residents make up 50.3%, or 28.7 percentage points above the national share, while household income sits at the 83.8th percentile. The 74.2% mortgage share signals a strongly leveraged owner-occupier base. For buyers comparing Donnybrook with nearby Wollert and Mickleham, its appeal is the detached-home format, but the 161.9 crime rate per 1,000 residents and car dependence deserve equal weight.
Local council: Whittlesea
Population
2,100
Median Age
30.0
Household IncomeiMedian weekly household income (ABS Census)
$2,207/wk
DAs (12 months)iDevelopment Applications lodged in the past year
141
Median House
$660K
October to December 2025
Donnybrook suits buyers prioritising land and family-sized accommodation over apartment living. Separate houses account for 98.4% of stock and 4-plus-bedroom homes for 76.8%, so the buyer pool is likely to focus on space, school access and commuting. The trade-off is leverage: 74.2% of households hold a mortgage, with a monthly mortgage figure of $2,100 and mortgage costs equal to 22.0% of household income. Compared with a smaller or higher-density purchase, Donnybrook's format may justify the price for families, but buyers should budget for transport and future rate changes.
For Buyers
Donnybrook suits buyers prioritising land and family-sized accommodation over apartment living. Separate houses account for 98.4% of stock and 4-plus-bedroom homes for 76.8%, so the buyer pool is likely to focus on space, school access and commuting. The trade-off is leverage: 74.2% of households hold a mortgage, with a monthly mortgage figure of $2,100 and mortgage costs equal to 22.0% of household income. Compared with a smaller or higher-density purchase, Donnybrook's format may justify the price for families, but buyers should budget for transport and future rate changes.
For Investors
Donnybrook presents a tenant-demand story with meaningful supply risk. Weekly rent is $401 and 21.1% of households rent, while the 8.6% vacancy rate gives renters more choice than a tight market would. Rents have grown 45.0%, but the 143 development applications recorded over 12 months point to an active pipeline that could add choice and moderate rental pressure, although applications are not the same as completed dwellings. The growth outlook is 1.25% annually with Balanced migration, so the case rests more on steady household formation than a single migration surge. Price growth has been modest at a 1.6% CAGR, and the latest median is 1.2% below the peak. Compared with a low-supply market, investors should allow for leasing competition and inspect each estate's access to shops, schools and transport.
Development Activity
Total DAs
686
Last 12 Months
141
YoY ChangeiYear-over-year change in DA lodgements
+4.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Donnybrook
Open-register school locations for education access. This is not a school-quality ranking.
Donnybrook Primary School
Demographics
Donnybrook's demographic profile is younger than the national norm but already carries signs of a changing age mix. The median age is 30, which is 10 years below the national figure, and 50.3% of residents were born overseas, 28.7 percentage points above the national comparison. University-qualified residents account for 39.5%, 9.4 points above the national level, supporting a mix of professional and service households. Average household size is 3.0, or 0.5 above the national average, consistent with the 54.8% share of couples with children. Indian ancestry counts 427 people and Punjabi is spoken by 232, while Christianity counts 648 and Sikhism 393. Compared with nearby Wollert and Mickleham, the key planning issue is to retain services that work for young families while the age profile shifts.
Age Distribution
Bedrooms
Dwelling Structure
98.4%
Houses
1.6%
Townhouse
0.0%
Apartment
Tenure
Donnybrook's housing market is overwhelmingly detached and mortgage-led. Tenure is concentrated among mortgaged households: 74.2% hold a mortgage, compared with 21.1% renting and only 4.8% owning outright. Stock is similarly concentrated, with 98.4% separate houses, 1.6% semi-detached homes and 76.8% containing four or more bedrooms. For buyers comparing Donnybrook with nearby Wollert, the low-apartment, large-home format is central to the decision, while mortgage stress is not flagged at a 22.0% mortgage-to-income ratio.
Mortgage / mo
$2,100
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$401
Census 2021
HH Size
3.0
Personal Income / wk
$1,004
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.6%
Unoccupied
58
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
54.8%
Couples with children
36.7%
Couples, no children
8.4%
Single parent
562
Total families
Economy & Employment
Donnybrook has a relatively high household-income position, with household income at the 83.8th percentile, and its labour force is active: participation is 70.4% and unemployment is 3.1%. Healthcare is the largest recorded industry at 21.2% of workers, followed by construction and transport at 10.3% each, education at 7.5% and professional or technical work at 7.1%. The occupation mix is broader than the industry split alone suggests, led by 218 professionals, 171 community or personal workers, 150 trades workers, 131 clerical or administrative workers and 129 machinery or drivers. That combination supports local service demand because families, health workers, trades and logistics households create different spending patterns. Compared with a single-industry employment base, this spread is a resilience point, although 68.7% drive to work, tying many households to fuel and road costs.
Unemployment
3.1%
Labour Force
1,108
Unemployed
34
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
26.5%
Participation
70.4%
Employed
1,074
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
39.5%
Postgraduate
13.0%
Born Overseas
50.3%
Dwellings
621
Transport to Work
Day-to-day life is structured around cars. Car drivers account for 68.7% of journeys, compared with 2.4% using public transport and 0.6% walking or cycling, while 25.5% work from home. That pattern can make outer-suburban trips practical for households with vehicles, but it raises the value of reliable local services and connected streets. Donnybrook Primary School is the named local option and is a government primary school; families needing secondary schooling or other sectors should check enrolment zones and travel times against the exact address. Safety requires attention: the crime rate is 161.9 per 1,000 residents, with 340 offences overall, including 202 property and deception offences. The 8.0% volunteering rate is another community consideration. Compared with a transit-oriented suburb, access and safety checks should be part of every inspection.
Drive
68.7%
Public Transport
2.4%
Walk / Cycle
0.6%
Work from Home
25.5%
Growth Outlook
Growth is positive but not explosive. The forecast trend is 1.25% a year, with migration labelled Balanced, while population change across the wider area is 15.6% over 10 years. The shift trajectory is Aging: the senior share is up 9.3 percentage points, the young share is down 3.0 points and the working share is down 6.1 points. That matters because new housing and services will need to support existing young families as well as older residents. Gentrification signals are restrained overall, with a score of 14 and a Not gentrifying stage, although a separate shift measure records 42 and Early signs. Affordability is worsening, moving from 40.2 in 2011 to 44.1 in 2021, while rents have grown 45.0%. Compared with a rapid speculative market, Donnybrook looks more like a steady, changing mortgage-belt suburb.
Population trend: Whittlesea council area
Donnybrook sits in the Whittlesea council area. These are the council area's residents, not Donnybrook's.
Residents 2025
259,759
Growth, 5 yr average
+2.4%/yr
2020 to 2025
Growth, last year
+2.9%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
340
Year ending June 2024
Rate per 1,000 People
161.9
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 Donnybrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Donnybrook a good suburb to live in?
Donnybrook can suit households wanting detached space, with 98.4% of homes separate houses and 76.8% containing four or more bedrooms. Car reliance is high at 68.7%, and the crime rate is 161.9 per 1,000, so inspect transport, services and the immediate street before deciding.
What schools are in Donnybrook?
There is 1 named local school, Donnybrook Primary School, and it is a government primary school. Because enrolment zones can vary by address, families should confirm the catchment and compare secondary options, travel times and sector availability before signing a contract.
Is Donnybrook safe?
Safety is a material consideration: 340 offences were recorded, equal to 161.9 per 1,000 residents. Property and deception offences accounted for 202 cases, so buyers and renters should check lighting, parking, access points and the immediate street rather than relying only on a suburb-wide rate.
Is Donnybrook good for property investment?
$401 weekly rent and 21.1% renting support tenant demand, but an 8.6% vacancy rate means investors should not assume tight conditions. The 143 development applications in 12 months and 1.25% annual growth forecast add supply and demand uncertainty, so property-level access and leasing quality matter.
How is Donnybrook's population changing?
Donnybrook has 2,100 residents today. The wider-area outlook records 15.6% population change over 10 years, with a 1.25% annual trend and Balanced migration. The trajectory is Aging, with the senior share up 9.3 points, so growth is likely to change the age mix as well as add households.
What languages are spoken in Donnybrook?
Punjabi is the most recorded non-English language, with 232 speakers, followed by Hindi at 49 and Malayalam at 26. With 50.3% of residents born overseas, services and community facilities that recognise multiple cultural backgrounds may be useful for residents.
Is Donnybrook undergoing significant development?
There were 143 development applications in the past 12 months, including planning permit activity and an amendment to permit and plans. The count indicates an active pipeline, but applications do not guarantee completed dwellings, so buyers should check the exact project, timing and infrastructure.
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).
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