Eaglehawk
Affordability is the defining trait here: the $474,300 median house price sits well below most Victorian markets, and household income lands in just the 21.3rd percentile nationally. The suburb scores in the bottom advantage tier on SEIFA, with decile 1 on IRSAD and IEO and decile 2 on IRSD and IER, reflecting a working population concentrated in labouring and personal-service roles rather than knowledge work. The housing stock is overwhelmingly detached at 92.6%, university qualifications reach only 18.8% (11.3 points below national), and the median age of 43 runs 3.0 years above national, marking an older, settled, low-density community of 5,538 across 14.57 km2.
Population
5,538
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,140/wk
DAs (12 months)iDevelopment Applications lodged in the past year
42
Median House
$474K
Apr-Jun 2024
At a $474,300 median, Eaglehawk is one of the more accessible markets near Bendigo, and the entry point is reinforced by stock that is 92.6% separate houses, with apartments effectively absent. Three-bedroom homes dominate at 50.2% and 4-plus bedroom homes make up 24.2%, so buyers find genuine family housing rather than the compact units common in pricier suburbs. The trade-off is volatility: the median is down 10.0% from the early-2024 peak of $526,800, though it remains 79.7% above the 2013 level. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 26.3%, comfortably below the 30% stress threshold despite household income in only the 21.3rd percentile, which is the core reason local ownership stays viable.
For Buyers
At a $474,300 median, Eaglehawk is one of the more accessible markets near Bendigo, and the entry point is reinforced by stock that is 92.6% separate houses, with apartments effectively absent. Three-bedroom homes dominate at 50.2% and 4-plus bedroom homes make up 24.2%, so buyers find genuine family housing rather than the compact units common in pricier suburbs. The trade-off is volatility: the median is down 10.0% from the early-2024 peak of $526,800, though it remains 79.7% above the 2013 level. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 26.3%, comfortably below the 30% stress threshold despite household income in only the 21.3rd percentile, which is the core reason local ownership stays viable.
For Investors
Renters make up 29.5% of households and weekly rent averages $265, which against the $474,300 median implies a gross yield near 2.9%, higher than what inner-city Melbourne premiums deliver. The vacancy rate of 6.8% is elevated, signalling that tenant demand does not fully absorb available stock, so landlords should expect some letting friction. Demand support is modest but positive: net overseas migration adds about 45 residents a year and net internal migration adds 30, a balanced inflow rather than a single driver. Development activity is moderate at 40 applications in 12 months, including a 4-dwelling project, so new supply is trickling in. With rent up 55.6% over the decade and the median 79.7% above its 2013 floor, the case rests on yield and gradual capital growth rather than rapid appreciation.
Development Activity
Total DAs
53
Last 12 Months
42
YoY ChangeiYear-over-year change in DA lodgements
+2000.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eaglehawk iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Liborius' School
Prep-6 · 258 students
Eaglehawk North Primary School
Prep-6 · 269 students
Eaglehawk Secondary College
7-10 · 561 students
Eaglehawk Primary School
Prep-6 · 159 students
Demographics
The median age of 43 is 3.0 years above the national figure, and the trajectory is aging: the senior share rose 2.3 points while the working-age share fell 0.8 points over the decade. The population is notably Anglo-leaning, with just 7.5% born overseas, 14.1 points below national, and ancestry led by English (2,466), Irish (732) and Scottish (691). University qualifications at 18.8% run 11.3 points below national, consistent with a workforce weighted toward trades and service roles. Average household size is 2.2, which is 0.3 below national, in line with the older couple profile: 29.6% of families are couples with no children. Christianity dominates at 2,370 residents, with Buddhism (74) the next-largest affiliation in a community with little linguistic diversity.
Age Distribution
Bedrooms
Dwelling Structure
92.6%
Houses
7.2%
Townhouse
N/A
Apartment
Tenure
Tenure is owner-heavy: 37.8% own outright, 32.7% carry a mortgage and 29.5% rent, so owner-occupiers outnumber tenants by more than two to one. Outright owners exceeding mortgage holders points to a settled, low-churn base, reinforced by an 18.9% turnover rate. The stock is 92.6% separate houses and only 7.2% semi-detached, with three-bedroom dwellings at 50.2% and 4-plus bedroom at 24.2%, classic family housing. The median moved from $264,000 in 2013 to $474,300 by mid-2024, a 79.7% rise at a 4.3% compound annual rate, though it has slipped 10.0% from the $526,800 peak. Mortgage-to-income at 26.3% and rent-to-income at 23.2% both sit below stress thresholds, a function of cheap entry prices rather than high incomes, which rank in only the 21.3rd percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$265
HH Size
2.2
Personal Income / wk
$629
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.8%
Unoccupied
173
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.3%
Community Profile
Ancestry
Household Composition
29.6%
Couples, no children
4,094
Total families
Economy & Employment
The workforce leans on essential services and physical trades rather than professional sectors. Healthcare dominates at 24.7% (360 workers), followed by Education at 11.1% (162), Construction at 9.9% (144), Manufacturing at 9.6% (139) and Retail at 8.0% (117). By occupation, Labourers (379) and Community/Personal workers (356) outnumber Professionals (341), which explains the bottom-tier SEIFA scores: decile 1 on IEO for education and occupation and decile 1 on IRSAD overall. Unemployment is 5.1% and the full-time rate is 59.6%, but participation reads only 50.3% because the older profile leaves 1,831 residents not in the labour force. The IER score for economic resources sits one decile higher at 2, reflecting that high outright-ownership offsets low incomes in aggregate wealth measures.
Unemployment
6.1%
Labour Force
6,449
Unemployed
395
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.6%
Part-time
35.3%
Participation
50.3%
Employed
2,197
Occupations
Top Industries
University
18.8%
Postgraduate
3.8%
Born Overseas
7.5%
Dwellings
2,356
Transport to Work
Car dependence is near-total: 89.1% drive to work while just 1.0% use public transport and 2.7% walk or cycle, far below the national balance, a function of the low 380.2 residents per km2 density and limited transit. The suburb scores decile 1 on IRSAD and decile 2 on IRSD, the lower disadvantage tiers, and 8.7% of residents (454 people) need daily assistance, above what younger suburbs report and consistent with the median age of 43. Crime runs at 83.8 incidents per 1,000 residents, with property and deception offences (218) the largest category ahead of crimes against the person (138). No schools are recorded inside the 14.57 km2 boundary in this dataset, so families rely on institutions in neighbouring Bendigo suburbs, a practical trade-off for the low-density, affordable setting.
Drive
89.1%
Public Transport
1.0%
Walk / Cycle
2.7%
Work from Home
N/A
Population Forecast
+1.46%/yr
(+198 people/yr)
EstablishedEaglehawk is on a steady established-growth path, with the trend forecast pointing to 1.46% annual population gains, about 198 people a year. That continuation is expected to lift the wider SA2 catchment from 13,523 in 2025 toward 14,836 by 2031 on the medium projection. Growth is balanced across sources, with net overseas migration of 45 a year and net internal migration of 30, neither dominating. The gentrification score reads 66 on the shift measure, classified as active, driven by a 27.9% population rise over the decade and 19.8% real income growth, yet affordability worsened from 40.2% in 2011 to 42.4% in 2021. Rent climbing 55.6% over the period signals tightening demand even as the suburb stays well below state median prices.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+45
Net Internal / yr
+30
Gentrification Signal
Not gentrifying
Population +32% since 2011
Safety & Crime
Total Offences
464
Year ending June 2024
Rate per 1,000 People
83.8
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 Eaglehawk compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eaglehawk a good suburb to live in?
Eaglehawk suits buyers prioritising affordability and space, with a $474,300 median house price and 92.6% of homes being separate houses. It scores decile 1 on IRSAD, the lower advantage tier, and household income ranks in the 21.3rd percentile, so it is a value market rather than a premium one. Mortgage-to-income stays low at 26.3%.
What is the median house price in Eaglehawk?
The median house price is $474,300 as of mid-2024, down 10.0% from the early-2024 peak of $526,800 but up 79.7% from $264,000 in 2013, a 4.3% compound annual rate. Weekly rent averages $265 and monthly mortgage repayments run about $1,300.
What schools are in Eaglehawk?
No schools are recorded inside the 14.57 km2 Eaglehawk boundary in this dataset, so families rely on schools in neighbouring Bendigo suburbs. The local university qualification rate is 18.8%, which is 11.3 points below the national figure, reflecting a trades-oriented workforce.
Is Eaglehawk safe?
Eaglehawk records 464 offences a year, a rate of 83.8 per 1,000 residents. Property and deception offences are the largest group at 218, ahead of 138 crimes against the person. The suburb sits in decile 2 on the IRSD disadvantage index, so safety tracks its lower-advantage profile rather than an affluent one.
Is Eaglehawk good for property investment?
Rent of $265 a week against a $474,300 median gives a gross yield near 2.9%, above inner-Melbourne levels, and 29.5% of households rent. The 6.8% vacancy rate is elevated, so letting can be slow. Net migration of about 75 a year and rent growth of 55.6% over the decade support gradual returns.
How is Eaglehawk's population changing?
The trend forecast points to 1.46% annual growth, about 198 people a year, lifting the wider catchment from 13,523 in 2025 toward 14,836 by 2031. Growth is balanced, with 45 net overseas and 30 net internal migrants annually. The profile is aging, with the senior share up 2.3 points over the decade.
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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