Eaglemont
With a median house price of $2,855,000 and household income in the 96.5th percentile nationally, Eaglemont sits among Melbourne's most financially concentrated suburbs. All four SEIFA indexes score decile 10, placing it at the highest advantage tier compared to every other suburb in Australia. What makes this more unusual is the demographic profile: the median age of 46 is 6 years above the national figure, 50% of households own outright with no mortgage, and only 20.3% rent, well below state averages. The suburb's 78.5% separate house composition and near-zero vacancy in the owner-occupier segment reflect a stable, long-held residential base that rarely turns over.
Population
3,960
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$2,866/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$2.9M
Apr-Jun 2024
The $2,855,000 median house price in Apr-Jun 2024 represents a 113.1% increase from $1,340,000 in 2013, a 5.6% compound annual growth rate over 14 years. The stock is overwhelmingly detached: 78.5% are separate houses and 45% have four or more bedrooms, so buyers compete in a large-family, land-rich market. Monthly mortgage repayments average $3,073, producing a mortgage-to-income ratio of 24.8%, below the 30% stress threshold despite the high purchase price, because incomes in the area rank in the 96.5th percentile nationally. Three-bedroom homes account for 34.2% of the mix, giving some entry range below the headline median. Outright ownership at 50% signals an older, established buyer base rather than a market driven by recent debt-funded purchases.
For Buyers
The $2,855,000 median house price in Apr-Jun 2024 represents a 113.1% increase from $1,340,000 in 2013, a 5.6% compound annual growth rate over 14 years. The stock is overwhelmingly detached: 78.5% are separate houses and 45% have four or more bedrooms, so buyers compete in a large-family, land-rich market. Monthly mortgage repayments average $3,073, producing a mortgage-to-income ratio of 24.8%, below the 30% stress threshold despite the high purchase price, because incomes in the area rank in the 96.5th percentile nationally. Three-bedroom homes account for 34.2% of the mix, giving some entry range below the headline median. Outright ownership at 50% signals an older, established buyer base rather than a market driven by recent debt-funded purchases.
For Investors
Renting accounts for 20.3% of households, low compared to most inner Melbourne suburbs, and weekly rent of $453 against a $2,855,000 median implies a gross yield well below 1%, making Eaglemont primarily a capital-growth play rather than an income play. The vacancy rate of 9.5% is elevated, reflecting selective tenant demand in this price bracket. Net overseas migration adds 88 residents a year to the broader SA2, while internal migration runs at minus 12, meaning population support is modest. Development activity is minimal, with only 4 applications lodged in the past 12 months, consistent with a heritage-protected, established suburb with limited new supply. The 10-year price CAGR of 5.6% is the stronger case for investors than current yield.
Development Activity
Total DAs
10
Last 12 Months
4
YoY ChangeiYear-over-year change in DA lodgements
+300.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 46 is 6 years above the national figure, and the demographic shift is accelerating: the senior share rose 5.8 points while the working-age share fell 2.4 points over the decade. University qualifications reach 63.2%, which is 33.1 percentage points above the national average, among the highest concentrations of degree holders in Victoria. Overseas-born residents stand at 22.6%, close to the national figure. Ancestry is Anglo-Italian in character, with English (1,179), Italian (728) and Irish (503) the three largest groups. Average household size of 2.7 is slightly above the national benchmark, consistent with the couples-with-children profile: 1,334 families are couples with children compared to 938 couples with no children.
Age Distribution
Bedrooms
Dwelling Structure
78.5%
Houses
5.7%
Townhouse
15.7%
Apartment
Tenure
Tenure tells the story most clearly: 50% own outright, 29.7% carry a mortgage, and only 20.3% rent, a split that sits well above the national owner-occupier rate. Outright owners outnumbering mortgage holders by a wide margin reflects long-held, debt-free wealth concentrated in an aging population. The stock is dominated by large detached houses, with 78.5% separate houses and 45% of dwellings at four-plus bedrooms, higher than most comparable Melbourne suburbs. The median house price climbed from $1,340,000 in 2013 to $2,855,000 in Apr-Jun 2024, a 113.1% total gain at a 5.6% CAGR. Rent-to-income sits at 15.8%, comfortably below the 30% stress threshold, and mortgage-to-income at 24.8% remains manageable given the high income base.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,073
Rent / wk
$453
HH Size
2.7
Personal Income / wk
$1,153
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.5%
Unoccupied
149
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.6%
Couples, no children
3,396
Total families
Economy & Employment
The workforce is concentrated in high-income professional sectors: Healthcare leads at 20.7% (325 workers), Professional and Technical services follow at 17.4% (273), and Education accounts for 11.9% (186), with Finance at 7.0% (110). By occupation, Professionals (822) and Managers (418) together represent around 60% of employed residents, consistent with the decile 10 IEO score for education and occupational advantage. Unemployment is low at 3.9% and the full-time rate is 62.1%. Real incomes grew 15.1% over the decade, above typical CPI, suggesting genuine earnings growth rather than nominal drift. The SEIFA IRSD decile 10 rating places Eaglemont in the least disadvantaged tier nationally, a reflection of low unemployment, high incomes and strong asset ownership.
Unemployment
1.4%
Labour Force
4,895
Unemployed
67
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.1%
Part-time
34.0%
Participation
61.8%
Employed
1,985
Occupations
Top Industries
University
63.2%
Postgraduate
19.4%
Born Overseas
22.6%
Dwellings
1,417
Transport to Work
Car dependency is high at 78.4%, above the Melbourne average, partly because the suburb's footprint and residential density favour private transport. Public transport use at 6.4% and walking or cycling at 8.5% are lower than comparable inner suburbs. The crime rate of 45.2 incidents per 1,000 residents is driven predominantly by property and deception offences (145 of 179 total incidents), with crimes against the person at just 20 incidents. The IRSAD decile 10 rating places Eaglemont in the least disadvantaged tier nationally. Volunteering runs at 19.7% and only 3.3% of residents (127 people) need daily assistance, both low given the older median age. No schools are recorded inside the Eaglemont boundary, so families rely on institutions in neighbouring suburbs.
Drive
78.4%
Public Transport
6.4%
Walk / Cycle
8.5%
Work from Home
N/A
Population Forecast
+0.07%/yr
(+6 people/yr)
EstablishedPopulation growth is slow: the annual rate is 0.07%, adding roughly 6 people per year. The 10-year change is just 0.7%, classifying this as an established, low-turnover suburb. The SA2 population recovered from a COVID dip of minus 4.2% and reached 8,069 in 2024, sitting above the pre-COVID level of 8,145 by the 2025 estimate of 8,169. Medium forecasts hold the population near 8,087 by 2031. Overseas migration provides the only net positive at 88 arrivals per year, offsetting a small internal outflow of minus 12. Gentrification scores at 10 out of 100, classified as not gentrifying, because the suburb is already at maximum advantage deciles and has no demographic headroom to shift upward.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+88
Net Internal / yr
-12
Gentrification Signal
Not gentrifying
COVID recovered (-4% dip → full recovery)
Safety & Crime
Total Offences
179
Year ending June 2024
Rate per 1,000 People
45.2
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 Eaglemont compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eaglemont a good suburb to live in?
Eaglemont ranks in decile 10 on all four SEIFA indexes, the highest advantage tier nationally, with household income in the 96.5th percentile. University qualifications reach 63.2%, which is 33.1 points above the national average. The main trade-off is a $2,855,000 median house price, limiting access to high-income buyers.
What is the median house price in Eaglemont?
The median house price is $2,855,000 as of Apr-Jun 2024, up 113.1% from $1,340,000 in 2013, a 5.6% compound annual growth rate over 14 years. Weekly rent averages $453 and monthly mortgage repayments run around $3,073, giving a mortgage-to-income ratio of 24.8%.
What schools are in Eaglemont?
No schools are recorded inside the Eaglemont boundary in this dataset, so families rely on schools in neighbouring suburbs. Despite this, the suburb has an exceptionally educated population, with 63.2% holding university qualifications, which is 33.1 points above the national average.
Is Eaglemont safe?
Eaglemont recorded 179 total crime incidents in the latest period, a rate of 45.2 per 1,000 residents. Of these, 145 were property and deception offences and only 20 were crimes against the person. The suburb scores decile 10 on the IRSD index, the highest advantage tier, which is associated with low disadvantage and lower risk.
Is Eaglemont good for property investment?
Weekly rent of $453 against a $2,855,000 median implies a gross yield well below 2%, and the 9.5% vacancy rate adds risk. The stronger case is capital growth: prices rose 113.1% over 14 years at a 5.6% CAGR. Net overseas migration of 88 per year supports demand, but low rental yield means returns depend heavily on price appreciation.
How is Eaglemont's population changing?
Population growth is very slow at 0.07% annually, adding around 6 people per year. The 10-year change is 0.7%. The SA2 area had 8,069 residents in 2024 and forecasts show approximately 8,087 by 2031. Overseas migration of 88 arrivals per year is the primary growth driver, offsetting a small internal outflow of minus 12.
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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