East Bairnsdale
With household income in just the 11.8th percentile nationally, East Bairnsdale sits well below the average, yet its $357,500 median house price remains accessible compared to most Victorian markets. The suburb's 1,352 residents have a median age of 45, which is 5 years above the national figure, and the population grew 18.4% over the past decade, driven by 58 net internal arrivals a year. A 9.7% vacancy rate and SEIFA IRSAD decile of 3 indicate pockets of disadvantage, but subdivision activity continues across the area's 36.7 square kilometres.
Population
1,352
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$967/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$358K
Apr-Jun 2024
At $357,500 in Apr-Jun 2024, East Bairnsdale's median house price is significantly lower than the Victorian state median, making it one of the more affordable entry points in the Gippsland region. Prices climbed 58.2% from $226,000 in 2013 at a CAGR of 3.3%, though they sit 11.9% below the Jan-Mar 2024 peak of $406,000. Separate houses dominate at 93.4% of dwellings, and the most common configuration is 3 bedrooms (62.4%). Monthly mortgage repayments average $1,088, producing a mortgage-to-income ratio of 26.0%, below the 30% stress threshold. With 36.2% of residents owning outright, the suburb attracts buyers seeking long-term stability rather than rapid capital growth.
For Buyers
At $357,500 in Apr-Jun 2024, East Bairnsdale's median house price is significantly lower than the Victorian state median, making it one of the more affordable entry points in the Gippsland region. Prices climbed 58.2% from $226,000 in 2013 at a CAGR of 3.3%, though they sit 11.9% below the Jan-Mar 2024 peak of $406,000. Separate houses dominate at 93.4% of dwellings, and the most common configuration is 3 bedrooms (62.4%). Monthly mortgage repayments average $1,088, producing a mortgage-to-income ratio of 26.0%, below the 30% stress threshold. With 36.2% of residents owning outright, the suburb attracts buyers seeking long-term stability rather than rapid capital growth.
For Investors
Renters make up 37.6% of households, giving landlords a consistent tenant base, and weekly rent of $250 sits at a rent-to-income ratio of 25.9%, below the stress threshold. However, a 9.7% vacancy rate is elevated compared to healthy market levels of 2-3%, signalling supply that demand does not fully absorb. Rent grew 40% over the measured period versus income growth of 10.9%, compressing affordability but improving yield trends from a low base. Net internal migration of 58 and overseas migration of 48 per year provide modest but steady demand support.
Development Activity
Total DAs
8
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 45 is 5 years above the national average, and the suburb is on an aging trajectory with the senior share rising 5.9 points while the working-age share fell 1.8 points over the decade. Overseas-born residents account for 10.9% of the population, which is 10.7 percentage points below the national figure. Ancestry is Anglo-Celtic, led by English (536), Irish (141) and Scottish (127). University qualifications reach 16.4%, which is 13.7 points below the national average, consistent with a blue-collar workforce where Labourers are the top occupation group.
Age Distribution
Bedrooms
Dwelling Structure
93.4%
Houses
4.7%
Townhouse
1.9%
Apartment
Tenure
East Bairnsdale's housing stock is overwhelmingly detached, with 93.4% separate houses and just 1.9% apartments, a profile more common in rural Victoria than metropolitan areas. The tenure split places 36.2% as outright owners, 26.2% with a mortgage and 37.6% renting, a relatively high renter share for a low-density suburb. The 3-bedroom house at 62.4% of dwellings defines the typical product. Prices have risen from a trough of $160,000 in 2014 to $357,500 in mid-2024, a gain of 123% in a decade, though the CAGR of 3.3% over 14 years is below the long-run national average. The mortgage-to-income ratio of 26.0% and rent-to-income of 25.9% both sit comfortably below the 30% stress mark.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,088
Rent / wk
$250
HH Size
2.2
Personal Income / wk
$551
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
56
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.0%
Community Profile
Ancestry
Household Composition
30.6%
Couples, no children
902
Total families
Economy & Employment
Healthcare leads local employment at 29.0% of workers (71 people), more than double Manufacturing at 13.5% (33), with Education at 10.6% and Public Administration at 9.4% rounding out the top sectors. The economy is anchored by government and community services rather than private enterprise. Labourers are the top occupation group at 88, with Professionals numbering only 58. Unemployment at 9.7% is well above the national average, and the participation rate of 42.0% is low because 465 residents are outside the labour force. SEIFA IRSAD decile of 2 and IRSD decile of 3 both place the suburb in the lower advantage tier nationally.
Unemployment
5.5%
Labour Force
7,567
Unemployed
415
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.3%
Part-time
38.0%
Participation
42.0%
Employed
426
Occupations
Top Industries
University
16.4%
Postgraduate
3.8%
Born Overseas
10.9%
Dwellings
515
Transport to Work
Car dependence is high at 86.8% of residents driving to work, reflecting limited public transport in a suburb spanning 36.7 square kilometres. About 5.4% walk or cycle. No schools are recorded within East Bairnsdale's boundaries, so families depend on Bairnsdale township institutions. The crime rate of 258.9 per 1,000 residents is elevated, with property and deception offences (108) and crimes against the person (94) as the top categories. SEIFA IRSAD decile of 2 places the suburb below the national average on advantage, with household income at the 11.8th percentile nationally and 10.1% of residents needing daily assistance.
Drive
86.8%
Public Transport
N/A
Walk / Cycle
5.4%
Work from Home
N/A
Population Forecast
+1.01%/yr
(+161 people/yr)
EstablishedPopulation grew 18.4% over the past decade and the medium forecast projects growth from approximately 15,917 in 2025 to around 17,093 by 2031, adding roughly 161 persons annually at a 1.01% rate. Migration is balanced, with internal arrivals of 58 and overseas of 48 per year. A gentrification score of 13 places the suburb in the not gentrifying category, consistent with SEIFA decile 2-3 disadvantage levels where demographic uplift is not emerging. Real income growth of 10.9% lagged rent growth of 40% over the period, gradually compressing affordability for existing renters.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+48
Net Internal / yr
+58
Gentrification Signal
Not gentrifying
Population +18% since 2011, Net internal migration +58/yr
Safety & Crime
Total Offences
350
Year ending June 2024
Rate per 1,000 People
258.9
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 East Bairnsdale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is East Bairnsdale a good suburb to live in?
East Bairnsdale suits buyers seeking affordable detached housing in a quiet, low-density setting. The $357,500 median house price is well below metropolitan Victoria, and mortgage stress at 26.0% is manageable. Trade-offs include a crime rate of 258.9 per 1,000 residents, household income at the 11.8th percentile nationally and limited schools within the suburb boundary.
What is the median house price in East Bairnsdale?
The median house price is $357,500 as of Apr-Jun 2024. Prices peaked at $406,000 in Jan-Mar 2024, so the current figure is 11.9% below peak. From a 2013 base of $226,000, prices have risen 58.2% over 14 years at a CAGR of 3.3%. Monthly mortgage repayments average $1,088.
What schools are in East Bairnsdale?
No schools are recorded inside East Bairnsdale's boundaries in this dataset. The suburb spans 36.7 square kilometres and families typically access schools in nearby Bairnsdale township. University qualifications in the suburb stand at 16.4% of residents, which is 13.7 percentage points below the national average.
Is East Bairnsdale safe?
The recorded crime rate is 258.9 incidents per 1,000 residents across 350 total offences. Property and deception offences are the largest category at 108, followed by crimes against the person at 94. This rate is above the typical level for regional Victorian suburbs and is worth factoring into any location decision.
Is East Bairnsdale good for property investment?
The investment case is mixed. Rent grew 40% over the measured period and weekly rent is $250 with a 25.9% rent-to-income ratio showing tenants can sustain payments. However, the 9.7% vacancy rate is high relative to a healthy 2-3% market. Annual population growth of 1.01% and net migration of around 106 per year provide moderate demand support. The CAGR of 3.3% over 14 years is modest.
How is East Bairnsdale's population changing?
Population grew 18.4% over the past decade and stood at approximately 15,917 in 2025. The medium forecast projects growth to around 17,093 by 2031, adding roughly 161 persons per year at an annual rate of 1.01%. The suburb is on an aging trajectory, with the senior share rising 5.9 points while the working-age share declined 1.8 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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