Eltham
Eltham's clearest signal is established, high income family housing: 85.9% of dwellings are separate houses, 43.1% are owned outright, and household income sits in the 90.5 percentile nationally. Compared with nearby Montmorency and Diamond Creek, it reads as leafier and more owner-occupier led, with low density at 1136.3 people per sq km. The median age is 43, which is 3.0 years above the national figure, while university attainment at 47.0% is 16.9 percentage points higher than national. Prices are premium but not overheated, with the latest house median at $1200000 after a 9.6% fall from the Jan-Mar 2024 peak.
Population
18,847
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,391/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$1.2M
Apr-Jun 2024
Eltham suits buyers prioritising detached space and tenure security because 85.9% of homes are separate houses and 46.0% have 4 or more bedrooms. The $1200000 median house price is high, but mortgage costs absorb 21.7% of income, below common stress thresholds and supported by household income in the 90.5 national percentile. Family buyers get a more house-dominant market than many inner suburbs, while the 9.6% fall from the Jan-Mar 2024 peak gives some negotiation room compared with the earlier $1327000 high.
For Buyers
Eltham suits buyers prioritising detached space and tenure security because 85.9% of homes are separate houses and 46.0% have 4 or more bedrooms. The $1200000 median house price is high, but mortgage costs absorb 21.7% of income, below common stress thresholds and supported by household income in the 90.5 national percentile. Family buyers get a more house-dominant market than many inner suburbs, while the 9.6% fall from the Jan-Mar 2024 peak gives some negotiation room compared with the earlier $1327000 high.
For Investors
Eltham is a selective rental market rather than a high churn one: only 12.2% of homes are rented, compared with far higher renter shares in many middle-ring suburbs. Median rent is $440 per week and rent takes 18.4% of income, so affordability pressure looks lower than in tighter markets. The 4.6% vacancy rate points to softer tenant competition, while 27 development applications in 12 months show some renewal. Investors may prefer scarcity and family appeal over rapid growth because ownership is dominant at 87.9% across outright and mortgage households.
Development Activity
Total DAs
47
Last 12 Months
32
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
Schools in Eltham iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Eltham East Primary School
Prep-6 · 652 students
Catholic Ladies' College Ltd
7-12 · 901 students
Eltham Primary School
Prep-6 · 253 students
Eltham High School
7-12 · 1326 students
Our Lady Help of Christians School
Prep-6 · 79 students
Demographics
Eltham leans older, educated and locally rooted. The median age is 43, which is 3.0 years above the national figure, and 47.0% of residents hold university qualifications, 16.9 percentage points higher than national. Overseas-born residents make up 19.0%, which is 2.6 points below national, so ancestry skews English, Irish, Scottish and Italian rather than highly migrant. Average household size is 2.8, above the national comparison by 0.3, because family households remain central to the suburb's detached housing base.
Age Distribution
Bedrooms
Dwelling Structure
85.9%
Houses
5.7%
Townhouse
8.3%
Apartment
Tenure
Housing is the core of Eltham's identity: 85.9% separate houses, 8.3% apartments and 5.7% semi-detached dwellings make it much lower density than apartment-heavy suburbs closer to Melbourne. Prices have risen from $631500 in 2013 to $1200000 in Apr-Jun 2024, a 90.0% gain and 4.7% CAGR over 14 years. The market is below its $1327000 Jan-Mar 2024 peak by 9.6%, but tenure is still strong, with 43.1% owned outright, 44.8% mortgaged and only 12.2% renting.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,250
Rent / wk
$440
HH Size
2.8
Personal Income / wk
$971
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.6%
Unoccupied
319
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.2%
Couples, no children
16,474
Total families
Economy & Employment
Eltham's workforce profile is high skill and service led. Healthcare employs 1269 people, Education 1114, Professional/Tech 904, Construction 777 and Public Admin 540, with Professionals the largest occupation at 3027 and Managers next at 1757. Unemployment is 4.0% and full-time work is 61.4%, supporting household income in the 90.5 national percentile. SEIFA is consistently high: IEO decile 9, IER decile 10, IRSD decile 10 and IRSAD decile 9, with the slight IRSAD dip reflecting advantage that is strong but not the highest educational and occupational mix nationally.
Unemployment
2.0%
Labour Force
14,139
Unemployed
280
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
34.6%
Participation
62.5%
Employed
9,193
Occupations
Top Industries
University
47.0%
Postgraduate
13.5%
Born Overseas
19.0%
Dwellings
6,569
Transport to Work
Eltham's livability is anchored by schools, space and relative advantage, but daily life is car based. Public transport commuting is only 3.3%, while 88.9% drive, so access works best for households comfortable with car travel. There are 5 local schools across Government and Catholic sectors, with ICSEA scores from 1094 to 1143; Eltham East Primary, Catholic Ladies' College and Eltham High provide the strongest anchors by scale and score. Crime totals 933 incidents, or 49.5 per 1000 residents, and IRSAD decile 9 points to above-average social advantage.
Drive
88.9%
Public Transport
3.3%
Walk / Cycle
2.4%
Work from Home
N/A
Population Forecast
-0.11%/yr
(-27 people/yr)
EstablishedEltham's growth outlook is subdued rather than expansionary. The trend forecast is -0.11% per year, or -27 people annually, below the stronger growth seen in new outer estates. The medium scenario moves from 23593 in 2026 to 23458 in 2031, a slow decline rather than a development-led surge. Migration is mixed: overseas migration adds 183 people a year but internal migration is -278 a year, so locals leaving outweigh arrivals. The gentrification score is 0 and the stage is Not gentrifying, consistent with an established suburb already priced above average.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+183
Net Internal / yr
-278
Gentrification Signal
Not gentrifying
Net internal outflow -278/yr
Safety & Crime
Total Offences
933
Year ending June 2024
Rate per 1,000 People
49.5
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 Eltham compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eltham a good suburb to live in?
Yes for buyers seeking space, schools and stability. Eltham has 85.9% separate houses, 5 local schools and household income in the 90.5 national percentile, so it suits established family households more than renters seeking a high-density lifestyle.
What is the median house price in Eltham?
The median house price in Eltham is $1200000 for Apr-Jun 2024. That is below the Jan-Mar 2024 peak of $1327000 by 9.6%, but still well above the 2013 level of $631500.
What schools are in Eltham?
Eltham has 5 local schools across Government and Catholic sectors. Major options include Eltham East Primary School with 652 enrolments, Catholic Ladies' College with 901, and Eltham High School with 1326.
Is Eltham safe?
Eltham recorded 933 offences, equal to 49.5 per 1000 residents. The largest category was property and deception offences with 566 incidents, followed by crimes against the person with 119.
Is Eltham good for property investment?
Eltham is more of a low-rental, owner-occupier investment market. Only 12.2% of homes are rented, median rent is $440 per week, vacancy is 4.6%, and 27 development applications show some renewal but not rapid turnover.
How is Eltham's population changing?
The forecast points to very slow decline, with trend growth at -0.11% a year, or -27 people annually. Overseas migration adds 183 people a year, but net internal migration is -278, creating a modest drag.
What development is happening in Eltham?
There were 27 development applications in the past 12 months, including subdivision and planning permit activity. That is enough to show ongoing renewal, but the forecast still has population easing from 23593 in 2026 to 23458 in 2031.
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.
Explore Eltham on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map