Elwood
At 5,838.6 people per sq km, Elwood packs 15,153 residents into 2.6 sq km, with apartments making up 72.2% of dwellings and renters 51.8% of households. Compared with nearby Brighton's larger detached-home profile, Elwood is more apartment-led and renter-oriented, although its household income sits at the 79.3rd percentile. Its median age of 38 is 2 years below the national figure, while university attainment is 29 percentage points above it, helping explain the premium pricing and strong demand for smaller homes.
Population
15,153
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,096/wk
DAs (12 months)iDevelopment Applications lodged in the past year
37
Median House
$1.9M
October to December 2025
Elwood suits buyers prioritising a compact inner-suburban setting over land, because 72.2% of dwellings are apartments and only 14.3% are separate houses. The dominant format is two bedrooms at 49.9%, followed by 0 to 1 bedrooms at 21.6%, so the suburb is better aligned with singles, couples and downsizers than large families. Compared with Brighton, Elwood gives buyers a more apartment-focused entry point, but owners should check body corporate costs, renovation rules and coastal exposure before committing.
For Buyers
Elwood suits buyers prioritising a compact inner-suburban setting over land, because 72.2% of dwellings are apartments and only 14.3% are separate houses. The dominant format is two bedrooms at 49.9%, followed by 0 to 1 bedrooms at 21.6%, so the suburb is better aligned with singles, couples and downsizers than large families. Compared with Brighton, Elwood gives buyers a more apartment-focused entry point, but owners should check body corporate costs, renovation rules and coastal exposure before committing.
For Investors
Elwood has a substantial rental base, with 51.8% of households renting versus 21.0% owning outright, which broadens the tenant pool for well-located apartments. Weekly rent is $415 and vacancy is 15.9%, a combination that can improve leasing choice for tenants but demands careful asset selection from investors. The 18.6% rent growth signal supports income momentum, while 36 development applications in 12 months indicate ongoing competition from new or altered dwellings. Overseas migration is the primary growth driver, so smaller homes may remain relevant. Compared with owner-heavy suburbs, Elwood's renter share is higher, but the elevated vacancy rate means investors should stress-test incentives, maintenance and resale rather than assume automatic occupancy.
Development Activity
Total DAs
51
Last 12 Months
37
YoY ChangeiYear-over-year change in DA lodgements
+362.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elwood
Open-register school locations for education access. This is not a school-quality ranking.
Yesodei HaTorah College
Elwood Primary School
St Columba's School
Elwood College
Demographics
Elwood's 15,153 residents form a relatively educated, mobile and small-household population. Median age is 38, 2 years below the national comparison, while 59.1% hold university qualifications, 29 percentage points above national. Overseas-born residents account for 28.3%, 6.7 points above the national level, and average household size is 1.9, or 0.6 below national, consistent with the 72.2% apartment share. English, Irish and Scottish ancestries lead at 5,560, 2,403 and 1,927 people; no religion is recorded for 8,614, ahead of Christianity at 4,188. Turnover is 34.5%, with 65.5% staying, so Elwood is more settled than its renter majority might suggest. Relative to nearby St Kilda, its profile still reads as professional and apartment-oriented, with smaller households shaping local demand.
Age Distribution
Bedrooms
Dwelling Structure
14.3%
Houses
13.6%
Townhouse
72.2%
Apartment
Tenure
Elwood's housing market is premium but has cooled from its peak. Across 19 years, the compound growth rate is 1.8%. The stock is apartment-dominant at 72.2%, with 13.6% semi-detached and 14.3% separate houses; 49.9% of homes have two bedrooms. Renting accounts for 51.8%, compared with 26.3% paying a mortgage and 21.0% owning outright. Compared with Brighton's detached-home emphasis, Elwood has a lower land component and greater exposure to apartment pricing, vacancy at 15.9% and owners corporation decisions.
Mortgage / mo
$2,300
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $415.
$595
Bond data year ending Sep 2025 · houses $1,095 · units $608
HH Size
1.9
Personal Income / wk
$1,364
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.9%
Unoccupied
1,368
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.1%
Couples with children
48.4%
Couples, no children
13.5%
Single parent
3,583
Total families
Economy & Employment
Elwood's economic base is led by Professional/Tech at 17.4% of jobs, Healthcare at 15.1%, Education at 11.6%, Construction at 7.3% and Retail at 6.4%. Professionals number 3,693 and managers 1,905, helping lift household income to $2,096 a week and the household income position to the 79.3rd percentile. Labour force participation is 74.7%, unemployment 4.2% and full-time employment 65.0%, indicating a strong connection to work. SEIFA results are uneven: education and occupation sit in decile 10, IRSAD is also decile 10 and IRSD is decile 9, but economic resources is lower at decile 4. That gap is consistent with high housing costs and 51.8% renting, even though education and professional employment rank above national conditions.
Unemployment
4.2%
Labour Force
9,844
Unemployed
411
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.0%
Part-time
29.0%
Participation
74.7%
Employed
9,433
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
59.1%
Postgraduate
17.2%
Born Overseas
28.3%
Dwellings
7,261
Transport to Work
Elwood's compact form supports local access, with 52.1% working from home, 35.9% driving and 4.9% using public transport; driving is higher than public transport, but the suburb's density of 5,838.6 people per sq km supports shorter everyday trips. Families have access to 4 nearby schools across government, Catholic and independent sectors, covering primary, secondary and combined Pri/Sec options. Check enrolment zones against the exact address because boundaries can cut across the suburb. Safety requires attention to property risk: 843 recorded offences produce a rate of 55.6 per 1,000 residents, including 612 property and deception offences and 102 crimes against the person. IRSAD sits in decile 10, above most socioeconomic areas, but the 15.9% vacancy rate and apartment concentration can affect street feel. Compared with lower-density areas, Elwood trades private space for access and services.
Drive
35.9%
Public Transport
4.9%
Walk / Cycle
5.6%
Work from Home
52.1%
Population Forecast
+0.2%/yr
(+32 people/yr)
EstablishedElwood is an established, slow-growth suburb: the forecast trend is 0.2% annually and population change across the wider area is 1.3% over 10 years. Overseas migration is the primary driver, while the shift trajectory is Aging, with the senior share up 3.9 percentage points and the working share down 3.9 points. Rents have grown 18.6%, which may reflect continued demand despite limited land and a renter majority. Gentrification signals are mixed: the current score is 20 at the Early signs stage, while the shift measure is 5 and labelled Not gentrifying. The COVID dip was 7.2%, followed by a recorded 5.6% recovery. Compared with faster-growth corridors, Elwood's 0.2% pace points to gradual change rather than a broad population surge.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+394
Net Internal / yr
-257
Gentrification Signal
Early signs
Net internal outflow -257/yr, Strong overseas inflow +394/yr, COVID recovered (-7% dip → full recovery)
Safety & Crime
Total Offences
843
Year ending June 2024
Rate per 1,000 People
55.6
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 Elwood compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Elwood?
Elwood has 4 listed schools: government primary and secondary options, a Catholic primary school and an independent Pri/Sec college. School types therefore span 3 sectors and 3 stages, rather than a single-sector option. Check the exact enrolment zone because the nearest campus is not always the assigned school.
Is Elwood safe?
Elwood recorded 843 offences, or 55.6 per 1,000 residents. Property and deception offences accounted for 612, well above the 102 crimes against the person. That mix means safety questions are more tied to property security than violent crime, so inspect lighting, building access and parking arrangements at the exact address.
Is Elwood good for property investment?
Elwood can work for investors seeking a renter-heavy apartment market, but returns need careful testing. Rent is $415 a week, vacancy is 15.9% and 51.8% of households rent, higher than the 21.0% owning outright. There were 36 development applications in 12 months, so compare body corporate costs, competing stock and resale appeal before buying.
How is Elwood's population changing?
Population change is gradual rather than rapid. The wider-area forecast trend is 0.2% a year and 10-year population change is 1.3%, with overseas migration the primary driver. Elwood's trajectory is labelled Aging, with the senior share up 3.9 percentage points, so future demand may differ from faster-growing, younger areas.
Is there much development in Elwood?
Development activity is material, with 36 applications recorded over 12 months, including single-dwelling and multi-dwelling proposals. That is more than a handful of projects and may increase apartment choice above existing levels. Buyers and renters should check whether nearby works affect noise, parking, outlook or construction timing.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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