Emerald
Almost the entire housing stock here is detached, with separate houses at 98.3% of dwellings and apartments just 0.6%, which sets Emerald apart from most metropolitan Melbourne markets. The suburb spans 50.42 sq km at a low 116.8 residents per sq km, so the 5,890 population sits on large hilly blocks rather than dense streets. Household income reaches the 80.1st percentile nationally, yet the median house price of $886,500 has slipped 6.7% from its 2022 peak of $950,000. The median age of 43 runs 3.0 years above national, and 91.1% of commuters drive, a near-total car reliance that follows directly from the spread-out, semi-rural layout.
Population
5,890
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,119/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$886K
Apr-Jun 2024
The median house price of $886,500 sits below its 2022 peak of $950,000, a 6.7% correction that hands current buyers a softer entry than the run-up implied, though prices are still up 101.5% from $440,000 in 2013 at a 5.1% CAGR. The stock is overwhelmingly large family housing: 45.9% of dwellings have four or more bedrooms and 43.2% have three, so smaller buyers have little to choose from, with two-bedroom homes at only 8.8%. Monthly mortgage repayments average $2,000, giving a mortgage-to-income ratio of 21.8%, well below the 30% stress threshold, because household incomes in the 80.1st percentile comfortably carry the loan. With 98.3% separate houses, almost every purchase here is a standalone home on a sizeable block.
For Buyers
The median house price of $886,500 sits below its 2022 peak of $950,000, a 6.7% correction that hands current buyers a softer entry than the run-up implied, though prices are still up 101.5% from $440,000 in 2013 at a 5.1% CAGR. The stock is overwhelmingly large family housing: 45.9% of dwellings have four or more bedrooms and 43.2% have three, so smaller buyers have little to choose from, with two-bedroom homes at only 8.8%. Monthly mortgage repayments average $2,000, giving a mortgage-to-income ratio of 21.8%, well below the 30% stress threshold, because household incomes in the 80.1st percentile comfortably carry the loan. With 98.3% separate houses, almost every purchase here is a standalone home on a sizeable block.
For Investors
Emerald is a thin rental market: only 8.5% of residents rent, far below the share in most Melbourne suburbs, and weekly rent averages $400. That low renter base, combined with a 4.7% vacancy rate, leaves a shallow tenant pool for landlords. Against the $886,500 median, $400 a week implies a gross yield near 2.3%, modest and weighted toward capital growth rather than income. Demand support comes mainly from overseas migration, which the forecast pegs at 102 net arrivals a year while internal migration runs at minus 40, so growth is slow at 1.08% annually. Development is light, with only 8 planning applications lodged in 12 months, mostly extensions and outbuildings rather than new dwellings, which keeps supply tight and underpins existing house values.
Development Activity
Total DAs
11
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+800.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Emerald iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Dandenong Ranges Steiner School
Prep-6 · 151 students
Emerald Primary School
Prep-6 · 445 students
Emerald Secondary College
7-12 · 620 students
Demographics
The median age of 43 is 3.0 years above the national figure, and the trajectory skews older, with the senior share up 2.9 points while the working-age share fell 0.8 points. Only 17.1% of residents were born overseas, which is 4.5 points below national, marking this as a settled Anglo-leaning area led by English (2,751), Scottish (747) and Irish (703) ancestry. University qualifications reach 31.6%, a touch above national at 1.5 points higher. Average household size is 2.8, which is 0.3 above national, consistent with the family profile where couples with children (2,145 families) outnumber couples without children (1,337). Christianity dominates religious affiliation at 1,903 residents, with Buddhism a distant second at 47, reinforcing the homogeneous local mix.
Age Distribution
Bedrooms
Dwelling Structure
98.3%
Houses
1.1%
Townhouse
0.6%
Apartment
Tenure
Tenure here is owner-dominated: 52.0% carry a mortgage and 39.5% own outright, leaving renters at just 8.5%. That heavy mortgage share, paired with a low 4.7% vacancy rate, reflects a market of resident families rather than investors. The stock is 98.3% separate houses and only 0.6% apartments, so detached living is effectively the only option, and large homes prevail with 45.9% at four-plus bedrooms and 43.2% at three. The median house price of $886,500 is down 6.7% from the 2022 peak of $950,000 but up 101.5% from $440,000 in 2013. Mortgage-to-income sits at 21.8% and rent-to-income at 18.9%, both comfortably below the 30% stress line, a sign that housing costs are manageable against incomes in the 80.1st percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$400
HH Size
2.8
Personal Income / wk
$851
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.7%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.5%
Couples, no children
5,036
Total families
Economy & Employment
The local workforce concentrates in trades and care: Construction and Healthcare each lead at 15.9% (331 workers apiece), followed by Education at 13.6%, Manufacturing at 8.6% and Professional/Tech at 8.2%. By occupation, Professionals (632) and Managers (426) head the list, with Clerical and Admin close behind at 410. Unemployment is low at 3.2% and the full-time employment rate is 61.6%, while participation reads 61.3%, held down because the older age profile leaves 1,488 residents not in the labour force. SEIFA scores diverge sharply: economic resources rank in decile 10 and relative disadvantage in decile 9, both near the top, yet education and occupation sit at decile 6, lower because the trades-heavy workforce carries fewer university credentials than wealthier suburbs.
Unemployment
2.0%
Labour Force
9,758
Unemployed
194
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.6%
Part-time
35.2%
Participation
61.3%
Employed
2,846
Occupations
Top Industries
University
31.6%
Postgraduate
7.1%
Born Overseas
17.1%
Dwellings
2,010
Transport to Work
Car dependence is near total: 91.1% of commuters drive, far above the national share, while public transport carries only 0.7% and walking or cycling 2.0%, a direct result of the 50.42 sq km semi-rural spread at 116.8 residents per sq km. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring towns. On safety, the crime rate of 35.5 per 1,000 residents reflects 209 recorded offences, led by property and deception offences at 105 and skewed away from violent crime, with crimes against the person at 40. The suburb scores decile 9 on the IRSD index of relative disadvantage, near the top tier, and only 5.5% of residents need daily assistance despite the older median age of 43.
Drive
91.1%
Public Transport
0.7%
Walk / Cycle
2.0%
Work from Home
N/A
Population Forecast
+1.08%/yr
(+164 people/yr)
EstablishedEmerald reads as an established, slow-growth suburb, with the forecast projecting 1.08% annual population growth and a 6.6% rise over the past decade. The sole positive driver is overseas migration, adding about 102 residents a year, while net internal migration runs at minus 40, so expansion depends entirely on new arrivals rather than locals relocating in. The gentrification stage reads not gentrifying, scoring just 4 on that index, which fits a settled area with little dwelling turnover at 14.3%. Affordability actually improved from 37.5% in 2011 to 29.0% in 2021, but real incomes fell 8.6% over the period and rent growth was negative at minus 13.0%, signs of a market that has cooled rather than heated since its 2022 price peak.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+102
Net Internal / yr
-40
Gentrification Signal
Not gentrifying
Population +12% since 2011
Safety & Crime
Total Offences
209
Year ending June 2024
Rate per 1,000 People
35.5
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 Emerald compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Emerald a good suburb to live in?
Emerald scores decile 10 on the SEIFA economic resources index and decile 9 on relative disadvantage, both near the top tier, with household income in the 80.1st percentile nationally. The trade-offs are near-total car reliance, with 91.1% of commuters driving, and no schools recorded inside the suburb boundary.
What is the median house price in Emerald?
The median house price is $886,500 as of Apr-Jun 2024, down 6.7% from the 2022 peak of $950,000 but up 101.5% from $440,000 in 2013, a 5.1% CAGR. Weekly rent averages $400 and monthly mortgage repayments run about $2,000, a 21.8% mortgage-to-income ratio.
What schools are in Emerald?
No schools are recorded inside the Emerald suburb boundary in this dataset, so families rely on schools in neighbouring towns. The local area is moderately educated, with university qualifications at 31.6%, which is 1.5 points above the national figure.
Is Emerald safe?
Emerald recorded 209 offences, a crime rate of 35.5 per 1,000 residents, led by property and deception offences at 105 and weighted away from violent crime, with crimes against the person at 40. It scores decile 9 on the IRSD index of relative disadvantage, near the top tier.
Is Emerald good for property investment?
Rent of $400 a week against the $886,500 median gives a gross yield near 2.3%, modest and tilted to capital growth. Only 8.5% of residents rent and the vacancy rate is 4.7%, a shallow tenant pool, while overseas migration adds about 102 residents a year to support demand.
How is Emerald's population changing?
Population is forecast to grow 1.08% annually, with a 6.6% rise over the past decade, classifying Emerald as an established, slow-growth suburb. Growth depends on overseas migration of about 102 residents a year, offset by net internal migration of minus 40, with a low 14.3% turnover rate.
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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