Eynesbury
A 284.8% population rise over the past decade makes Eynesbury one of the fastest-growing communities in outer-western Melbourne, yet the suburb still counts fewer than 3,000 residents and 60.94 square kilometres of land. Household income sits in the 93.7th percentile nationally, well above average, while 100% of dwellings are separate houses, placing it firmly in the detached family belt. Forecasts project the population reaching 5,209 by 2031, driven mainly by internal migration averaging 250 net arrivals per year, making the growth story structural rather than a one-off bounce.
Population
2,838
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,609/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$695K
Apr-Jun 2024
The median house price was $695,000 in the April-June 2024 quarter, up from $675,000 earlier that year. Compared to the 2013 starting price of $390,500, that represents 78% growth over 14 years, a CAGR of 4.2%. Every dwelling is a separate house, meaning buyers face no apartment supply diluting the market. The bedroom profile skews large: 68.8% of homes have four or more bedrooms and 29.9% have three, so family-sized purchases dominate. Monthly mortgage repayments average $1,939, giving a mortgage-to-income ratio of 17.2%, comfortably below the 30% stress threshold despite this being a high-growth suburb.
For Buyers
The median house price was $695,000 in the April-June 2024 quarter, up from $675,000 earlier that year. Compared to the 2013 starting price of $390,500, that represents 78% growth over 14 years, a CAGR of 4.2%. Every dwelling is a separate house, meaning buyers face no apartment supply diluting the market. The bedroom profile skews large: 68.8% of homes have four or more bedrooms and 29.9% have three, so family-sized purchases dominate. Monthly mortgage repayments average $1,939, giving a mortgage-to-income ratio of 17.2%, comfortably below the 30% stress threshold despite this being a high-growth suburb.
For Investors
Rental demand is thin relative to the owner-occupier base. Only 8.5% of households rent, well below the national average, and the vacancy rate sits at 3.4%, which is elevated enough to compress yields. Weekly rent averages $380, and against a $695,000 median that implies a gross yield around 2.8%. The investment case rests almost entirely on capital growth: net internal migration adds 250 residents per year, forecast population rises from roughly 4,300 now to 5,209 by 2031, and 8 planning permit applications were lodged in the past 12 months. Rent has grown 26.7% over the measured period, a pace that should gradually close the yield gap as the suburb fills out.
Development Activity
Total DAs
44
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
-50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eynesbury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Eynesbury Primary School
Prep-6 · 458 students
Demographics
The median age is 35, which is 5.0 years below the national figure, pointing to a suburb attracting young families rather than retirees. Overseas-born residents account for 16.6% of the population, some 5 points below the national average, and ancestry is predominantly Anglo-Celtic: English (1,032), Scottish (299) and Irish (270) lead. Average household size of 3.1 is 0.6 persons above the national level, consistent with the couples-with-children profile that dominates at 60.4% of all families. University qualifications reach 29.5% of residents, roughly in line with the national figure. Only 12.4% volunteer, below typical community rates, which may reflect the newness of the suburb rather than low civic engagement.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Eynesbury is entirely owner-occupier territory: 72.8% of households carry a mortgage and 18.6% own outright, leaving just 8.5% renting. That 72.8% mortgage share is exceptionally high and confirms the suburb's mortgage-belt character, shaped by buyers who moved out from inner Melbourne for space and affordability relative to closer suburbs. The stock is 100% separate houses with no apartments or semi-detached dwellings recorded, a rarity at this scale. The median peaked at $710,000 in late 2022 and has since eased to $695,000, sitting 2.1% below peak. Over a 14-year horizon the price has risen 78.0% from $390,500, showing durable long-run appreciation even through rate cycles.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,939
Rent / wk
$380
HH Size
3.1
Personal Income / wk
$1,132
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.4%
Unoccupied
32
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
14.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.5%
Couples, no children
2,628
Total families
Economy & Employment
Education is the largest employing sector at 16.8% of the local workforce, followed by Construction at 14.4% and Healthcare at 11.3%. Public Administration accounts for 11.1%, giving the suburb a strong public-sector employment base. By occupation, Professionals (289), Clerical/Admin (232) and Managers (222) lead, suggesting a white-collar commuter workforce heading toward Melbourne's CBD or regional centres. The unemployment rate of 3.2% is low and the full-time employment rate of 71.0% is solid, with a participation rate of 72.2%. SEIFA tells a nuanced story: the IRSD decile is 10 (least disadvantaged nationally) but the IEO decile is 6, meaning lower disadvantage by resources but middling education and occupation access relative to national peers.
Unemployment
5.3%
Labour Force
2,424
Unemployed
129
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.0%
Part-time
25.8%
Participation
72.2%
Employed
1,405
Occupations
Top Industries
University
29.5%
Postgraduate
7.2%
Born Overseas
16.6%
Dwellings
893
Transport to Work
Car dependency is near-total at 92.4% of commuters driving, compared to the national rate of around 63%, because public transport serves just 1.6% of workers. The suburb scores IRSD decile 10, the highest tier nationally for low relative disadvantage. Crime totals 95 recorded offences against a population of 2,838, producing a rate of 33.5 per 1,000 residents. Property and deception offences account for 63 of those 95 cases, typical for outer-growth suburbs. No schools are recorded inside the Eynesbury boundary in this dataset, so families rely on surrounding suburb facilities, a practical trade-off that is common in master-planned communities where school provision lags initial residential roll-out. Housing stress is low: rent-to-income sits at 14.6% and mortgage-to-income at 17.2%, both well under stress thresholds.
Drive
92.4%
Public Transport
1.6%
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+4.5%/yr
(+194 people/yr)
High GrowthEynesbury is classified as a high-growth suburb, with 4.5% annual population growth adding about 194 persons per year. The 284.8% decade rise in population confirms this is a planned-growth corridor rather than an infill suburb. The medium forecast projects 4,239 residents in 2026 growing to 5,209 by 2031. Internal migration is the primary engine, averaging 250 net arrivals per year, with overseas migration contributing a further 17. The aging trajectory signal indicates the young-family cohort that moved in first is maturing: the senior share rose 4.8 points while the working-age share fell 9.3 points over the decade. Affordability has been stable at around 34% across 2011 to 2021, below the stress level, which has supported continued demand.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+17
Net Internal / yr
+250
Safety & Crime
Total Offences
95
Year ending June 2024
Rate per 1,000 People
33.5
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 Eynesbury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eynesbury a good suburb to live in?
Eynesbury scores IRSD decile 10, the lowest disadvantage tier nationally, and household income sits in the 93.7th percentile. Housing stress is low, with mortgage-to-income at 17.2%. The main trade-off is near-total car dependency, with public transport used by just 1.6% of workers.
What is the median house price in Eynesbury?
The median house price was $695,000 in the April-June 2024 quarter. Prices have risen 78% from $390,500 in 2013, a compound annual growth rate of 4.2% over 14 years. Monthly mortgage repayments average $1,939.
What schools are in Eynesbury?
No schools are recorded inside the Eynesbury boundary in this dataset. Families rely on schools in neighbouring suburbs. The suburb's 29.5% university qualification rate is close to the national average, and 16.8% of local workers are employed in the Education sector.
Is Eynesbury safe?
Eynesbury recorded 95 offences in the measured period, giving a crime rate of 33.5 per 1,000 residents. Property and deception offences account for 63 of those cases. The suburb scores IRSD decile 10 nationally, indicating very low relative disadvantage.
Is Eynesbury good for property investment?
Capital growth has been 4.2% per year over 14 years. Population is forecast to rise from around 4,300 to 5,209 by 2031, driven by net internal migration of 250 per year. The vacancy rate of 3.4% and only 8.5% renters make yield-focused investment less attractive than growth-focused strategies.
How is Eynesbury's population changing?
Population grew 284.8% over the past decade and is forecast to increase by 4.5% per year, adding roughly 194 residents annually. The medium scenario projects 5,209 residents by 2031, up from about 4,300 today. Internal migration averaging 250 per year is the primary driver.
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 Eynesbury on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map