Foster
With a median age of 59, Foster sits 19 years above the national figure, making it one of South Gippsland's most distinctly retired communities. The 2,044 residents spread across 114 square kilometres of mostly agricultural land, at a density of 17.9 persons per km2. Household income falls in the 12th percentile nationally, yet 58.5% of homes are owned outright, the highest tenure category, because most residents have paid off mortgages over long occupancy rather than recently purchased. House prices reached a peak of $750,000 in late 2023 before retreating 26.3% to a median of $552,500 by mid-2024, a significant correction compared to the state trend.
Population
2,044
Median Age
59.0
Household IncomeiMedian weekly household income (ABS Census)
$975/wk
DAs (12 months)iDevelopment Applications lodged in the past year
23
Median House
$552K
Apr-Jun 2024
The median house price of $552,500 in the April to June 2024 quarter is well below the Victorian state median, offering relative affordability for buyers seeking coastal-hinterland acreage. However, prices peaked at $750,000 in October to December 2023 and have since fallen 26.3%, so buyers entering now face a market still finding its floor after a sharp correction. Monthly mortgage repayments average $1,348, and the mortgage-to-income ratio of 31.9% sits above the 30% stress threshold despite the area's lower price point, because household incomes at the 12th percentile nationally are modest. Separate houses dominate at 88.3% of dwellings, with 3-bedroom configurations making up 49.8% of stock. The long-run price appreciation is still positive: from $298,000 in 2013 to $552,500 in 2024 is an 85.4% gain over 14 years, or a 4.5% compound annual growth rate.
For Buyers
The median house price of $552,500 in the April to June 2024 quarter is well below the Victorian state median, offering relative affordability for buyers seeking coastal-hinterland acreage. However, prices peaked at $750,000 in October to December 2023 and have since fallen 26.3%, so buyers entering now face a market still finding its floor after a sharp correction. Monthly mortgage repayments average $1,348, and the mortgage-to-income ratio of 31.9% sits above the 30% stress threshold despite the area's lower price point, because household incomes at the 12th percentile nationally are modest. Separate houses dominate at 88.3% of dwellings, with 3-bedroom configurations making up 49.8% of stock. The long-run price appreciation is still positive: from $298,000 in 2013 to $552,500 in 2024 is an 85.4% gain over 14 years, or a 4.5% compound annual growth rate.
For Investors
Foster's rental market is small by volume but structurally consistent. Only 20.9% of dwellings are rented, with a weekly rent of $240, which is low compared to broader Victorian coastal markets. Against a $552,500 median price, that rent produces a gross yield near 2.3%, modest but above some premium coastal markets. The 12.4% vacancy rate is high and signals genuine oversupply in the rentable stock, meaning landlords face competition and tenanting periods may be extended. Development activity recorded 21 applications in the past 12 months, with recent submissions including a two-lot subdivision, indicating that some land fragmentation is continuing. Net internal and overseas migration each average 40 persons annually, providing a balanced if thin demand base for future rental and purchase activity.
Development Activity
Total DAs
31
Last 12 Months
23
YoY ChangeiYear-over-year change in DA lodgements
+1050.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Foster iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Foster Secondary College
7-12 · 260 students
Foster Primary School
Prep-6 · 135 students
Corner Inlet College
7-8 · 16 students
Demographics
Foster's population profile differs markedly from the national average. The median age of 59 is 19 years above the national figure, and the senior share has grown 8.4 points over the decade while the working-age share fell 5.0 points, cementing an aging trajectory. The overseas-born share at 14.9% is 6.7 percentage points below national, and ancestry is strongly Anglo-Celtic: English (861 residents), Irish (267) and Scottish (250) are the top three groups. Average household size of 2.0 is 0.5 below national, consistent with a post-child-rearing couples profile where 47.4% of families are couples without children. University qualifications at 24.1% are 6 percentage points below the national rate, reflecting the area's retiree and trades base rather than a professional workforce.
Age Distribution
Bedrooms
Dwelling Structure
88.3%
Houses
3.4%
Townhouse
6.9%
Apartment
Tenure
Tenure in Foster is unusual compared to most Australian suburbs: 58.5% of households own outright, 20.6% hold a mortgage and only 20.9% rent. The high outright-ownership rate, well above national averages, reflects long-term residents who bought when prices were lower and have since paid off their loans. Separate houses make up 88.3% of the dwelling stock, far above state and national averages, with apartments at just 6.9%. Three-bedroom homes dominate at 49.8%, followed by 4-plus bedroom dwellings at 23.2%. The 12.4% vacancy rate is elevated, suggesting the market produced more supply in recent years than current demand can absorb, which contributed to the price correction from the $750,000 peak in 2023 to $552,500 by mid-2024.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,348
Rent / wk
$240
HH Size
2.0
Personal Income / wk
$566
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.4%
Unoccupied
126
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.9% stressed
Community Profile
Ancestry
Household Composition
47.4%
Couples, no children
1,316
Total families
Economy & Employment
Healthcare is the largest industry in Foster at 19.8% of employed residents (96 workers), consistent with the older population generating strong local demand for medical and aged-care services. Agriculture follows at 12.1% (59 workers), reflecting the surrounding South Gippsland farming land. Education accounts for 10.9% and Construction 7.6%. By occupation, Professionals (141) and Managers (139) are the two largest groups, though the labour participation rate of 38.7% is low, because a large share of the population is retired. Unemployment sits at 4.2%, modest by most standards. SEIFA scores place Foster at decile 5 on both IRSD and IEO, exactly at the national midpoint, with IRSAD at decile 4, slightly below the median on the combined advantage-disadvantage index.
Unemployment
2.9%
Labour Force
4,658
Unemployed
133
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.1%
Part-time
43.7%
Participation
38.7%
Employed
668
Occupations
Top Industries
University
24.1%
Postgraduate
5.7%
Born Overseas
14.9%
Dwellings
888
Transport to Work
Car dependency is very high in Foster: 81.3% of employed residents drive to work, reflecting the rural setting with limited public transport options. At 13.7%, the share walking or cycling to work is relatively high for a regional town, likely reflecting the compact town centre where many services are accessible on foot. No schools are recorded within the Foster suburb boundary in available data, though the broader Foster township serves surrounding South Gippsland communities. Crime totals 136 incidents in the recorded period, a rate of 66.5 per 1,000 residents. Property and deception offences are the largest category at 48 incidents, followed by justice procedure offences at 38. The IRSAD decile of 4 places Foster slightly below the national median on combined advantage and disadvantage, though volunteering at 30% of residents is high and points to strong community engagement.
Drive
81.3%
Public Transport
N/A
Walk / Cycle
13.7%
Work from Home
N/A
Population Forecast
+0.81%/yr
(+78 people/yr)
EstablishedFoster's broader SA2 region recorded a population of 9,631 in 2025 and is forecast to reach 10,093 by 2031 under medium projections, an annual rate of 0.81%. The suburb itself grew 15.4% over the past decade and 17% since 2011, outpacing many similarly sized regional towns. Migration is balanced: net internal migration averages 40 persons per year and net overseas migration also averages 40, suggesting the area attracts both lifestyle-change movers from cities and a small number of international arrivals. The gentrification score of 6 out of 100 is low and the stage is described as not gentrifying, reflecting that affordability and socioeconomic composition have remained broadly stable. Young resident share fell 1.8 points while seniors rose 8.4 points over the decade, so the demographic mix is aging steadily rather than renewing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+40
Net Internal / yr
+40
Gentrification Signal
Not gentrifying
Population +17% since 2011
Safety & Crime
Total Offences
136
Year ending June 2024
Rate per 1,000 People
66.5
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 Foster compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Foster a good suburb to live in?
Foster suits retirees and those seeking a quiet regional lifestyle. With 58.5% of homes owned outright and a median age of 59 that is 19 years above national, it is a well-settled community. The area scores decile 5 on IRSD, placing it at the national midpoint on disadvantage, and the volunteering rate of 30% reflects strong community ties. Car dependency is high at 81.3% for commuting.
What is the median house price in Foster?
The median house price was $552,500 in the April to June 2024 quarter, down 26.3% from the peak of $750,000 in October to December 2023. From 2013 to 2024, prices rose 85.4% overall, a compound annual growth rate of 4.5%. Monthly mortgage repayments average $1,348, giving a mortgage-to-income ratio of 31.9%.
What schools are in Foster?
No schools are recorded within the Foster suburb boundary in this dataset. The broader Foster township serves surrounding South Gippsland communities, and residents typically access schools in the wider local government area. The suburb's population is skewed toward older residents, with a median age of 59, so school-age households are proportionally small.
Is Foster safe?
Foster recorded 136 incidents in the crime dataset, a rate of 66.5 per 1,000 residents. The largest category is property and deception offences at 48 incidents, followed by justice procedure offences at 38 and crimes against the person at 35. Foster scores at decile 5 on the IRSD index, placing it exactly at the national midpoint on relative disadvantage.
Is Foster good for property investment?
The investment case is mixed. Weekly rent of $240 against a $552,500 median implies a gross yield near 2.3%, which is low. The 12.4% vacancy rate is high and signals oversupply in the rental stock. Prices fell 26.3% from the 2023 peak, though long-run growth since 2013 has been 85.4% over 14 years at a 4.5% annual compound rate. Development activity sits at 21 applications in 12 months, with some subdivision activity continuing.
How is Foster's population changing?
The broader SA2 population reached 9,631 in 2025 and is projected to grow to 10,093 by 2031 at 0.81% per year. The suburb grew 15.4% over the past decade. Net internal and overseas migration each average 40 persons annually. The age profile is aging steadily: the senior share rose 8.4 points and the working-age share fell 5.0 points over the decade, a trajectory that will continue given the current median age of 59.
How much development is happening in Foster?
Foster recorded 21 development applications in the past 12 months. Recent submissions include a two-lot subdivision and planning permits for access tracks and building pads, consistent with ongoing rural-residential fragmentation. Development activity is modest relative to suburban areas, reflecting the low-density 114 km2 footprint and primarily agricultural surrounds.
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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