Gardenvale
Gardenvale's most striking feature is its premium housing market compressed into just 0.26 square kilometres. The suburb has 1,019 residents and a density of 3,937.4 people per square kilometre, with apartments accounting for 43.7% of dwellings versus 36.7% separate houses. Compared with nearby Brighton and Elsternwick, Gardenvale has a smaller, more apartment-oriented profile and a stronger work-from-home pattern at 47.8%.
Local council: Glen Eira
Population
1,019
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,708/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$2.5M
October to December 2025
No houses sold here in this period. The figure shown is carried over from an earlier period, so it is not a current price.
Gardenvale suits buyers who value compact, well-connected housing but can manage a premium entry point. Apartments make up 43.7% of dwellings and 30.3% have 0 or 1 bedroom, creating more choice for singles and couples than a conventional family-only market. The $2,953 monthly mortgage figure is substantial because mortgage costs equal 39.9% of household income, compared with rent at 17.6%.
For Buyers
Gardenvale suits buyers who value compact, well-connected housing but can manage a premium entry point. Apartments make up 43.7% of dwellings and 30.3% have 0 or 1 bedroom, creating more choice for singles and couples than a conventional family-only market. The $2,953 monthly mortgage figure is substantial because mortgage costs equal 39.9% of household income, compared with rent at 17.6%.
For Investors
Gardenvale has a sizeable rental market, with 46.9% of occupied dwellings rented compared with 27.6% owned outright. Weekly rent is $301 and the 13.4% vacancy rate is high, which may give tenants more choice and limit short-term pricing power despite the suburb's premium location. Apartment exposure at 43.7% broadens the potential tenant pool, particularly among smaller households, while 30.3% of dwellings have 0 or 1 bedroom. Seven development matters in 12 months, including a five-storey building permit and a proposal for 2 dwellings, so investors should assess future competition at street level.
Development Activity
Total DAs
9
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
+700.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Gardenvale has a median age of 39, which is 1 year below the national comparison, and an average household size of 2.1 people, 0.4 below the national figure. The education profile is notably higher: 57.8% have university qualifications, 27.7 percentage points above the national comparison. Overseas-born residents account for 29.7%, or 8.1 points above the national figure. English ancestry leads at 352 people, followed by Irish at 127 and Scottish at 108. No religion is recorded for 449 residents, compared with 391 identifying with Christianity. The smaller household size reflects the suburb's apartment share and 30.3% concentration of 0 or 1-bedroom dwellings, distinguishing it from larger-home markets around Brighton and Elsternwick.
Age Distribution
Bedrooms
Dwelling Structure
36.7%
Houses
19.6%
Townhouse
43.7%
Apartment
Tenure
Gardenvale's housing market has moved sharply higher over the long term. Tenure is more renter-heavy than owner-held, with 46.9% renting, 27.6% owning outright and 24.9% paying a mortgage. The dwelling mix is also more apartment-oriented than detached, at 43.7% versus 36.7%, while 31.4% have 3 bedrooms and 15.6% have 4 or more. At roughly 28.5 times annual household income, the median price is high compared with local earnings.
Mortgage / mo
$2,953
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$301
Census 2021
HH Size
2.1
Personal Income / wk
$1,087
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.4%
Unoccupied
70
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
39.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
51.3%
Couples with children
33.1%
Couples, no children
12.3%
Single parent
236
Total families
Economy & Employment
Gardenvale's employment base is led by healthcare at 19.9% of workers, narrowly higher than professional and technical services at 19.0%. Education contributes 10.7%, followed by retail at 7.6% and construction at 7.4%, giving the suburb exposure to both professional and essential-service work. Professionals number 215 and managers 118, compared with 61 in clerical and administrative roles. The labour force totals 598 people, participation is 71.0% and unemployment is 4.3%, while 58.9% of employed residents work full time. This occupational mix helps explain the 57.8% university-educated share and the unusually high 47.8% work-from-home rate, both above the suburb's more routine employment categories.
Unemployment
4.3%
Labour Force
598
Unemployed
26
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.9%
Part-time
35.8%
Participation
71.0%
Employed
572
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
57.8%
Postgraduate
17.8%
Born Overseas
29.7%
Dwellings
449
Transport to Work
Gardenvale's compact form supports a practical inner-suburban routine, particularly for residents working from home, who represent 47.8% of the population. Car driving is reported at 39.1%, higher than public transport use at 7.0%, while walking or cycling accounts for 4.1%. School access should be checked against the exact address and enrolment zone, with nearby government, Catholic and independent options compared by travel time rather than assumed from suburb boundaries. Safety is a material consideration: 112 recorded offences equate to 109.9 per 1,000 residents, led by 73 property and deception offences, compared with 22 justice-procedure offences and 12 crimes against the person. The high-density, apartment-heavy setting makes convenience strong, but buyers should inspect both street context and building security.
Drive
39.1%
Public Transport
7.0%
Walk / Cycle
4.1%
Work from Home
47.8%
Growth Outlook
Gardenvale's growth story is premium infill rather than broad land release. Compared with a large expansion corridor, the suburb's 0.26 square kilometre footprint leaves limited room for new detached housing. The near-term change signal is therefore planning activity: 7 matters were recorded over 12 months, including approval allowing a five-storey building and a separate application for 2 dwellings. That activity can add apartment supply while preserving the premium character created by scarcity.
Population trend: Glen Eira council area
Gardenvale sits in the Glen Eira council area. These are the council area's residents, not Gardenvale's.
Residents 2025
163,025
Growth, 5 yr average
+1.1%/yr
2020 to 2025
Growth, last year
+1.6%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
112
Year ending June 2024
Rate per 1,000 People
109.9
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 Gardenvale compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Gardenvale?
School choices should be checked using the exact property address because enrolment zones can change across short distances. Families should compare nearby government, Catholic and independent options, travel times and eligibility requirements, particularly because 51.3% of Gardenvale families have children.
Is Gardenvale safe?
Gardenvale recorded 112 offences, equal to 109.9 incidents per 1,000 residents. Property and deception offences were the largest category at 73, followed by 22 justice-procedure offences and 12 crimes against the person, so buyers should inspect building access and the immediate street environment.
Is Gardenvale good for property investment?
Gardenvale has investment positives including 46.9% of dwellings being rented and a long-term price increase of 120.0% since 2013. However, the 13.4% vacancy rate may increase tenant choice, while 7 development matters in 12 months could add competing apartment supply.
How is Gardenvale's population changing?
Gardenvale has 1,019 residents, with 75.3% staying at the same address and 24.7% turning over in the relevant mobility measure. The profile is relatively established but housing change is visible through 7 recent development matters, including a five-storey building permit and a 2-dwelling proposal.
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).
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