Gisborne
A 29.9% work-from-home rate stands out in a town of 10,142 people, alongside a 58.1% share of homes with 4 or more bedrooms. Its median age of 39 is 1 year below the national comparison, while 88.6% of dwellings are separate houses. Compared with nearby Macedon and Riddells Creek, Gisborne's profile leans toward established households and detached housing, although its 5.1% vacancy rate still matters for buyers weighing flexibility.
Population
10,142
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,294/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$945K
October to December 2025
The housing mix is strongly detached, with 88.6% separate houses, 58.1% containing 4 or more bedrooms and only 1.0% apartments. The listed monthly mortgage figure is $2,167, equal to 21.8% of household income, with no mortgage stress flag. Outright owners account for 34.9% and mortgagors 48.2%, showing a settled but debt-reliant market. Household income at the 87.8th percentile is above national benchmarks, but buyers should still test rates, commuting costs and maintenance because detached homes can carry higher running costs.
For Buyers
The housing mix is strongly detached, with 88.6% separate houses, 58.1% containing 4 or more bedrooms and only 1.0% apartments. The listed monthly mortgage figure is $2,167, equal to 21.8% of household income, with no mortgage stress flag. Outright owners account for 34.9% and mortgagors 48.2%, showing a settled but debt-reliant market. Household income at the 87.8th percentile is above national benchmarks, but buyers should still test rates, commuting costs and maintenance because detached homes can carry higher running costs.
For Investors
Rental investors face a low-renter, family-oriented market: 16.0% of households rent, compared with a much larger owner-occupier base of 34.9% outright owners and 48.2% mortgage holders. The weekly median rent is $423 and vacancy is 5.1%, while 52.0% of families are couples with children. That mix may support demand for larger homes, particularly because 58.1% of dwellings have 4 or more bedrooms. Gisborne's 48.3% rent growth supports the long-run income case, while the 1.84% annual forecast trend and internal migration point to ongoing demand. Twelve development applications in 12 months indicate some added supply, which could moderate rental competition compared with a market with fewer projects. Screen maintenance, insurance and transport exposure carefully because detached housing can lift holding costs.
Development Activity
Total DAs
44
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
-35.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gisborne
Open-register school locations for education access. This is not a school-quality ranking.
Gisborne Primary School
St Brigid's School
Willowbank Primary School
Gisborne Secondary College
Demographics
Gisborne has an established, relatively settled population of 10,142, with 82.0% of residents staying at the same address and turnover of 18.0%. Its median age of 39 is 1 year below the national comparison, yet the trajectory is ageing as the senior share has risen 4.2 percentage points and the young share has fallen 0.9 points. University attainment is 34.1%, 4.0 points above the national comparison, while overseas-born residents make up 13.7%, 7.9 points below it. English, Irish and Scottish ancestry are prominent, with counts of 4,228, 1,430 and 1,225. Compared with nearby Macedon and Riddells Creek, Gisborne reads as more established than transient, with household size at 2.8, or 0.3 above the national comparison.
Age Distribution
Bedrooms
Dwelling Structure
88.6%
Houses
10.4%
Townhouse
1.0%
Apartment
Tenure
Price movement has been substantial but uneven. Ownership is mortgage-led: 48.2% of households hold a mortgage, 34.9% own outright and 16.0% rent. The detached format dominates at 88.6%, and 58.1% of homes have 4 or more bedrooms, compared with just 1.0% apartments.
Mortgage / mo
$2,167
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$423
Census 2021
HH Size
2.8
Personal Income / wk
$966
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
186
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
52.0%
Couples with children
35.5%
Couples, no children
11.8%
Single parent
2,828
Total families
Economy & Employment
Employment is anchored by healthcare and education, each at 14.9%, with 529 and 528 workers respectively, followed by construction at 14.5% and 516, public administration at 10.0% and 354, and professional and technical services at 8.2% and 292. The mix supports services, building activity and public-sector work. Occupations are led by professionals at 1,260, trades at 818 and managers at 758, followed by clerical and administrative roles at 695 and community and personal services at 583. Unemployment is 3.0%, participation is 68.1% and household income sits at the 87.8th percentile. SEIFA places IEO at decile 8, IER at 10, IRSD at 9 and IRSAD at 8, all above the middle deciles. The high-resource profile alongside a sizeable trades and construction base shows an economy broader than office work alone.
Unemployment
3.0%
Labour Force
5,302
Unemployed
161
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
34.7%
Participation
68.1%
Employed
5,141
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
34.1%
Postgraduate
7.5%
Born Overseas
13.7%
Dwellings
3,445
Transport to Work
Daily life is car-oriented: 63.2% drive to work, compared with 0.9% using public transport and 1.8% walking or cycling, while 29.9% work from home. That pattern makes home-office space and reliable vehicle access practical considerations. Four schools serve the suburb across primary and secondary years, with 3 government schools and 1 Catholic primary school; families should check enrolment zones against the exact address. Recorded crime was 476 offences, or 46.9 per 1,000 people, led by 203 property and deception offences, 108 justice-procedure offences and 93 crimes against the person. Socioeconomic conditions are comparatively strong, with IRSAD at decile 8, IRSD at 9 and IER at 10. These results sit above the middle deciles, but household-level safety decisions still benefit from checking the immediate street and recent local incidents.
Drive
63.2%
Public Transport
0.9%
Walk / Cycle
1.8%
Work from Home
29.9%
Population Forecast
+1.84%/yr
(+293 people/yr)
EstablishedGisborne's wider-area growth outlook is positive but not youthful. The forecast annual trend is 1.84%, driven primarily by internal migration, while population change across the wider area is 28.4% over 10 years. The shift trajectory is labelled Aging: the senior share has increased 4.2 percentage points, the working share has declined 2.2 points and the young share has fallen 0.9 points. The broader shift measure records a gentrification score of 46 and Active stage, while the dedicated gentrification measure is 38 and Early signs. Rent growth of 48.3% adds pressure even as affordability is described as Stable, moving from 44.7 in 2011 to 45.6 in 2021. Compared with a stagnant-market pattern, internal migration and established housing should support demand, but the ageing mix will shape future services.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+77
Net Internal / yr
+264
Gentrification Signal
Early signs
Population +40% since 2011, Net internal migration +264/yr
Safety & Crime
Total Offences
476
Year ending June 2024
Rate per 1,000 People
46.9
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 Gisborne compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gisborne a good suburb to live in?
Gisborne can suit households seeking detached homes, space and established services. It has 10,142 residents, 88.6% separate houses and a 29.9% work-from-home rate. Car access matters because 63.2% drive to work, while the median age is 39 and the senior share is rising.
What schools are in Gisborne?
Gisborne has 4 listed schools covering primary and secondary education: 3 government schools and 1 Catholic primary school. School sectors and year levels vary, so families should confirm the enrolment zone for an address before purchasing or renting. The local mix includes 1 secondary option.
Is Gisborne safe?
Recorded crime was 476 offences, equal to 46.9 incidents per 1,000 people. Property and deception offences accounted for 203, justice-procedure offences 108, and crimes against the person 93. Buyers should compare recent incidents at street level because suburb-wide rates can vary across 96.66 square kilometres.
Is Gisborne good for property investment?
It can suit investors targeting larger family housing, but returns need careful checking. Median rent is $423 a week, vacancy is 5.1% and 16.0% of households rent. Rent growth reached 48.3%, while the 1.84% annual forecast trend and internal migration support demand. Twelve development applications may add competing supply.
How is Gisborne's population changing?
The population outlook is growing but ageing. The wider-area forecast records 1.84% annual growth, 28.4% population change over 10 years and internal migration as the primary driver. The trajectory is Aging, with the senior share up 4.2 points and the young share down 0.9 points. Gentrification is at score 38, stage Early signs.
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.
Explore Gisborne on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map