Gisborne
Spreading across 96.66 km2 at a density of just 105 people per km2, Gisborne functions more like a semi-rural township than a Melbourne suburb, yet household incomes at the 87.8 percentile nationally place it among the wealthiest in this dataset. The SEIFA profile is telling: IER decile 10 (highest economic resources nationally) and IRSD decile 9 (very low disadvantage), but IEO decile 8, indicating that wealth here comes more from asset ownership than from university credentials (34.1% qualified, only 4.0 points above national). Population growth of 28.4% over the past decade, driven by net internal migration of 264 per year, confirms Gisborne as a destination for Melbourne families cashing in city equity for space.
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
15
Median House
$980K
Apr-Jun 2024
The $980,000 median sits 97.6% above the 2013 figure of $496,000, compounding at 5.0% per year over 14 years. Prices peaked at $1,052,500 in 2022 and have pulled back 6.9% to the current level, creating a window after the rate-hike correction. Detached houses account for 88.6% of stock, with four-plus bedroom homes dominating at 58.1%, the second highest large-home share in this dataset. Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 21.8%, comfortably below the 30% threshold. The 48.7% mortgage-holder share is high, reflecting recent arrivals who purchased with Melbourne equity. Gisborne Secondary College (ICSEA 1,017, 961 students) provides a government secondary option above the national benchmark.
For Buyers
The $980,000 median sits 97.6% above the 2013 figure of $496,000, compounding at 5.0% per year over 14 years. Prices peaked at $1,052,500 in 2022 and have pulled back 6.9% to the current level, creating a window after the rate-hike correction. Detached houses account for 88.6% of stock, with four-plus bedroom homes dominating at 58.1%, the second highest large-home share in this dataset. Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 21.8%, comfortably below the 30% threshold. The 48.7% mortgage-holder share is high, reflecting recent arrivals who purchased with Melbourne equity. Gisborne Secondary College (ICSEA 1,017, 961 students) provides a government secondary option above the national benchmark.
For Investors
With only 16.2% renting, the tenant pool is narrow. Median weekly rent of $423 against the $980,000 median produces gross yield around 2.2%, below typical investor thresholds. The 5.1% vacancy rate is above the 3% balanced-market benchmark. Rent growth of 48.3% over the decade is strong, outpacing most established Melbourne suburbs, driven by the influx of families who rent before buying. With 16 DAs lodged in 12 months, including subdivision activity (one 27-lot plan was filed), the supply pipeline is active but concentrated in land division rather than multi-dwelling development. Population growth of 1.84% per year (293 persons) is well above average, supporting future demand.
Development Activity
Total DAs
40
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
+15.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gisborne iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Gisborne Primary School
Prep-6 · 481 students
St Brigid's School
Prep-6 · 216 students
Willowbank Primary School
Prep-6 · 373 students
Gisborne Secondary College
7-12 · 961 students
Demographics
English ancestry dominates at 4,228, followed by Irish (1,430), Scottish (1,225) and Italian (571), giving Gisborne the most Anglo-Celtic profile in this batch. Only 13.7% were born overseas, 7.9 percentage points below the national average, the least diverse suburb in this dataset. Non-English languages are spoken in very small numbers: Italian (29), Punjabi (22), Mandarin (12). The university qualification rate of 34.1% is only 4.0 points above national, modest for a high-income suburb. The median age of 39 is 1 year below national. Christianity dominates at 4,650, with Buddhism (52) and other religions in negligible numbers. The average household size of 2.8 is above the national 2.5, and couples with children make up the largest family type.
Age Distribution
Bedrooms
Dwelling Structure
88.6%
Houses
10.4%
Townhouse
1.0%
Apartment
Tenure
The tenure split shows 35.2% outright owners, 48.7% mortgage holders, and 16.2% renters, a mortgage-heavy profile reflecting recent arrivals. Detached houses at 88.6% dominate, with semi-detached at 10.4% and apartments at just 1.0%. Four-plus bedroom homes at 58.1% and three-bedroom at 34.0% account for 92.1% of stock, confirming a large-format housing market. The 14-year price history shows a CAGR of 5.0% from $496,000 to $980,000, slightly above the Melbourne average. The 6.9% pullback from the 2022 peak of $1,052,500 is modest. Affordability has been stable, with the mortgage-to-income ratio at 44.7% in 2011 and 45.6% in 2021, suggesting housing costs have tracked incomes. The price-to-income ratio is roughly 8.2 times annual household income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$423
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
22.8%
Couples, no children
8,809
Total families
Economy & Employment
Healthcare and Education are tied at 14.9% each (529 and 528 workers), with Construction at 14.5% (516 workers) forming an unusually strong third sector. Public Administration at 10.0% and Professional/Technical at 8.2% follow. The construction share is well above the national average, reflecting the suburb's ongoing building activity. Professionals lead occupations at 1,260, with Managers at 758 and Clerical/Admin at 695. Unemployment at 3.2% is well below the national average, and participation at 63.8% is above average. The SEIFA profile shows IER decile 10 (highest economic resources) and IEO decile 8. This 2-decile gap suggests that wealth here derives from property and business assets rather than salary-driven accumulation tied to formal qualifications.
Unemployment
1.3%
Labour Force
8,907
Unemployed
112
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.9%
Part-time
33.9%
Participation
63.8%
Employed
4,807
Occupations
Top Industries
University
34.1%
Postgraduate
7.5%
Born Overseas
13.7%
Dwellings
3,445
Transport to Work
Car dependence is near-total at 90.1% driver share, with public transport at 1.3% and walking/cycling at 2.6%, reflecting the semi-rural layout and distance from Melbourne's rail network. Crime totalled 476 incidents at 46.9 per 1,000 residents, below the Melbourne metropolitan median. Property and deception offences account for 203 (42.6%), with justice procedures at 108 and crimes against the person at 93. Schools cover primary through secondary: Gisborne Primary (ICSEA 1,066, 481 students), St Brigid's Catholic (1,065, 216), Willowbank Primary (1,056, 373) and Gisborne Secondary College (1,017, 961 students) all exceed the national 1,000 benchmark. The IRSD decile 9 and 19.0% volunteering rate confirm a well-resourced community.
Drive
90.1%
Public Transport
1.3%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+1.84%/yr
(+293 people/yr)
EstablishedPopulation growth of 1.84% per year adds 293 people annually, the second strongest in this batch. The 10-year change of 28.4% is roughly double the national average. Internal migration of 264 per year is the primary driver, making Gisborne a domestic relocation destination rather than an overseas migration receiver (77 per year). The aging trajectory shows the senior share expanding by 4.2 percentage points and working-age share contracting by 2.2 points. The gentrification score of 46 at shift level indicates active gentrification, driven by Melbourne families with city equity purchasing into larger properties. Population growth has been accelerating: from lower rates in earlier years to the current 1.84%.
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 suits families wanting space, safety and strong schools on Melbourne's rural fringe. All 4 schools exceed ICSEA 1,000, the crime rate of 46.9 per 1,000 is below the Melbourne median, and 96.5% of dwellings have 3+ bedrooms. Mortgage stress at 21.8% is comfortable. IRSD decile 9 confirms very low disadvantage. Trade-off: near-total car dependence at 90.1%.
What is the median house price in Gisborne?
The median is $980,000 (Apr-Jun 2024), down 6.9% from the peak of $1,052,500 in 2022. Over 14 years, prices grew 97.6% from $496,000, compounding at 5.0% per year. Median weekly rent is $423 and monthly mortgage repayments are $2,167, producing a mortgage-to-income ratio of 21.8%.
What schools are in Gisborne?
Gisborne has 4 schools, all above the national ICSEA benchmark. Gisborne Primary (1,066, Government, 481 students), St Brigid's Catholic (1,065, 216 students), Willowbank Primary (1,056, Government, 373 students) and Gisborne Secondary College (1,017, Government, 961 students) provide primary through secondary coverage.
Is Gisborne safe?
Gisborne recorded 476 offences at 46.9 per 1,000 residents, below the Melbourne metropolitan median. Property and deception offences account for 203 (42.6%), justice procedures for 108, and crimes against the person for 93. The IRSD decile 9 rating correlates with the below-average crime profile.
Is Gisborne good for property investment?
Capital growth has been solid at 5.0% CAGR over 14 years. However, gross yield is roughly 2.2% ($423/week on $980,000). Only 16.2% rent, limiting the tenant pool. The 5.1% vacancy rate is above average. Population growth at 1.84% per year (293 persons) is strong and domestically driven. Rent growth of 48.3% over the decade is above most Melbourne suburbs.
How is Gisborne's population changing?
Growth is strong at 1.84% per year (293 persons), driven by internal migration of 264 per year from established Melbourne suburbs. The 10-year change of 28.4% is roughly double the national average. The senior share grew by 4.2 percentage points as the suburb ages. The gentrification score of 46 at shift level classifies growth as active.
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 Gisborne on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map