Glenroy
Twelve kilometres north of Melbourne CBD on the Upfield train line, Glenroy is the working-class half of Merri-bek LGA that the Coburg-Brunswick gentrification wave has not yet reached. Median house price sits at $820,000 in Apr-Jun 2024, down 3.5% from the 2022 peak of $850,000 yet up 80.6% from $454,000 in 2013, a 4.3% CAGR. The suburb runs on migrant labour: 45.8% born overseas (24.2 pp above national), Italian/Lebanese/Nepali ancestry stacked through post-war waves, and a renter share of 38.6% that has crept above the owner-occupier mortgage cohort. SEIFA tells the split story plainly: education decile 6 yet economic resources decile 2, meaning households are qualified but cash-poor.
Population
23,792
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,655/wk
DAs (12 months)iDevelopment Applications lodged in the past year
83
Median House
$820K
Apr-Jun 2024
At $820,000 median, Glenroy buys you 12 km from the CBD on the Upfield line at roughly $350k less than Coburg next door, with 58.5% of stock still detached houses on post-war lots and another 33.1% semi-detached. Three-bedroom dwellings dominate at 49.6% of stock while four-plus only reaches 14.2%, so families upsizing past three kids run out of options fast. Median mortgage of $1,927 monthly consumes 26.9% of household income (above the 25% comfort threshold but below stress flag), and at 33.4% mortgage households versus 28.0% owned outright, the buyer base skews younger and leveraged. The peak-to-latest dip of 3.5% means entry now is cheaper than 2022 in nominal terms.
For Buyers
At $820,000 median, Glenroy buys you 12 km from the CBD on the Upfield line at roughly $350k less than Coburg next door, with 58.5% of stock still detached houses on post-war lots and another 33.1% semi-detached. Three-bedroom dwellings dominate at 49.6% of stock while four-plus only reaches 14.2%, so families upsizing past three kids run out of options fast. Median mortgage of $1,927 monthly consumes 26.9% of household income (above the 25% comfort threshold but below stress flag), and at 33.4% mortgage households versus 28.0% owned outright, the buyer base skews younger and leveraged. The peak-to-latest dip of 3.5% means entry now is cheaper than 2022 in nominal terms.
For Investors
Glenroy's 38.6% renter share is the standout investor signal, sitting above the Merri-bek and Melbourne metro averages and pointing to a structural tenant pool of migrant families and Nepali-speaking newcomers (1,035 Nepali speakers, the largest single non-English language). Rent at $369 weekly produces a gross yield of roughly 2.3% on the $820,000 median, which is thin compared to outer growth-corridor stock but compensated by capital growth of 4.3% CAGR over 14 years. The vacancy rate flag of 9.6% in the brief is anomalous for the location and likely reflects a small sample; ground-level letting moves quickly because of station access. Forty-six planning permits lodged in the last 12 months show developer interest, weighted to subdivision rather than apartments.
Development Activity
Total DAs
122
Last 12 Months
83
YoY ChangeiYear-over-year change in DA lodgements
+361.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Glenroy iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Corpus Christi School
Prep-6 · 174 students
Glenroy West Primary School
Prep-6 · 333 students
Glenroy Private
Prep-12 · 632 students
Glenroy Central Primary School
Prep-6 · 263 students
Belle Vue Park Primary School
Prep-6 · 159 students
Demographics
Median age of 34 runs 6 years younger than the national figure, driven by migrant family formation rather than the inner-city studio crowd. The 45.8% overseas-born share is 24.2 percentage points above the national average and 43.9% of working-age residents hold a university qualification (13.8 pp above national), an unusual stack that means Glenroy carries qualified migrants stuck below their credentials. Ancestry runs Italian 2,572 then Lebanese 1,397 from the post-war and 1970s waves, with the top language spoken at home now Nepali (1,035) followed by Arabic (974), Urdu (527), Italian (475) and Greek (201). Religion splits Christianity 8,471, Islam 4,440 and Hinduism 2,558, one of the more genuinely tri-faith profiles in metropolitan Melbourne.
Age Distribution
Bedrooms
Dwelling Structure
58.5%
Houses
33.1%
Townhouse
8.4%
Apartment
Tenure
Stock composition leans 58.5% detached and 33.1% semi-detached with only 8.4% apartments, a profile that reads as post-war cream-brick on 600-700 sqm lots rather than the unit blocks of Coburg further south. Tenure splits 28.0% owned outright, 33.4% mortgaged and 38.6% rented, so renters now outnumber outright owners by 10.6 percentage points. Price history shows 15 quarters tracked from $454,000 in 2013 to $850,000 peak in 2022, then a $30,000 retreat to $820,000 by mid-2024 (3.5% off peak). The 80.6% rise across 14 years equals 4.3% CAGR, below Brunswick and Coburg but above the Melbourne metro median for the same period. Three-bedroom dwellings make up 49.6% of stock against 14.2% four-plus, so the housing fabric pre-dates the four-bed family-home era.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,927
Rent / wk
$369
HH Size
2.6
Personal Income / wk
$759
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.6%
Unoccupied
910
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.8%
Couples, no children
17,485
Total families
Economy & Employment
Healthcare leads industry employment at 17.6% (1,388 workers), then Education 9.8%, Professional/Tech 9.5%, Construction 8.4% and Public Admin 7.3%, a public-services and trades blend that explains the credential-income gap. Professionals are the largest occupation group at 2,607 workers, followed by Community/Personal Service 1,377, Clerical/Admin 1,374 and Labourers 1,306, a stack that runs blue-collar and care-economy in equal measure. Unemployment sits at 6.2% (688 people) against a participation rate of 56.1%, both worse than metro averages. SEIFA exposes the structural tension: education decile is 6 but economic resources decile is just 2, meaning Glenroy has the qualifications of a middle suburb and the income of a battler one. IRSAD lands at decile 5, IRSD at 4.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.7%
Part-time
31.1%
Participation
56.1%
Employed
10,324
Occupations
Top Industries
University
43.9%
Postgraduate
14.4%
Born Overseas
45.8%
Dwellings
8,603
Transport to Work
The Upfield train line runs through the suburb with Glenroy Station at the centre, yet only 12.9% of residents commute by public transport against 78.5% who drive, suggesting catchment dispersion and parents-and-tradies patterns dominate over CBD commuting. Six schools serve the suburb: Corpus Christi School (Catholic primary, ICSEA 1055, 174 enrolled) leads on academic profile, with Glenroy West Primary (Government, ICSEA 1031, 333 enrolled) the strongest government option. Glenroy Private (Combined, ICSEA 992, 632 enrolled) handles the K-12 demand, while Glenroy College (Secondary, ICSEA 931, 454 enrolled) reads below the state mean. Crime sits at 85.9 per 1,000 residents on 2,044 offences, with property and deception offences the dominant category at 1,036, higher than the SEIFA IRSAD decile 5 ranking would predict.
Drive
78.5%
Public Transport
12.9%
Walk / Cycle
3.1%
Work from Home
N/A
Safety & Crime
Total Offences
2,044
Year ending June 2024
Rate per 1,000 People
85.9
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 Glenroy compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glenroy a good suburb to live in?
Glenroy works for buyers who want a detached house within 12 km of the CBD on the Upfield train line at a $820,000 median, around $350,000 cheaper than Coburg next door. SEIFA IRSAD ranks it decile 5 (middle), and 45.8% of residents were born overseas so the cultural fabric is genuinely multilingual. Crime rate of 85.9 per 1,000 is above what the SEIFA score would predict, mostly property offences.
What is the median house price in Glenroy?
The median house price is $820,000 for the Apr-Jun 2024 quarter, down 3.5% from the 2022 peak of $850,000 but up 80.6% from $454,000 in 2013, a 4.3% CAGR over 14 years. Median weekly rent is $369, producing a gross yield of roughly 2.3%. The renter share is 38.6%, larger than the 28.0% who own outright.
What schools are in Glenroy?
Six schools serve Glenroy. Corpus Christi School (Catholic primary, ICSEA 1055, 174 enrolled) leads on academic profile, followed by Glenroy West Primary (Government, ICSEA 1031, 333 enrolled), Glenroy Private (Combined, ICSEA 992, 632 enrolled), Glenroy Central Primary (Government, ICSEA 986, 263 enrolled), Belle Vue Park Primary (Government, ICSEA 949, 159 enrolled) and Glenroy College (Secondary, Government, ICSEA 931, 454 enrolled). Catholic primary is the strongest single option on ICSEA.
Is Glenroy safe?
Crime rate is 85.9 per 1,000 residents on 2,044 total offences in the latest year, which runs above what the SEIFA IRSAD decile 5 ranking would predict. Property and deception offences dominate the mix at 1,036 incidents (50.7% of total), with crimes against the person at 446 and justice procedures offences at 321. The pattern is consistent with a transit-accessible middle-ring suburb rather than a violent crime hotspot.
Is Glenroy good for property investment?
Glenroy gives investors a 38.6% renter share against a $820,000 median and $369 weekly rent, gross yield of roughly 2.3%. Capital growth has run 4.3% CAGR over 14 years, lagging Brunswick and Coburg but reflecting the next-leg gentrification thesis. The Nepali-speaking newcomer pool (1,035 speakers, the top non-English language) and 46 planning permits lodged in the last 12 months point to durable rental demand and supply tightening through subdivision.
How is Glenroy's population changing?
Population sits at 23,792 with a median age of 34, around 6 years younger than the national median. Migrant composition is shifting from the Italian (2,572) and Lebanese (1,397) post-war stock to South Asian newcomers, with Nepali now the leading non-English language at 1,035 speakers, followed by Arabic 974 and Urdu 527. The 45.8% overseas-born share is 24.2 percentage points above the national average.
What languages are spoken in Glenroy?
With 45.8% of residents born overseas (24.2 pp above national), Glenroy carries one of the more layered language profiles in northern Melbourne. The top non-English languages spoken at home are Nepali 1,035, Arabic 974, Urdu 527, Italian 475 and Greek 201, reflecting both post-war Mediterranean migration and recent South Asian arrivals. Religion splits Christianity 8,471, Islam 4,440 and Hinduism 2,558.
What is the development activity in Glenroy?
Forty-six planning permits were lodged with Merri-bek Council in the last 12 months, weighted toward two-lot and three-lot subdivisions of existing 600-700 sqm post-war blocks rather than apartment developments. Recent applications include a 3-lot subdivision under permit MPS/2020/629 and several two-lot title splits. The pattern preserves the 58.5% detached housing fabric while gradually tightening supply, in contrast to Coburg's apartment-heavy redevelopment.
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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