Greenvale
A 97.0% detached housing profile makes Greenvale one of Hume's clearest family-house markets, with 72.2% of homes having 4 or more bedrooms. Compared with nearby Craigieburn and Roxburgh Park, it reads less as a renter-heavy corridor and more as an owner occupier, mortgage-led suburb: 55.0% of homes have a mortgage and only 12.5% rent. The $920,000 median house price is at its Apr-Jun 2024 peak, while household income sits in the 87.1st percentile. A median age of 35 is 5.0 years below national, and 34.8% born overseas is 13.2 points above national.
Population
21,274
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,262/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Median House
$920K
Apr-Jun 2024
Homebuyers are paying for space and school access rather than apartment convenience. The median house price is $920,000, up from $872,500 in Jan-Mar 2024 and equal to the latest recorded peak, so entry costs are high compared with earlier Greenvale cycles. Mortgage pressure looks manageable for many locals because the median monthly mortgage is $2,167 and mortgage payments take 22.1% of income. The trade-off is choice: 97.0% separate houses and 72.2% 4-plus bedroom stock suit larger households, but buyers wanting 2-bedroom or compact options face a much thinner market at 1.4% of dwellings.
For Buyers
Homebuyers are paying for space and school access rather than apartment convenience. The median house price is $920,000, up from $872,500 in Jan-Mar 2024 and equal to the latest recorded peak, so entry costs are high compared with earlier Greenvale cycles. Mortgage pressure looks manageable for many locals because the median monthly mortgage is $2,167 and mortgage payments take 22.1% of income. The trade-off is choice: 97.0% separate houses and 72.2% 4-plus bedroom stock suit larger households, but buyers wanting 2-bedroom or compact options face a much thinner market at 1.4% of dwellings.
For Investors
Greenvale is a defensive, family-tenant market rather than a high-turnover rental suburb. Renters make up 12.5% of households, well below the owner occupier base of 87.5%, so leasing demand is more selective and tied to family homes. The median rent is $430 per week, while the 3.8% vacancy rate is higher than a very tight rental setting and can limit short-term pricing power. Investment appeal sits in scarcity and redevelopment signals: 21 development applications in 12 months, mostly subdivision-related samples, point to continued land use change around a $920,000 house median.
Development Activity
Total DAs
69
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
+16.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Greenvale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Aitken College
Prep-12 · 1453 students
Mary Queen of Heaven Catholic Primary School
Prep-6 · 236 students
St Carlo Borromeo School
Prep-6 · 571 students
Greenvale Primary School
Prep-6 · 593 students
Keelonith Primary School
Prep-6 · 361 students
Demographics
Greenvale skews younger, larger and more internationally connected than the national profile. The median age is 35, which is 5.0 years below national, while the average household size of 3.2 is 0.7 above national. Overseas-born residents are 34.8%, 13.2 points above national, led by Italian ancestry at 4,402 people and Lebanese ancestry at 1,019. Education is also elevated: 38.0% hold university qualifications, 7.9 points above national. Arabic is spoken by 842 residents and Italian by 569, reinforcing a household mix shaped by migration and multi-generational family settlement.
Age Distribution
Bedrooms
Dwelling Structure
97.0%
Houses
3.0%
Townhouse
N/A
Apartment
Tenure
Greenvale's housing market is dominated by large detached ownership. The median house price rose from $550,000 in 2013 to $920,000 in Apr-Jun 2024, a 67.3% gain over 14 years and a 3.7% compound annual growth rate. Prices are now 0.0% below the recorded peak because the latest quarter is also the peak. Ownership is deep: 32.5% own outright and 55.0% are paying a mortgage, compared with only 12.5% renting. Housing stress indicators are contained at 19.0% rent to income and 22.1% mortgage to income, helped by weekly household income of $2,262.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$430
HH Size
3.2
Personal Income / wk
$796
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
250
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.7%
Couples, no children
19,567
Total families
Economy & Employment
Greenvale's local workforce is broad but household resources are high. Weekly household income is $2,262 and sits in the 87.1st percentile, while the SEIFA IER resource score is 1,092 in decile 10. That is stronger than its education and occupation index of decile 6, because the workforce includes both professionals and trade-linked households. Healthcare is the largest industry at 14.1% and 931 workers, followed by construction at 13.2% and 873, education at 11.5% and 761, professional and tech at 8.1%, and retail at 7.8%. Full-time work is 65.2%, with unemployment at 6.4% and participation at 61.5%.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
28.4%
Participation
61.5%
Employed
9,646
Occupations
Top Industries
University
38.0%
Postgraduate
8.2%
Born Overseas
34.8%
Dwellings
6,333
Transport to Work
Greenvale works best for car-based family living. Public transport commuting is only 2.0%, while 91.8% drive, so daily convenience depends on road access rather than train-side density. School choice is a major strength: 7 local schools span Independent, Catholic and Government sectors, with ICSEA scores from 980 to 1,102. Aitken College leads at 1,102 with 1,453 students, followed by Mary Queen of Heaven Catholic Primary at 1,065 and St Carlo Borromeo School at 1,062. Safety is comparatively orderly for a growth-edge suburb, with 791 recorded offences and a crime rate of 37.2 per 1,000. IRSAD decile 7 adds above-average socio-economic support.
Drive
91.8%
Public Transport
2.0%
Walk / Cycle
0.6%
Work from Home
N/A
Safety & Crime
Total Offences
791
Year ending June 2024
Rate per 1,000 People
37.2
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 Greenvale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Greenvale a good suburb to live in?
Greenvale suits households wanting larger homes, schools and car access. It has 97.0% separate houses, 7 local schools and a median age of 35, but only 2.0% commute by public transport, so it is stronger for drivers than train-dependent residents.
What is the median house price in Greenvale?
The median house price in Greenvale is $920,000 for Apr-Jun 2024. That is the recorded peak and is 67.3% higher than the 2013 level of $550,000, with a 3.7% compound annual growth rate over 14 years.
What schools are in Greenvale?
Greenvale has 7 local schools across Independent, Catholic and Government sectors. Aitken College has an ICSEA of 1,102 and 1,453 students, while Mary Queen of Heaven Catholic Primary and St Carlo Borromeo School both sit above 1,060 ICSEA.
Is Greenvale safe?
Greenvale recorded 791 offences, equal to 37.2 offences per 1,000 residents. Property and deception offences were the largest category at 468 incidents, followed by 119 crimes against the person and 91 justice procedure offences.
Is Greenvale good for property investment?
Greenvale can suit investors focused on family houses and land scarcity. Renters are only 12.5% of households, the median rent is $430 per week and vacancy is 3.8%, while 21 development applications point to subdivision interest.
How is Greenvale's population changing?
Greenvale has 21,274 residents, a median age of 35 and an average household size of 3.2. Change is being shaped by family households, overseas-born residents at 34.8%, and ongoing subdivision activity through 21 recent development applications.
What languages are spoken in Greenvale?
Greenvale has a strong multilingual profile, with 34.8% of residents born overseas. Arabic is spoken by 842 residents, Italian by 569, Sinhal by 249, Greek by 207 and Urdu by 163.
What development is happening in Greenvale?
Greenvale recorded 21 development applications in the past 12 months. Recent examples include a 2-lot subdivision lodged on 2026-03-31 and a multi-lot subdivision lodged on 2026-03-20, showing continued land division pressure.
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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