Grovedale
Detached housing defines Grovedale more than density: 85.9% of dwellings are separate houses, while apartments are just 0.6%. The suburb has 14,869 residents, a median age of 41, and a density of 2092.6 people per sq km, giving it a settled suburban feel compared with busier Geelong pockets. Against nearby Waurn Ponds' campus and retail focus and Highton's higher-prestige image, Grovedale reads as practical family housing, with a $680,000 median house price and household incomes sitting at the 45.8 percentile nationally.
Population
14,869
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,477/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$680K
Apr-Jun 2024
Homebuyers get a strongly house-based market, with 85.9% separate houses and 52.4% of homes configured as 3 bedrooms. Larger households still have options because 29.6% have 4 or more bedrooms, while apartments are only 0.6%, well below what buyers would expect in denser suburbs. The $680,000 median house price is 2.9% below the 2022 peak of $700,000, which helps entry conditions. Mortgage costs take 24.7% of income, below the usual stress threshold, because monthly repayments average $1,582.
For Buyers
Homebuyers get a strongly house-based market, with 85.9% separate houses and 52.4% of homes configured as 3 bedrooms. Larger households still have options because 29.6% have 4 or more bedrooms, while apartments are only 0.6%, well below what buyers would expect in denser suburbs. The $680,000 median house price is 2.9% below the 2022 peak of $700,000, which helps entry conditions. Mortgage costs take 24.7% of income, below the usual stress threshold, because monthly repayments average $1,582.
For Investors
Grovedale is more of a steady rental market than a scarcity-driven one. Renters make up 27.4% of households, weekly rent is $350, and rent-to-income sits at 23.7%, below stress levels. The 4.8% vacancy rate is higher than very tight markets, so investors should expect tenant choice to matter. Only 7 development applications in 12 months point to limited new supply pressure. The longer shift is still supportive, with rents up 47.2% and internal migration doing more work than overseas inflows.
Development Activity
Total DAs
16
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
$11K
Monthly DA Lodgements
DA Categories
Schools in Grovedale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Nazareth School
Prep-6 · 367 students
Grovedale West Primary School
Prep-6 · 324 students
Grovedale Primary School
Prep-6 · 343 students
Mandama Primary School
Prep-6 · 352 students
Grovedale College
7-12 · 693 students
Demographics
Grovedale is slightly older and less migrant-heavy than the national profile. The median age is 41, which is 1.0 year above national, while 17.4% of residents were born overseas, 4.2 percentage points below national. University attainment is 31.2%, 1.1 points above national, so education levels are solid without reshaping the suburb into a high-income professional enclave. English ancestry is the largest listed group at 5,989 people, followed by Scottish at 1,831 and Irish at 1,771, while Mandarin has 94 speakers.
Age Distribution
Bedrooms
Dwelling Structure
85.9%
Houses
13.5%
Townhouse
0.6%
Apartment
Tenure
Housing values have nearly doubled over the long run, rising from $352,000 in 2013 to $680,000 in Apr-Jun 2024, a 93.2% lift and 4.8% CAGR over 14 years. The latest price remains 2.9% below the $700,000 peak in 2022, so buyers are not paying the top of the cycle. Tenure is balanced but owner-leaning: 36.6% own outright, 35.9% have a mortgage, and 27.4% rent. With 85.9% separate houses and only 13.5% semi-detached homes, supply is far lower-density than inner Geelong.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,582
Rent / wk
$350
HH Size
2.4
Personal Income / wk
$705
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
294
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.2%
Couples, no children
11,208
Total families
Economy & Employment
Grovedale's workforce is anchored by public-facing and population-serving jobs. Healthcare employs 1,134 people, or 23.5%, followed by Education at 641, Construction at 565, Retail at 401, and Public Admin at 336. Professionals are the largest occupation group at 1,414, but Community and Personal Service workers are also prominent at 1,057, matching the health and education base. Unemployment is 4.7% and participation is 55.5%. SEIFA sits in decile 6 for IEO, IER, IRSD, and IRSAD, slightly above the national midpoint rather than highly advantaged.
Unemployment
3.0%
Labour Force
15,428
Unemployed
463
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.2%
Part-time
37.1%
Participation
55.5%
Employed
6,650
Occupations
Top Industries
University
31.2%
Postgraduate
7.2%
Born Overseas
17.4%
Dwellings
5,815
Transport to Work
Grovedale suits car-based living more than public-transport commuting. Car drivers account for 89.7% of travel, compared with only 2.0% using public transport and 2.2% walking or cycling, so daily convenience depends heavily on road access. School choice is practical, with 5 local schools across Catholic and Government sectors and an ICSEA range from 996 to 1076. Nazareth School leads at 1076 with 367 enrolments, followed by Grovedale West Primary at 1026. Safety is mixed: the crime rate is 75.4 per 1,000, with 605 property and deception offences, while IRSAD decile 6 is above the national midpoint.
Drive
89.7%
Public Transport
2.0%
Walk / Cycle
2.2%
Work from Home
N/A
Population Forecast
+2.52%/yr
(+719 people/yr)
EstablishedGrowth momentum is stronger than Grovedale's established-suburb label suggests. The forecast trend adds 719 people a year, or 2.52% annually, with the medium path reaching 32,189 by 2031. Internal migration is the main engine at 632 net people a year, far higher than the 170 from overseas migration, which explains why local housing demand is tied to regional moves. Gentrification is scored 59 and classed as Active, while the shift reading is Mixed: rent growth is 47.2%, but young share is down 1.5 points and senior share is up 1.8 points.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+170
Net Internal / yr
+632
Gentrification Signal
Active
Population +56% since 2011, Net internal migration +632/yr, Accelerating: 10% → 42%
Safety & Crime
Total Offences
1,121
Year ending June 2024
Rate per 1,000 People
75.4
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 Grovedale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Grovedale a good suburb to live in?
Grovedale works well for buyers wanting established, car-friendly housing, with 85.9% separate houses and 5 local schools. It is stronger for space and family practicality than for public transport, which is used by only 2.0% of commuters.
What is the median house price in Grovedale?
The median house price in Grovedale is $680,000 for Apr-Jun 2024. That is 2.9% below the 2022 peak of $700,000, but still 93.2% higher than the $352,000 level recorded in 2013.
What schools are in Grovedale?
Grovedale has 5 local schools, with ICSEA values from 996 to 1076. Nazareth School is Catholic with 367 enrolments, while Grovedale West Primary and Grovedale College add Government primary and secondary options.
Is Grovedale safe?
Grovedale recorded 1,121 offences and a crime rate of 75.4 per 1,000 residents. Property and deception offences were the largest category at 605, so safety looks mixed compared with quieter suburban areas.
Is Grovedale good for property investment?
Grovedale suits investors seeking steady demand rather than ultra-tight vacancy. Renters are 27.4% of households, weekly rent is $350, vacancy is 4.8%, and rents have risen 47.2% through the recent shift period.
How is Grovedale's population changing?
Grovedale is growing, with the forecast trend adding 719 people a year, or 2.52% annually. Internal migration is the main driver at 632 net people a year, higher than the 170 annual net overseas migration figure.
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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