Hughesdale
Prices peaked at $1,650,000 in early 2024 then dropped 21.2% to $1,300,000, the steepest correction in this batch. Over 14 years from $820,000, the CAGR of 3.3% is modest for inner southeast Melbourne. The gentrification score of 45 (active stage) explains the volatility: real incomes grew 30.8% over the decade, university qualifications sit at 57.8% (27.7 points above national), and overseas migration runs at +207/year. Hughesdale is mid-transformation from a Greek-heritage suburban pocket to a high-income professional enclave, with the 21.2% price correction reflecting overshoot during that transition.
Population
7,563
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,057/wk
DAs (12 months)iDevelopment Applications lodged in the past year
24
Median House
$1.3M
Apr-Jun 2024
The $1,300,000 median (Apr-Jun 2024) sits 21.2% below the $1,650,000 peak, the largest correction in this batch. Over 14 years from $820,000, the CAGR is 3.3%. Separate houses at 53.6% narrowly lead, but semi-detached at 31.2% and apartments at 15.1% make this a genuinely mixed-stock suburb. Two-bedroom at 36.1% is the most common configuration, ahead of 3-bedroom at 37.9%. Mortgage repayments of $2,167/month produce a 24.3% mortgage-to-income ratio, comfortably below stress. Hughesdale Primary (Government, ICSEA 1,144, 572 students) and Sacred Heart Girls' College (Catholic, ICSEA 1,102, 932 students) both score well above benchmark.
For Buyers
The $1,300,000 median (Apr-Jun 2024) sits 21.2% below the $1,650,000 peak, the largest correction in this batch. Over 14 years from $820,000, the CAGR is 3.3%. Separate houses at 53.6% narrowly lead, but semi-detached at 31.2% and apartments at 15.1% make this a genuinely mixed-stock suburb. Two-bedroom at 36.1% is the most common configuration, ahead of 3-bedroom at 37.9%. Mortgage repayments of $2,167/month produce a 24.3% mortgage-to-income ratio, comfortably below stress. Hughesdale Primary (Government, ICSEA 1,144, 572 students) and Sacred Heart Girls' College (Catholic, ICSEA 1,102, 932 students) both score well above benchmark.
For Investors
Renters at 35.5% provide a substantial tenant pool. Weekly rent of $416 against $1,300,000 gives a gross yield of 1.7%, low even by inner-Melbourne standards. The 9.9% vacancy rate is high, the second highest in this batch. Development at 23 DAs in 12 months, below the national average for inner suburbs, includes a 5-lot subdivision signalling continued densification. Overseas migration at +207/year drives demand, but internal outflow at -113/year partly offsets it. The gentrification score of 45 (active) and 30.8% real income growth over the decade suggest the demographic shift is elevating rent capacity. The 21.2% price correction from peak may offer a better entry point for yield improvement.
Development Activity
Total DAs
28
Last 12 Months
24
YoY ChangeiYear-over-year change in DA lodgements
+2300.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hughesdale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Hughesdale Primary School
Prep-6 · 572 students
Sacred Heart Girls' College
7-12 · 932 students
Demographics
The median age of 38 is 2 years below national. University qualifications at 57.8% are 27.7 points above national, with SEIFA IEO decile 9 confirming top-tier educational advantage. Overseas-born at 40.3% is 18.7 points above national: English (1,690), Greek (1,079) and Chinese (808) are the top ancestries. Greek (431 speakers), Mandarin (208) and Hindi (71) lead non-English languages, with the Greek community being a defining cultural feature. The 64.8% participation rate is above average. Professionals (1,428) and Managers (638) dominate occupations. COVID caused a 3.6% population dip that has since fully recovered.
Age Distribution
Bedrooms
Dwelling Structure
53.6%
Houses
31.2%
Townhouse
15.1%
Apartment
Tenure
Tenure splits three ways: renters at 35.5%, mortgage holders at 32.4%, and outright owners at 32.0%. Houses at 53.6%, semi-detached at 31.2% and apartments at 15.1% create diverse stock. Two-bedroom (36.1%) and 3-bedroom (37.9%) are nearly equal. Prices grew from $820,000 in 2013 to $1,300,000 (CAGR 3.3%), but the peak-to-trough decline of 21.2% is severe. Mortgage stress at 24.3% and rent stress at 20.2% are both comfortable. The 26.1% turnover rate is moderate. The price history showing $1,424,500 to $1,650,000 to $1,300,000 across three quarters reveals significant volatility, higher than the Melbourne median suburb's price swing.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$416
HH Size
2.5
Personal Income / wk
$935
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.9%
Unoccupied
321
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.1%
Couples, no children
5,899
Total families
Economy & Employment
Healthcare (16.3%, 522) and Professional/Tech (16.1%, 517) run nearly neck-and-neck, followed by Education (11.9%, 381), Finance (7.7%, 247) and Construction (6.8%, 218). The combined knowledge-sector share exceeds 50%, consistent with IEO decile 9. Professionals (1,428) dominate occupations, more than double the next category. Full-time employment at 65.2% is solid, unemployment at 4.4% is low, and participation at 64.8% is above average. The 30.8% real income growth over the decade outpaces most Melbourne suburbs. IRSAD decile 8 confirms upper-middle socioeconomic positioning. The COVID population dip and full recovery show resilient demand.
Unemployment
5.2%
Labour Force
5,034
Unemployed
263
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
30.4%
Participation
64.8%
Employed
3,952
Occupations
Top Industries
University
57.8%
Postgraduate
17.7%
Born Overseas
40.3%
Dwellings
2,935
Transport to Work
Public transport at 12.2% is well above average, reflecting Hughesdale train station access. Car driving at 76.7% is below suburban norms. Walking/cycling at 6.2% is moderate. Two high-performing schools: Hughesdale Primary (Government, ICSEA 1,144, 572 students) and Sacred Heart Girls' College (Catholic, ICSEA 1,102, 932 students), both well above the 1,000 benchmark. The crime rate of 52.4 per 1,000 is moderate, with property offences (311) accounting for 78.5%. IRSAD decile 8 confirms upper-middle advantage. Rent stress at 20.2% and mortgage stress at 24.3% are comfortable.
Drive
76.7%
Public Transport
12.2%
Walk / Cycle
6.2%
Work from Home
N/A
Population Forecast
+0.58%/yr
(+47 people/yr)
EstablishedPopulation growth at 0.58% per year (47 persons) is modest. The ERP reached 8,132 in 2025, with medium forecasts projecting 8,381 by 2031. Overseas migration at +207/year is the growth engine, offset by internal outflow of -113/year. The COVID dip of 3.6% (from 7,927 to 7,642) fully recovered to 8,053 by 2024. The gentrification score of 45 (active) with 30.8% real income growth confirms ongoing socioeconomic elevation. The young share declined 2.3 points while the working share rose 1.6 points, consistent with childless professionals replacing older residents. Affordability improved from 58.5% in 2011 to 44.5% in 2021, a larger gain than the Melbourne average.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+207
Net Internal / yr
-113
Gentrification Signal
Early signs
Population +10% since 2011, Net internal outflow -113/yr, Strong overseas inflow +207/yr, COVID recovered (-4% dip → full recovery)
Safety & Crime
Total Offences
396
Year ending June 2024
Rate per 1,000 People
52.4
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 Hughesdale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hughesdale a good suburb to live in?
Hughesdale scores IRSAD decile 8 with 57.8% university qualifications, 27.7 points above average. Public transport at 12.2% is well above norm, reflecting train access. Two schools score above ICSEA 1,100. The crime rate of 52.4 per 1,000 is moderate. Mortgage stress at 24.3% is comfortable for the 77th-percentile household incomes.
What is the median house price in Hughesdale?
The median is $1,300,000 (Apr-Jun 2024), down 21.2% from the $1,650,000 peak in early 2024. Over 14 years from $820,000, the CAGR is 3.3%. Monthly mortgage repayments average $2,167 and weekly rent is $416. The 21.2% correction is the steepest in this batch.
What schools are in Hughesdale?
Two schools serve the suburb: Hughesdale Primary School (Government, ICSEA 1,144, 572 students) and Sacred Heart Girls' College (Catholic, ICSEA 1,102, 932 students). Both score well above the national 1,000 ICSEA benchmark, with the combined enrolment of 1,504 reflecting strong family demand.
Is Hughesdale safe?
The crime rate is 52.4 per 1,000 residents, with 396 total offences. Property and deception offences (311) account for 78.5%, crimes against the person at 39 (9.8%) and justice procedures at 20. IRSAD decile 8 and the low 4.4% unemployment rate are factors associated with moderate crime levels.
Is Hughesdale good for property investment?
Gross yield is 1.7% ($416/week on $1,300,000), low for inner Melbourne. Vacancy at 9.9% is high. However, the 35.5% renter share and net overseas migration of +207/year provide ongoing demand. The 21.2% price correction from peak may improve entry timing. Active gentrification (score 45) suggests the suburb's demographic trajectory favours long-term capital growth.
How is Hughesdale's population changing?
Growth is 0.58% per year (47 persons), with medium projections of 8,381 by 2031. Overseas migration at +207/year drives growth, offset by -113/year internal outflow. COVID caused a 3.6% dip that fully recovered. The gentrification score of 45 (active stage) reflects 30.8% real income growth over the decade. The young share fell 2.3 points.
What languages are spoken in Hughesdale?
With 40.3% born overseas, 18.7 points above national, Hughesdale is linguistically diverse. Greek (431 speakers) leads, reflecting the suburb's heritage community, followed by Mandarin (208), Hindi (71), Cantonese (57) and Korean (45). Greek ancestry at 1,079 is the 3rd largest group after English and the broader 'Other' category.
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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