Hurstbridge
With 97.5% of dwellings being separate houses and household income sitting in the 82.7th percentile nationally, Hurstbridge reads as an established outer-east acreage enclave rather than a typical suburban node. The median house price reached $890,200 in Apr-Jun 2024, having grown 84.7% from $482,000 in 2013, a compound rate of 4.5% per year. Population density is just 239.5 per km2 across 14.84 km2, roughly one-quarter of typical Melbourne outer suburbs, because large lots are the norm. SEIFA scores place Hurstbridge in decile 8 on IRSAD and decile 9 on IRSD, both above the state median.
Population
3,554
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,168/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$890K
Apr-Jun 2024
The $890,200 median house price is below the peak of $1,002,600 recorded in Jan-Mar 2024, a correction of 11.2% that may present a re-entry point for buyers priced out earlier. Stock is almost entirely separate houses at 97.5%, with 40.3% of dwellings having 4 or more bedrooms and 48% having 3 bedrooms, so family-scale homes dominate. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio is 21.3%, below the 30% stress threshold and well within a comfortable servicing band. Only 10.6% of residents rent, so the market is owner-occupier dominated, which tends to reduce turnover and sustain prices. Ownership outright at 36.2% is solid, indicating long-hold equity rather than speculative churn.
For Buyers
The $890,200 median house price is below the peak of $1,002,600 recorded in Jan-Mar 2024, a correction of 11.2% that may present a re-entry point for buyers priced out earlier. Stock is almost entirely separate houses at 97.5%, with 40.3% of dwellings having 4 or more bedrooms and 48% having 3 bedrooms, so family-scale homes dominate. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio is 21.3%, below the 30% stress threshold and well within a comfortable servicing band. Only 10.6% of residents rent, so the market is owner-occupier dominated, which tends to reduce turnover and sustain prices. Ownership outright at 36.2% is solid, indicating long-hold equity rather than speculative churn.
For Investors
Rental demand in Hurstbridge is thin: only 10.6% of dwellings are rented compared to typical metropolitan averages near 30%, and the vacancy rate is 5.6%, above the sub-3% level usually considered healthy for landlords. Weekly rent of $420 against the $890,200 median implies a gross yield around 2.5%, lower than most metropolitan markets. Only 6 development applications were lodged in the past 12 months, confirming very limited new supply. Net internal migration averages minus 46 people per year, meaning the suburb is losing residents to other Australian areas. The investment case depends heavily on long-term capital growth, where the 14-year CAGR of 4.5% provides a reasonable but not exceptional benchmark.
Development Activity
Total DAs
12
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
+300.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hurstbridge iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Hurstbridge Primary School
Prep-6 · 141 students
Demographics
The median age of 41 is 1.0 year above the national figure, and the aging trajectory is clear: the senior share rose 7.1 points over the decade while the working-age share fell 3.1 points, shifts larger than most outer-suburban areas. Only 12.2% of residents were born overseas, which is 9.4 points below national, reflecting a predominantly Australian-born population with English (1,496), Irish (593) and Scottish (501) ancestry leading. University qualifications reach 37%, which is 6.9 points above national, consistent with the professional and managerial occupations that make up the workforce. Average household size of 2.8 is 0.3 above national, driven by couples-with-children families who make up the majority of the household mix.
Age Distribution
Bedrooms
Dwelling Structure
97.5%
Houses
2.5%
Townhouse
N/A
Apartment
Tenure
The price record shows $482,000 in 2013 rising to a peak of $1,002,600 in Jan-Mar 2024 before easing to $890,200 in Apr-Jun 2024, an 11.2% pullback from the peak. The 14-year CAGR of 4.5% is above the national long-run average for outer-ring suburbs. Tenure splits 36.2% owned outright, 53.2% mortgaged and only 10.6% renting. Four-plus bedroom homes account for 40.3% of stock and 3-bedroom homes 48%, so the housing base caters almost exclusively to families. Semi-detached homes make up just 2.5% and apartments are negligible at well below the state average, keeping the suburb almost entirely detached-house territory.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$420
HH Size
2.8
Personal Income / wk
$898
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.6%
Unoccupied
72
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.3%
Community Profile
Ancestry
Household Composition
21.8%
Couples, no children
3,112
Total families
Economy & Employment
Construction leads local employment at 17.4% (246 workers), followed closely by Healthcare at 17.1% (241) and Education at 15.5% (218). This combination, building trades plus care and teaching, reflects the suburb's family-oriented outer-fringe location where infrastructure investment and community services generate most local jobs. Professional/Technical services account for 8.1% and Public Administration 8.9%. By occupation, Professionals form the largest group at 486, above Managers at 261 and Clerical/Admin at 232. The unemployment rate is 4.2% and the full-time employment rate is 60.2%, close to Melbourne outer-suburban norms. SEIFA IEO sits at decile 8, confirming above-average education and occupation status compared to national benchmarks.
Unemployment
2.4%
Labour Force
2,185
Unemployed
52
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.2%
Part-time
35.6%
Participation
65.5%
Employed
1,788
Occupations
Top Industries
University
37.0%
Postgraduate
8.9%
Born Overseas
12.2%
Dwellings
1,216
Transport to Work
Transport use is car-dependent: 91.4% of residents drive to work, higher than most Melbourne suburbs, while only 3.3% use public transport, because the Hurstbridge train line serves the area but frequency is limited. Volunteering runs at 19.1% of residents, above average nationally, signalling a cohesive local community culture. Only 3.8% of residents (132 people) need daily assistance. The suburb scores decile 9 on IRSD, placing it in the top 10% for lowest disadvantage nationally, and decile 8 on IRSAD, above the state median. Rent-to-income at 19.4% and mortgage-to-income at 21.3% are both below common stress thresholds, meaning neither renters nor owners face financial strain relative to their incomes. No schools are recorded in the suburb dataset, so families rely on schools in neighbouring towns along the Hurstbridge corridor.
Drive
91.4%
Public Transport
3.3%
Walk / Cycle
2.1%
Work from Home
N/A
Population Forecast
-0.28%/yr
(-10 people/yr)
EstablishedPopulation growth has been effectively flat, averaging minus 0.28% annually or about minus 10 persons per year. The historical record shows 3,512 residents in 2023 and 3,521 in 2025, a 10-year change of just 1.1%. Medium forecasts project continued gentle decline to 3,467 by 2031. The primary migration driver is overseas arrivals adding 13 per year on average, but this is more than offset by net internal outflow of minus 46, meaning Hurstbridge is losing more residents to other parts of Australia than it gains. The gentrification score is 37, classified as early signs, partly because real incomes grew 9.8% while affordability worsened from 40.8% in 2011 to 46.8% in 2021. Rent growth of 55% over the period is notably higher than income growth, putting gradual pressure on the remaining renter cohort.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+13
Net Internal / yr
-46
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
113
Year ending June 2024
Rate per 1,000 People
31.8
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 Hurstbridge compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hurstbridge a good suburb to live in?
Hurstbridge ranks in decile 9 on IRSD and decile 8 on IRSAD, placing it in the top tier for low disadvantage nationally. Household income sits in the 82.7th percentile and mortgage-to-income is 21.3%, below the 30% stress threshold. The trade-offs are high car-dependence (91.4% drive) and a vacancy rate of 5.6%.
What is the median house price in Hurstbridge?
The median house price is $890,200 as of Apr-Jun 2024, down 11.2% from a peak of $1,002,600 in Jan-Mar 2024. Over 14 years from 2013 the price has grown 84.7%, a compound rate of 4.5% per year. Monthly mortgage repayments average $2,000.
What schools are in Hurstbridge?
No schools are recorded inside the Hurstbridge suburb boundary in this dataset. Families typically access schools in neighbouring communities along the Hurstbridge train line corridor. University qualifications among residents reach 37%, which is 6.9 points above the national figure.
Is Hurstbridge safe?
Hurstbridge recorded 113 total offences with a crime rate of 31.8 per 1,000 residents. Property and deception offences account for 56 incidents and crimes against the person for 11. The IRSD score is decile 9 nationally, placing it in the top 10% for low disadvantage, which correlates with lower crime exposure.
Is Hurstbridge good for property investment?
The vacancy rate of 5.6% is above the sub-3% threshold investors prefer, and only 10.6% of residents rent, limiting tenant demand. Weekly rent of $420 against a $890,200 median gives a gross yield near 2.5%. The 14-year CAGR of 4.5% indicates steady capital growth but not high yield returns.
How is Hurstbridge's population changing?
Population is declining slightly at minus 0.28% per year, or about minus 10 persons annually. The 10-year population change was just 1.1%, and medium forecasts project 3,467 residents by 2031 compared to 3,521 today. Net internal migration averages minus 46 per year, partially offset by 13 overseas arrivals.
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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