Kangaroo Flat
Detached houses and lower prices define Kangaroo Flat more than inner Bendigo: 89.7% of dwellings are separate houses and the Apr-Jun 2024 median house price is $547,500. At 11,328 residents, it is older than the national profile by 4 years and lower income at the 21.4th household income percentile. Compared with nearby Golden Square and central Bendigo, it reads as a more suburban, car-based pocket with 88.7% driving to work and 1.6% using public transport. The trade-off is affordability with a higher crime setting, led by 1,350 recorded offences.
Population
11,328
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,144/wk
DAs (12 months)iDevelopment Applications lodged in the past year
55
Median House
$548K
Apr-Jun 2024
Homebuyers get conventional family housing at a lower entry point: the median house price is $547,500, with 89.7% separate houses and only 0.9% apartments. Three-bedroom homes dominate at 57.1%, while 4-plus bedroom stock adds 22.2%, so the market suits buyers wanting space more than apartment choice. Mortgage payments absorb 26.2% of income, higher than rent's 24.9% but not flagged as stress, because the $1,300 monthly mortgage sits within local household incomes of $1,144 weekly.
For Buyers
Homebuyers get conventional family housing at a lower entry point: the median house price is $547,500, with 89.7% separate houses and only 0.9% apartments. Three-bedroom homes dominate at 57.1%, while 4-plus bedroom stock adds 22.2%, so the market suits buyers wanting space more than apartment choice. Mortgage payments absorb 26.2% of income, higher than rent's 24.9% but not flagged as stress, because the $1,300 monthly mortgage sits within local household incomes of $1,144 weekly.
For Investors
Kangaroo Flat is a lower-rent, value-led investment market rather than a premium yield story. Renting households make up 28.8%, lower than the 39.8% owned outright share, so tenant depth is present but not dominant. The median rent is $285 per week and vacancy is 5.6%, which means leasing risk needs more attention than in tighter markets. Development is active but modest, with 19 applications in 12 months and several 2-lot subdivisions, supporting gradual renewal rather than a supply surge.
Development Activity
Total DAs
77
Last 12 Months
55
YoY ChangeiYear-over-year change in DA lodgements
+587.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kangaroo Flat iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Monica's School
Prep-6 · 284 students
Crusoe 7-10 Secondary College
7-10 · 925 students
Kangaroo Flat Primary School
Prep-6 · 313 students
Demographics
Kangaroo Flat skews older and more Australian-born than the national benchmark. The median age is 44, which is 4 years above national, while 11.9% were born overseas, 9.7 percentage points below national. University attainment is 19.6%, below national by 10.5 points, matching the suburb's practical workforce profile. English ancestry is the largest group at 4,935 people, followed by Scottish at 1,218 and Irish at 1,206. Household size averages 2.2, lower than national by 0.3.
Age Distribution
Bedrooms
Dwelling Structure
89.7%
Houses
9.4%
Townhouse
0.9%
Apartment
Tenure
Housing is heavily detached and owner-occupied compared with denser Bendigo pockets. Separate houses account for 89.7%, semi-detached homes 9.4% and apartments just 0.9%, so choice is broad for house buyers but narrow for unit buyers. Prices have lifted from $292,500 in 2013 to a $547,500 median in Apr-Jun 2024, an 87.2% rise across 14 years at a 4.6% CAGR. The latest price matches the peak, with 0.0% peak-to-latest decline, while tenure is split between 39.8% owned outright, 31.3% mortgaged and 28.8% renting.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$285
HH Size
2.2
Personal Income / wk
$638
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.6%
Unoccupied
278
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.7%
Couples, no children
8,077
Total families
Economy & Employment
The local economy leans toward essential services and trades, with healthcare the largest industry at 23.5%, followed by manufacturing at 11.3%, education at 9.9%, construction at 8.8% and retail at 8.5%. Occupations show the same pattern: labourers number 794, community and personal service workers 688 and professionals 672. Unemployment is 4.6% and full-time work is 60.4% of employed residents, but participation is 47.3% with 3,972 people not in the labour force. SEIFA ranks are lower: IEO decile 3, IER decile 3, IRSD decile 3 and IRSAD decile 2, reflecting lower advantage despite stable work bases.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.4%
Part-time
35.0%
Participation
47.3%
Employed
4,286
Occupations
Top Industries
University
19.6%
Postgraduate
4.1%
Born Overseas
11.9%
Dwellings
4,654
Transport to Work
Daily life is car-led: 88.7% drive to work, compared with only 1.6% using public transport and 2.2% walking or cycling. Schooling is a practical strength, with 3 local schools across an ICSEA range of 908 to 1032. St Monica's School leads the local ICSEA at 1032 with 284 enrolments, while Crusoe 7-10 Secondary College provides a government secondary option at 966 ICSEA and 925 enrolments. Safety is the main watchpoint, with 1,350 offences and a crime rate of 119.2 per 1,000 residents, higher than many family buyers would prefer. IRSAD decile 2 also ranks lower for overall advantage.
Drive
88.7%
Public Transport
1.6%
Walk / Cycle
2.2%
Work from Home
N/A
Safety & Crime
Total Offences
1,350
Year ending June 2024
Rate per 1,000 People
119.2
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 Kangaroo Flat compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kangaroo Flat a good suburb to live in?
Kangaroo Flat can suit buyers wanting detached housing and Bendigo access, with 89.7% separate houses and a $547,500 median house price. It is car-dependent, with 88.7% driving to work, and safety needs checking street by street because the crime rate is 119.2 per 1,000 residents.
What is the median house price in Kangaroo Flat?
The median house price in Kangaroo Flat is $547,500 for Apr-Jun 2024. That is up from $292,500 in 2013, an 87.2% increase over 14 years, and the latest quarter also matches the recorded peak price.
What schools are in Kangaroo Flat?
Kangaroo Flat has 3 local schools: St Monica's School with ICSEA 1032 and 284 enrolments, Crusoe 7-10 Secondary College with ICSEA 966 and 925 enrolments, and Kangaroo Flat Primary School with ICSEA 908 and 313 enrolments.
Is Kangaroo Flat safe?
Kangaroo Flat has a higher safety watchpoint, with 1,350 recorded offences and a crime rate of 119.2 per 1,000 residents. Property and deception offences are the largest category at 712 incidents, so buyers should compare specific streets and property security.
Is Kangaroo Flat good for property investment?
Kangaroo Flat may suit value-focused investors, with a $547,500 median house price, $285 weekly median rent and 28.8% of households renting. The 5.6% vacancy rate is the key caution, because it can affect letting times and rent growth.
How is Kangaroo Flat's population changing?
Kangaroo Flat has a population of 11,328 and an older profile, with a median age of 44, which is 4 years above national. Housing demand appears steady rather than explosive, supported by 19 development applications in 12 months and recent median price growth to $547,500.
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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