Kilmore
Population grew 30.3% over the decade and 1.92% annually, driven by internal migration (159 net/year), making Kilmore one of the clearest examples of Melbourne's peri-urban expansion drawing households northward along the Hume corridor. Construction is the top employer at 17.3%, the highest construction share in this analysis, as the suburb literally builds itself through new housing estates. Yet the $587,000 median sits 2.2% below the 2022 peak of $600,000, and the crime rate of 52.8 per 1,000 is above average. SEIFA scores cluster at deciles 4-5, placing Kilmore in the lower-middle band, a profile typical of outer-growth-corridor suburbs where affordable housing attracts families but services lag behind development.
Population
9,207
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,549/wk
DAs (12 months)iDevelopment Applications lodged in the past year
17
Median House
$587K
Apr-Jun 2024
The $587,000 median (April-June 2024) offers entry-level access to Melbourne's housing market, sitting well below the metro median. Over 14 years, the median grew from $327,500 to $587,000, a 79.2% gain at 4.3% CAGR. However, it sits 2.2% below the 2022 peak of $600,000. Detached houses at 86.7% dominate, with four-plus bedrooms (44.7%) and three-bedrooms (39.6%) accounting for most stock. Monthly mortgage repayments of $1,647 produce a mortgage-to-income ratio of 24.6%, below stress. With 45.4% holding mortgages, the suburb is heavily leveraged, reflecting recent buyers. Car dependence is extreme at 91.0% with public transport at 1.2%.
For Buyers
The $587,000 median (April-June 2024) offers entry-level access to Melbourne's housing market, sitting well below the metro median. Over 14 years, the median grew from $327,500 to $587,000, a 79.2% gain at 4.3% CAGR. However, it sits 2.2% below the 2022 peak of $600,000. Detached houses at 86.7% dominate, with four-plus bedrooms (44.7%) and three-bedrooms (39.6%) accounting for most stock. Monthly mortgage repayments of $1,647 produce a mortgage-to-income ratio of 24.6%, below stress. With 45.4% holding mortgages, the suburb is heavily leveraged, reflecting recent buyers. Car dependence is extreme at 91.0% with public transport at 1.2%.
For Investors
Renters at 20.9% provide a thin tenant pool, the lowest in this batch. Weekly rent of $340 against a $587,000 median produces a gross yield around 3.0%, modest for an outer suburb. The vacancy rate of 5.8% is moderate. The 13 development applications in 12 months include subdivision activity (12-lot subdivisions among the samples), confirming ongoing estate development. Population growth of 1.92% per year (321 persons) is strong, driven primarily by internal migration (159 net/year), which is a healthier demand signal than international-student-dependent growth. The 45.4% mortgage share suggests active buying demand.
Development Activity
Total DAs
40
Last 12 Months
17
YoY ChangeiYear-over-year change in DA lodgements
+54.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kilmore iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
International Maarif Schools of Australia – Melbourne Campus
Prep-6 · 25 students
Assumption College
7-12 · 1455 students
St Patrick's Primary School
Prep-6 · 581 students
Kilmore Primary School
Prep-6 · 477 students
Demographics
English ancestry leads at 3,591, with Irish (1,390) forming the second-largest group, reflecting the town's historical Irish settlement. Scottish (956) follows. Just 14.0% were born overseas, 7.6 points below the national average. University qualifications at 20.7% are 9.4 points below national, consistent with IEO decile 4. Punjabi (36), Italian (27), Mandarin (22), Hindi (16), and German (14) are top non-English languages, all in small numbers. Average household size of 2.5 matches the national figure. Couples with children (3,002) outnumber couples without (1,946), confirming the family orientation.
Age Distribution
Bedrooms
Dwelling Structure
86.7%
Houses
12.2%
Townhouse
0.7%
Apartment
Tenure
Mortgaged households at 45.4% form the largest tenure group, well above the national average, while 33.7% own outright and 20.9% rent. The 86.7% detached stock with 12.2% semi-detached is typical of peri-urban growth corridors. Four-plus bedrooms (44.7%) and three-bedrooms (39.6%) account for 84.3% of all homes, reflecting new-estate construction standards. Over 14 years, the median grew from $327,500 to $587,000 (79.2% total, 4.3% CAGR), with a $319,000 trough in 2014 and $600,000 peak in 2022. The current price sits 2.2% below peak. Mortgage-to-income at 24.6% and rent-to-income at 21.9% are both comfortable.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,647
Rent / wk
$340
HH Size
2.5
Personal Income / wk
$738
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
205
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.7%
Couples, no children
7,283
Total families
Economy & Employment
Construction leads at 17.3% (459 workers), the highest construction share in this analysis, reflecting the suburb's ongoing residential development. Healthcare at 15.7% (417), Education at 13.2% (351), Public Admin at 9.3% (246), and Manufacturing at 7.9% (210) follow. Professionals (632), Clerical/Admin (552), and Community/Personal (530) lead occupations, with Labourers (477) also prominent, reflecting a mixed white/blue-collar workforce. The unemployment rate of 4.7% is near national, and full-time employment at 64.8% is above average. SEIFA IRSAD decile 4 and IER decile 7 show moderate economic resources despite lower education (IEO decile 4).
Unemployment
4.7%
Labour Force
8,433
Unemployed
396
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.8%
Part-time
30.5%
Participation
54.7%
Employed
3,876
Occupations
Top Industries
University
20.7%
Postgraduate
4.6%
Born Overseas
14.0%
Dwellings
3,345
Transport to Work
Car dependence is extreme at 91.0%, with public transport at 1.2% and walking/cycling at 2.7%. V/Line rail provides some Melbourne connectivity, but commute times are long. The crime rate of 52.8 per 1,000 is above the national average. Property offences (237) lead, with justice procedures (112), crimes against the person (104), and drug offences (19). Four schools serve the suburb. International Maarif Schools (Independent, ICSEA 1,080, 25 students) is small and specialist. Assumption College (Catholic, ICSEA 1,050, 1,455 students) and St Patrick's Primary (Catholic, ICSEA 1,049, 581 students) sit above the benchmark. Kilmore Primary (Government, ICSEA 964, 477 students) is slightly below. IRSAD decile 4 indicates lower-middle advantage.
Drive
91.0%
Public Transport
1.2%
Walk / Cycle
2.7%
Work from Home
N/A
Population Forecast
+1.92%/yr
(+321 people/yr)
EstablishedPopulation grows at 1.92% per year (321 persons), one of the strongest rates in this batch. The 10-year change of 30.3% is well above the national average. Internal migration at 159 net per year is the primary driver, supplemented by overseas migration of 72 net/year. This internal-migration dominance signals genuine domestic demand from households priced out of inner Melbourne. Gentrification score of 33 with early signs detected. The senior share grew 5.5 points while the young share declined 2.6 points, indicating an aging dynamic even within a growing suburb, as the original estate-buyer cohort ages in place.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+72
Net Internal / yr
+159
Gentrification Signal
Early signs
Population +39% since 2011, Net internal migration +159/yr
Safety & Crime
Total Offences
486
Year ending June 2024
Rate per 1,000 People
52.8
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 Kilmore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kilmore a good suburb to live in?
Kilmore provides affordable entry to the Melbourne housing market ($587,000 median, mortgage-to-income 24.6%) with family-sized housing (44.7% four-plus bedrooms). Three of four schools sit above the ICSEA 1,000 benchmark. The trade-offs are 91.0% car dependence, a crime rate of 52.8 per 1,000 (above average), and IRSAD decile 4. It suits families prioritising space and affordability over urban proximity.
What is the median house price in Kilmore?
The median is $587,000 (April-June 2024), up 79.2% from $327,500 over 14 years (4.3% CAGR). It sits 2.2% below the 2022 peak of $600,000. Monthly mortgage repayments are $1,647 with a mortgage-to-income ratio of 24.6%. Median weekly rent is $340.
What schools are in Kilmore?
Four schools serve the suburb. Assumption College (Catholic, ICSEA 1,050, 1,455 students) is the largest secondary option. St Patrick's Primary (Catholic, ICSEA 1,049, 581 students) provides Catholic primary education. International Maarif Schools (Independent, ICSEA 1,080, 25 students) is small and specialist. Kilmore Primary (Government, ICSEA 964, 477 students) sits slightly below the national benchmark.
Is Kilmore safe?
The crime rate of 52.8 per 1,000 population (486 total offences) is above the national average. Property and deception offences (237) dominate, followed by justice procedures (112) and crimes against the person (104). IRSD decile 5 is mid-range. The 80.5% residential stability rate is relatively high, suggesting a settled community despite the elevated crime figure.
Is Kilmore good for property investment?
The 14-year CAGR of 4.3% is modest, and the price sits 2.2% below the 2022 peak. Gross yield is approximately 3.0% ($340/week on $587,000), low for an outer suburb. The 20.9% renter share is thin, limiting tenant demand. However, population growth of 1.92% annually is strong, driven by internal migration (159 net/year), and the 45.4% mortgage share confirms active buying demand.
How is Kilmore's population changing?
Growth of 1.92% per year (321 persons) is among the strongest in this batch. Internal migration (159 net/year) is the primary driver, reflecting households moving north from inner Melbourne for affordability. The 30.3% ten-year change is well above national. However, the senior share grew 5.5 points while the young share declined 2.6 points, indicating an aging-within-growth dynamic.
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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