Kinglake West
With 99% of dwellings being separate houses spread across 65.3 square kilometres, Kinglake West is among the most sparsely settled and detached-dominant communities in Victoria, with a density of just 20 residents per square kilometre compared to state and national averages many times higher. Household income sits in the 73rd percentile nationally, yet university qualifications reach only 16.9%, which is 13.2 points below the national average, signalling a working-class owner-occupier base rather than a professional one. Ownership is strong: 38.9% own outright and 56.8% hold a mortgage, leaving just 4.2% renting, far below the national average.
Population
1,305
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,950/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median house price data is not captured for Kinglake West, but the financial profile still reveals a manageable market. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio sits at 23.7%, below the 30% stress threshold, suggesting purchase costs are proportionate to local incomes. The stock is almost entirely separate houses at 99%, with just 1% semi-detached and no apartments, so buyers face a single dominant product type. Larger homes are common: 4-plus bedroom dwellings account for 44.1% and 3-bedroom homes 45.2%, together covering nearly 90% of the market. At 38.9% outright ownership, the area has a substantial established base of debt-free owners, indicating the suburb tends to attract long-term residents rather than recent high-leverage buyers.
For Buyers
Median house price data is not captured for Kinglake West, but the financial profile still reveals a manageable market. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio sits at 23.7%, below the 30% stress threshold, suggesting purchase costs are proportionate to local incomes. The stock is almost entirely separate houses at 99%, with just 1% semi-detached and no apartments, so buyers face a single dominant product type. Larger homes are common: 4-plus bedroom dwellings account for 44.1% and 3-bedroom homes 45.2%, together covering nearly 90% of the market. At 38.9% outright ownership, the area has a substantial established base of debt-free owners, indicating the suburb tends to attract long-term residents rather than recent high-leverage buyers.
For Investors
The 4.2% renter share is extremely low compared to the national average, which limits the available tenant pool and makes buy-to-let investment challenging. Weekly rent sits at $360, modest even by regional VIC standards. The vacancy rate of 10.8% is high, suggesting that the small rental segment is already oversupplied. Development activity recorded just 1 planning application in the past 12 months, indicating minimal new supply pressure but also no population-driven demand surge. Net internal migration averages 9 persons annually and overseas migration adds 2, a balanced but thin growth driver. For investors, the low renter density and high vacancy rate mean this market rewards long-term capital strategies over yield-focused approaches.
Development Activity
Total DAs
4
Last 12 Months
1
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kinglake West iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kinglake West Primary School
Prep-6 · 130 students
Demographics
The median age of 40 aligns exactly with the national figure, though the aging trajectory tells a different story: the senior share rose 6.7 points over the decade while the working-age share fell 2.3 points, a faster shift toward an older profile than the national trend. Overseas-born residents make up 12.3% of the population, which is 9.3 points below the national average, consistent with the suburb's Anglo-leaning identity. Ancestry is led by English (477), Scottish (156) and Irish (152), the classic Anglo-Celtic mix. Average household size is 2.9, which is 0.4 above the national figure, reflecting the dominance of couple-with-children family structures: 486 families are couples with children compared to just 260 couples without.
Age Distribution
Bedrooms
Dwelling Structure
99.0%
Houses
1.0%
Townhouse
N/A
Apartment
Tenure
The housing stock is defined almost entirely by freestanding homes: 99% separate houses, 1% semi-detached and effectively no apartments. Tenure strongly favours ownership, with 38.9% owning outright and 56.8% under mortgage, while renters at 4.2% are far below the national proportion. Bedroom size skews large: 44.1% of homes have 4 or more bedrooms and 45.2% have 3 bedrooms, meaning small dwellings are rare. The 10.8% vacancy rate is elevated given the low renter share, pointing to a stock of occasional-use or unoccupied rural properties rather than active rental supply. Rent-to-income at 18.5% is comfortable and mortgage-to-income at 23.7% stays well below stress levels, giving current residents a sustainable housing cost position.
Mortgage / mo
$2,000
Rent / wk
$360
HH Size
2.9
Personal Income / wk
$801
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.8%
Unoccupied
49
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.7%
Community Profile
Ancestry
Household Composition
25.0%
Couples, no children
1,040
Total families
Economy & Employment
Construction dominates local employment at 24.1% of workers (102 people), a proportion well above the national industry average and consistent with a rural-fringe community undergoing incremental development. Healthcare follows at 15.4% (65 workers), then Public Administration and Education equally at 8.3% each (35 workers each), and Agriculture at 7.3% (31 workers). By occupation, Professionals (81) and Clerical/Admin (79) lead, reflecting the health and education base, while Managers (70) and Labourers (66) are nearly equal, pointing to mixed white-collar and trade employment. The unemployment rate is 3.6% and full-time employment runs at 68%, broadly in line with national benchmarks. SEIFA deciles show IRSD at 7 and IRSAD at 6 nationally, positioning the suburb in the mid-advantage tier, with real income growth of 16.2% over the decade.
Unemployment
4.0%
Labour Force
2,606
Unemployed
105
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.0%
Part-time
28.4%
Participation
53.1%
Employed
528
Occupations
Top Industries
University
16.9%
Postgraduate
3.4%
Born Overseas
12.3%
Dwellings
404
Transport to Work
Car dependency is pronounced: 91.1% of residents drive to work, which is above the national average, reflecting the 65.3 square kilometre spread and limited public transport options. Public transport usage is not recorded for this suburb. The crime rate of 30.7 incidents per 1,000 residents, covering 40 total offences, is modest in absolute terms for a community of 1,305 people. Volunteering reaches 16.4% of residents, above average for a small community and suggesting civic cohesion. No schools are recorded within the suburb boundary, meaning families travel to nearby centres for education. The suburb ranks in IRSAD decile 6 nationally and IER decile 9, the latter indicating strong economic resources relative to the area's size, likely driven by the high 73rd-percentile household income and low housing-cost stress.
Drive
91.1%
Public Transport
N/A
Walk / Cycle
3.6%
Work from Home
N/A
Population Forecast
+0.86%/yr
(+38 people/yr)
EstablishedPopulation has grown steadily from 2023 to 2025 (4,329 to 4,419), with the trend forecast adding roughly 38 persons per year at 0.86% annually. The medium-scenario projection reaches approximately 4,613 by 2031. The 10-year population change was 17.5%, a solid growth rate for a small rural suburb, driven by a balanced mix of 9 net internal migrants and 2 net overseas migrants per year on average. The gentrification score sits at 7 out of 100 and the stage reads not gentrifying, though gentrification signals include the 20% population rise since 2011. Rent grew 39.1% over the period, considerably faster than inflation, while affordability remained stable (40.2% in 2011 vs 39.1% in 2021). The aging trajectory (senior share up 6.7 points) is the structural challenge to sustained demand.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+2
Net Internal / yr
+9
Gentrification Signal
Not gentrifying
Population +20% since 2011
Safety & Crime
Total Offences
40
Year ending June 2024
Rate per 1,000 People
30.7
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 Kinglake West compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kinglake West a good suburb to live in?
Kinglake West suits buyers who want a low-density, owner-occupier community with large homes. Household income ranks in the 73rd percentile nationally, mortgage costs stay below stress levels at 23.7% of income, and 38.9% of residents own their homes outright. The trade-off is high car dependency at 91.1% and no recorded schools in the suburb boundary.
What is the median house price in Kinglake West?
Median house price data is not available for Kinglake West in this dataset. Average monthly mortgage repayments run around $2,000, and the mortgage-to-income ratio is 23.7%, both indicators of a relatively affordable ownership market compared to metropolitan VIC benchmarks.
What schools are in Kinglake West?
No schools are recorded inside the Kinglake West suburb boundary in this dataset. Families in this area typically travel to nearby towns for primary and secondary schooling. University qualification rates locally are 16.9%, which is 13.2 points below the national average.
Is Kinglake West safe?
The suburb recorded 40 total offences in the reference period, giving a crime rate of 30.7 incidents per 1,000 residents. The two largest categories were crimes against the person (17) and property and deception offences (17). The IRSD decile of 7 nationally indicates moderate-to-low relative disadvantage, generally associated with lower crime risk.
Is Kinglake West good for property investment?
The investment case faces headwinds: only 4.2% of residents rent, well below the national average, and the vacancy rate is 10.8%, indicating oversupply in the small rental segment. Weekly rent of $360 is modest. Population is growing at 0.86% annually, and rent rose 39.1% over the decade, which favours long-term capital growth over near-term yield.
How is Kinglake West's population changing?
The population rose 17.5% over 10 years and is currently growing at 0.86% per year, adding around 38 residents annually. Medium forecasts project the broader area reaching approximately 4,613 by 2031. The profile is aging, with the senior share up 6.7 points over the decade, while 87.9% of residents stayed in the same address over the census period.
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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