Kingsbury
At 49.7% overseas-born, Kingsbury sits 28.1 percentage points above the national average, making international migration the defining force shaping this compact 1.27 km2 suburb. University qualifications reach 50.1%, which is 20 points above national, yet household income sits in only the 40th percentile, a gap that reflects a younger population still building careers. The median age is 34, six years below national. Population rebounded 18.1% after a 10.5% COVID dip, and overseas inflows of 704 residents a year now drive growth far beyond any Melbourne comparable. Development applications in the past 12 months show subdivision as the dominant activity, consistent with a suburb transitioning from its post-war housing stock.
Population
3,460
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,399/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Median House
$870K
Apr-Jun 2024
The median house price reached $870,000 in April to June 2024, up from $758,000 in the January to March quarter, recovering to the October to December 2023 level of $820,000. Since 2013, prices have risen 85.1% from $470,000, a compound annual growth rate of 4.5% over 14 years. Separate houses account for 66.1% of dwellings, with three-bedroom homes the most common at 52.2%. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio sits at 28.6%, below the 30% stress threshold. Outright ownership at 31.2% suggests a proportion of long-term, debt-free residents, though the renter share of 45.7% is notably high and signals the suburb functions as a landing pad for new arrivals rather than a settled ownership market.
For Buyers
The median house price reached $870,000 in April to June 2024, up from $758,000 in the January to March quarter, recovering to the October to December 2023 level of $820,000. Since 2013, prices have risen 85.1% from $470,000, a compound annual growth rate of 4.5% over 14 years. Separate houses account for 66.1% of dwellings, with three-bedroom homes the most common at 52.2%. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio sits at 28.6%, below the 30% stress threshold. Outright ownership at 31.2% suggests a proportion of long-term, debt-free residents, though the renter share of 45.7% is notably high and signals the suburb functions as a landing pad for new arrivals rather than a settled ownership market.
For Investors
A 45.7% renter share is well above the national average, providing landlords with a large tenant pool. Weekly rent of $361 against the $870,000 median gives a gross yield of approximately 2.2%, modest but supported by rent growth of 18.3% over the measured period. Vacancy sits at 9.3%, which is elevated and warrants attention, as it suggests some softness in the rental market despite high overseas inflows. Overseas migration averaging 704 residents a year is the strongest demand driver nationally by inflow scale, though net internal outflow of 116 per year offsets some of that pressure. Three subdivision applications lodged in early 2026 signal active land splitting, pointing to incremental densification rather than major new supply.
Development Activity
Total DAs
7
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
+400.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kingsbury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of the Way School
Prep-6 · 167 students
Kingsbury Primary School
Prep-6 · 137 students
Demographics
Kingsbury's median age of 34 is 6 years below the national figure, placing it firmly in the young adult category. Overseas-born residents at 49.7% exceed the national rate by 28.1 percentage points, one of the more pronounced migrant concentrations in Melbourne's north. Ancestry data shows English (645) and Italian (334) as the established communities, alongside large Chinese (385) and Vietnamese (229) groups that reflect more recent arrivals. Mandarin is the leading non-English language at 124 speakers, followed by Italian (67) and Greek (63). Average household size of 2.4 is marginally below the national figure, and couples with children (845) outnumber couples without children (688). Hinduism and Islam each account for 225 residents, signalling a genuinely pluralistic religious profile.
Age Distribution
Bedrooms
Dwelling Structure
66.1%
Houses
16.3%
Townhouse
17.6%
Apartment
Tenure
Prices rose 85.1% from $470,000 in 2013 to $870,000 in the April to June 2024 quarter, representing a 4.5% compound annual rate over 14 years. The tenure split tells a rental-heavy story: 45.7% rent, 23.1% carry a mortgage, and 31.2% own outright, meaning renters outnumber mortgage holders by nearly two to one. Separate houses dominate at 66.1%, with apartments at 17.6% and semi-detached at 16.3%. Three-bedroom homes form 52.2% of the stock, and four-plus bedroom homes account for 18.9%, reflecting the family-oriented character of the suburb. Mortgage-to-income at 28.6% and rent-to-income at 25.8% both fall below standard stress thresholds, suggesting affordability relative to local incomes, even if absolute prices are significant compared to state median.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$361
HH Size
2.4
Personal Income / wk
$617
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.3%
Unoccupied
137
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.2%
Couples, no children
2,357
Total families
Economy & Employment
Healthcare leads local employment at 15.3% of workers (184 people), followed by Education at 13.0% (156) and Professional/Tech at 9.1% (110). Construction and Hospitality each contribute roughly 8-9%, pointing to a broad, mid-skill employment base rather than concentration in any single sector. By occupation, Professionals are the largest group at 362, but Labourers (214) and Community/Personal workers (223) are close behind, reflecting the income-qualification gap where 50.1% hold university credentials yet household income sits only at the 40th percentile nationally. Unemployment runs at 10.0%, above typical Melbourne rates, and the participation rate of 56.1% suggests a significant share of residents are not actively in the workforce, possibly students or recent arrivals yet to enter employment.
Unemployment
2.6%
Labour Force
7,908
Unemployed
204
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.7%
Part-time
32.3%
Participation
56.1%
Employed
1,519
Occupations
Top Industries
University
50.1%
Postgraduate
20.3%
Born Overseas
49.7%
Dwellings
1,342
Transport to Work
Car dependency is high, with 85.3% of residents driving to work compared to the national average, and only 6.1% using public transport. Active travel at 3.3% is low, consistent with the suburb's density of 2,714 residents per km2, which is moderate but lacks the walkable core of inner-city areas. No schools are recorded within the suburb boundary in this dataset, so families depend on institutions in neighbouring areas. The crime rate of 79.8 incidents per 1,000 residents is driven primarily by property and deception offences (192 of 276 total), which is the most common category across most Melbourne suburbs. SEIFA places Kingsbury at decile 8 on IEO (education and occupation), which ranks well above average nationally, yet at decile 4 on IER (economic resources), reflecting that educational attainment has outpaced income accumulation in this community. The IRSAD decile of 7 places the suburb in the upper-middle advantage bracket overall.
Drive
85.3%
Public Transport
6.1%
Walk / Cycle
3.3%
Work from Home
N/A
Population Forecast
+1.25%/yr
(+162 people/yr)
EstablishedPopulation reached 12,454 in 2024 and 12,932 in 2025, compared to a pre-COVID level of 11,792, meaning recovery is complete and growth has extended 9.7% beyond the pre-pandemic baseline. The medium forecast projects 13,276 by 2030, adding roughly 162 residents per year at a 1.25% annual rate. Overseas migration at 704 net arrivals per year is the primary engine, while internal outflow of 116 per year reflects some churn as settled residents move to less dense areas. The gentrification score sits at 27 out of 100, at the early signs stage, supported by signals including 20% population growth since 2011 and real income growth of 43.3% over the decade. Affordability as a proportion of income tightened from 79.6% in 2011 to 53.4% in 2021, yet the trend is classified as improving, indicating purchasing power has grown faster than prices in recent years.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+704
Net Internal / yr
-116
Gentrification Signal
Early signs
Population +20% since 2011, Net internal outflow -116/yr, Strong overseas inflow +704/yr, COVID recovered (-10% dip → full recovery)
Safety & Crime
Total Offences
276
Year ending June 2024
Rate per 1,000 People
79.8
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 Kingsbury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kingsbury a good suburb to live in?
Kingsbury ranks at SEIFA IEO decile 8 nationally for education and occupation advantage, and university qualifications at 50.1% are 20 points above the national figure. The suburb has a young median age of 34, active population growth driven by overseas migration, and mortgage and rent costs both below standard stress thresholds. The main trade-offs are a 10.0% unemployment rate, high car dependency, and a vacancy rate of 9.3%.
What is the median house price in Kingsbury?
The median house price is $870,000, recorded in the April to June 2024 quarter. Prices have risen 85.1% since 2013 when the median was $470,000, a compound annual growth rate of 4.5% over 14 years. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio of 28.6% sits below the standard 30% stress threshold.
What schools are in Kingsbury?
No schools are recorded within the Kingsbury boundary in this dataset. Families rely on schools in neighbouring suburbs such as Reservoir and Preston. Despite this, the suburb has a high educational attainment level, with 50.1% of residents holding university qualifications, which is 20 percentage points above the national average.
Is Kingsbury safe?
Kingsbury recorded 276 total crimes in the measured period, giving a rate of 79.8 incidents per 1,000 residents. Property and deception offences account for 192 of those incidents, which is the most common crime category across most Melbourne suburbs. Crimes against the person totalled 43. The IRSAD decile of 7 places the suburb in the upper-middle advantage bracket, which generally correlates with lower rates of serious crime.
Is Kingsbury good for property investment?
The 45.7% renter share provides a broad tenant base, and rent grew 18.3% over the measured period. Weekly rent of $361 against an $870,000 median implies a gross yield near 2.2%. Overseas migration of 704 net arrivals per year underpins demand, though a 9.3% vacancy rate signals some softness. Prices have compounded at 4.5% annually over 14 years, with the market currently sitting at its recorded peak of $870,000.
How is Kingsbury's population changing?
Population grew from 11,680 in 2023 to 12,454 in 2024 and 12,932 in 2025, representing a 1.25% annual growth rate. Overseas migration adds 704 net residents per year, making it the primary driver, while internal migration runs at a net outflow of 116 per year. The medium forecast projects 13,276 residents by 2030. The suburb has grown 20% since 2011 and surpassed its pre-COVID population of 11,792 by more than 9%.
What languages are spoken in Kingsbury?
With 49.7% of residents born overseas, Kingsbury sits 28.1 percentage points above the national average. The most common non-English languages are Mandarin (124 speakers), Italian (67), Greek (63), Hindi (42) and Arabic (38), reflecting a mix of established European communities and more recent Asian and South Asian 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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