Kinross
Kinross combines a 2.81 sq km, 6,988-person suburb with a mortgage-led family profile: 82.5% of dwellings have four or more bedrooms and 58.9% are mortgaged. Household income sits at the 84.7th percentile nationally, while 46.9% of residents were born overseas, 25.3 percentage points higher than the national figure. Its median age of 38 is 2 years below national, but the trajectory is aging. Compared with nearby Currambine and Joondalup, Kinross is more detached-house focused, with 93.1% separate houses and 6.9% semi-detached homes.
Population
6,988
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,239/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
For buyers, Kinross suits households seeking established detached stock rather than apartments: 93.1% of dwellings are separate houses, 82.5% have four or more bedrooms, and 15.9% have three bedrooms. The typical mortgage payment is $1,907 per month, with mortgage costs at 19.7% of household income. Rent is $405 weekly, while 58.9% of households carry a mortgage and 23.9% own outright. The four-plus-bedroom share is higher than the three-bedroom share because the suburb is dominated by family-sized homes. Affordability worsened from 21.2% in 2011 to 29.5% in 2021, so buyers should test repayments against future rate and maintenance costs.
For Buyers
For buyers, Kinross suits households seeking established detached stock rather than apartments: 93.1% of dwellings are separate houses, 82.5% have four or more bedrooms, and 15.9% have three bedrooms. The typical mortgage payment is $1,907 per month, with mortgage costs at 19.7% of household income. Rent is $405 weekly, while 58.9% of households carry a mortgage and 23.9% own outright. The four-plus-bedroom share is higher than the three-bedroom share because the suburb is dominated by family-sized homes. Affordability worsened from 21.2% in 2011 to 29.5% in 2021, so buyers should test repayments against future rate and maintenance costs.
For Investors
Kinross presents as a lower-turnover, owner-occupied market with a measured rental base. Renting accounts for 16.6% of households, vacancy is 3.9%, and weekly rent is $405. The 15.7% turnover rate and 84.3% of residents staying at the same address suggest steadier occupancy because 58.9% are mortgaged and 23.9% own outright. Development activity is light, with 2 approvals in 12 months, limiting evidence of a near-term supply surge. Compared with a high-rental suburb, the lower renting share may reduce tenant depth, while the 93.1% separate-house profile supports family demand. Growth is forecast at 1.37% annually with migration described as Balanced, so returns rely more on holding quality than rapid redevelopment.
Development Activity
Total DAs
2
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kinross
Open-register school locations for education access. This is not a school-quality ranking.
KINROSS PRIMARY SCHOOL
KINROSS COLLEGE
Demographics
Kinross has a family-heavy but internationally connected profile. The median age is 38, which is 2 years below the national figure, while average household size is 2.9, or 0.4 higher than national. Couples with children make up 52.4% of families, compared with 32.3% for couples without children, and one-parent families account for 14.4%. Overseas-born residents represent 46.9%, 25.3 percentage points higher than nationally. English, Scottish and Irish are the leading reported ancestries at 3,552, 853 and 848 people. No religion is the largest reported affiliation at 3,398, ahead of Christianity at 2,999. This mix helps explain demand for four-bedroom homes, while the aging trajectory may gradually lift demand from established households.
Age Distribution
Bedrooms
Dwelling Structure
93.1%
Houses
6.9%
Townhouse
0.0%
Apartment
Tenure
Kinross is strongly detached and mortgage-oriented: separate houses account for 93.1% of dwellings and semi-detached homes 6.9%, while 82.5% of stock has four or more bedrooms. Tenure is led by mortgages at 58.9%, followed by outright ownership at 23.9% and renting at 16.6%. The average household has 2.9 people, and mortgage costs equal 19.7% of household income; rent equals 18.1%. Affordability worsened from 21.2% in 2011 to 29.5% in 2021, even as household income ranks at the 84.7th percentile nationally. Compared with a more compact suburb, Kinross has a higher family-home concentration because its housing form is dominated by detached dwellings.
Mortgage / mo
$1,907
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$405
Census 2021
HH Size
2.9
Personal Income / wk
$922
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.9%
Unoccupied
96
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
52.4%
Couples with children
32.3%
Couples, no children
14.4%
Single parent
2,025
Total families
Economy & Employment
Kinross has a relatively strong household-income base, with weekly household income of $2,239 at the 84.7th percentile nationally. Employment is broad but led by healthcare at 17.2% of jobs, followed by construction at 14.5%, education at 12.1%, public administration at 7.9% and professional and technical work at 7.3%. The labour-force participation rate is 72.5%, unemployment is 4.6%, and full-time employment is 60.1%. Occupations are headed by professionals at 729 people and trades at 715, ahead of clerical and administrative work at 573. The IEO decile is 6 while the IER decile is 10, showing economic resources rank higher than education and occupation measures. This combination supports mortgage capacity, although construction exposure can be more cyclical than healthcare and education.
Unemployment
4.6%
Labour Force
4,059
Unemployed
185
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.1%
Part-time
33.7%
Participation
72.5%
Employed
3,874
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
28.3%
Postgraduate
4.6%
Born Overseas
46.9%
Dwellings
2,357
Transport to Work
Kinross is practical for car-based households: 76.7% of commuters drive, compared with 6.8% using public transport, while 9.7% work from home. Local education access includes 2 government schools, covering 1 primary and 1 senior high setting; families should check enrolment zones against the exact address. The suburb's IRSAD decile is 7, and its IRSD decile is 8, placing relative advantage above the midpoint. With 13.1% volunteering and 84.3% of residents staying at the same address, local participation and residential stability are stronger than in a suburb with higher turnover. For safety, compare current incident patterns by street and time, as conditions can vary within any suburb.
Drive
76.7%
Public Transport
6.8%
Walk / Cycle
0.8%
Work from Home
9.7%
Population Forecast
+1.37%/yr
(+43 people/yr)
EstablishedKinross is an established suburb with forecast growth of 1.37% a year and a Balanced migration driver, pointing to steady rather than migration-led expansion. The wider area records 17.4% population change over 10 years, while the shift trajectory is Aging: the senior share has risen 5.4 percentage points and the young share has fallen 3.9 points. Affordability worsened from 21.2% in 2011 to 29.5% in 2021, which may temper demand even as real incomes grew 6.9%. Gentrification is rated Early signs with a score of 22, although another shift measure records an Active stage and score of 63. Compared with a rapid-growth suburb, Kinross's 1.37% annual rate and balanced migration suggest gradual change, with age structure more influential than redevelopment.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+15
Net Internal / yr
+44
Gentrification Signal
Early signs
Population +22% since 2011, Accelerating: -0% → 22%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kinross compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kinross a good suburb to live in?
Kinross can suit families wanting established detached housing, with 93.1% separate houses and 82.5% of homes containing four or more bedrooms. Household income is at the 84.7th percentile nationally, but 76.7% of commuters drive, so car dependence is higher than public transport use at 6.8%.
What is the median house price in Kinross?
A current median house price is not published for Kinross. For context, weekly rent is $405, the mortgage figure is $1,907 per month, and 93.1% of homes are separate houses. Buyers should compare recent local sales with repayments and the 19.7% mortgage-to-income figure.
What schools are in Kinross?
Kinross has 2 local government schools: 1 primary school and 1 senior high school. Families should check the enrolment zone for the exact address, because boundaries can differ between primary and secondary years and may affect access to each setting.
Is Kinross safe?
A suburb-wide safety rating should not be assumed without checking current incident data. Kinross has 6,988 residents, so conditions can vary across streets; compare recent reports by offence type and location before deciding, particularly around routes used at different times of day.
Is Kinross good for property investment?
Kinross may suit investors seeking family-house demand rather than high-density turnover. Separate houses make up 93.1%, four-plus-bedroom homes 82.5%, renting 16.6%, vacancy 3.9%, and weekly rent $405. Forecast growth is 1.37% annually with Balanced migration, so the case favours stable occupancy and gradual growth.
How is Kinross's population changing?
Kinross is on an aging trajectory. The wider area has recorded 17.4% population change over 10 years, with the senior share up 5.4 percentage points and the young share down 3.9 points. Forecast growth is 1.37% annually, and migration is Balanced, so change is likely to be gradual.
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 education open registers (school locations), 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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