Kyabram
Despite a population of 7,416, Kyabram has a distinctly established profile: the median age is 46, six years above the national figure, while 88.1% of dwellings are separate houses. Compared with nearby Echuca, Kyabram presents as a smaller, more settled service town, with 43.2% of homes owned outright and household income at the 23.3rd percentile. Its appeal is strongest for households seeking space and lower entry costs, although the 93.3 crimes per 1,000 residents and aging trajectory warrant closer scrutiny.
Population
7,416
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,174/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$485K
October to December 2025
Kyabram suits buyers prioritising a detached home and manageable repayments over rapid capital growth. Separate houses account for 88.1% of stock, with 3-bedroom homes at 50.5% and 4-plus-bedroom homes at 28.9%, providing more family-sized choice than apartment-heavy markets. A $1,235 monthly mortgage represents 24.3% of household income, below the level usually associated with mortgage stress. Buyers should still test insurance, maintenance and commuting costs because 78.6% travel by car.
For Buyers
Kyabram suits buyers prioritising a detached home and manageable repayments over rapid capital growth. Separate houses account for 88.1% of stock, with 3-bedroom homes at 50.5% and 4-plus-bedroom homes at 28.9%, providing more family-sized choice than apartment-heavy markets. A $1,235 monthly mortgage represents 24.3% of household income, below the level usually associated with mortgage stress. Buyers should still test insurance, maintenance and commuting costs because 78.6% travel by car.
For Investors
For investors, Kyabram offers a low-cost entry point but a rental profile that needs careful underwriting. Weekly rent is $220 and renting households represent 24.0%, while vacancy is 8.2%, so leasing may take longer than in a tightly supplied market. Rent has grown 27.3%, and rent consumes 18.7% of household income, supporting affordability. Eight planning applications in 12 months indicate some activity, but not a large expansion cycle. Healthcare, manufacturing and education support local demand, although the aging trajectory and annual growth trend of -0.05% favour conservative occupancy and resale assumptions.
Development Activity
Total DAs
20
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
+14.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kyabram
Open-register school locations for education access. This is not a school-quality ranking.
Kyabram P-12 College
St Augustine's College
Demographics
Kyabram's demographic profile is older and less university-oriented than Australia overall: the median age is 46, six years above the national figure, and 17.2% of residents hold a university qualification, 12.9 percentage points below the national comparison. Only 8.0% were born overseas, 13.6 points below the national level, helping explain the strong English, Irish and Scottish ancestry counts of 3,212, 852 and 728. Average household size is 2.3, below the national measure by 0.2, consistent with 44.7% of families being couples without children and 17.4% being one-parent families. Residential stability is high, with 83.5% staying at the same address, while volunteering reaches 18.7%.
Age Distribution
Bedrooms
Dwelling Structure
88.1%
Houses
10.7%
Townhouse
0.4%
Apartment
Tenure
Kyabram's housing is dominated by established detached stock rather than apartments. Separate houses make up 88.1% of dwellings, compared with just 0.4% apartments and 10.7% semi-detached homes. The typical property has 3 bedrooms in 50.5% of cases, while 4-plus-bedroom homes account for 28.9%, matching a family and downsizer market more than a high-density investor mix. Tenure is relatively secure, with 43.2% owned outright, 31.2% mortgaged and 24.0% rented. Mortgage costs are higher than rental costs as a share of income, at 24.3% versus 18.7%.
Mortgage / mo
$1,235
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$220
Census 2021
HH Size
2.3
Personal Income / wk
$636
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.2%
Unoccupied
265
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.8%
Couples with children
44.7%
Couples, no children
17.4%
Single parent
2,028
Total families
Economy & Employment
Kyabram's economy is anchored by essential services and production rather than high-income professional concentration. Healthcare is the largest industry at 21.7% with 419 workers, followed by manufacturing at 12.7% and 246, education at 10.8% and 209, construction at 9.2% and 177, and agriculture at 7.8% and 150. Labourers number 533 and trades 510, ahead of professionals at 480, reinforcing the practical employment base. Unemployment is 4.0% with a 54.1% participation rate, while full-time work is 56.4%. Household income is $1,174 weekly and sits at the 23.3rd percentile, below the midpoint. SEIFA deciles are low to moderate: IEO 2, IRSAD 3, IER 4 and IRSD 3, reflecting disadvantage despite healthcare's stabilising role.
Unemployment
4.0%
Labour Force
3,331
Unemployed
132
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.4%
Part-time
35.3%
Participation
54.1%
Employed
3,199
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
17.2%
Postgraduate
2.5%
Born Overseas
8.0%
Dwellings
2,969
Transport to Work
Kyabram is practical for residents comfortable with driving. Car drivers account for 78.6% of commuters, compared with 6.6% who walk or cycle and 10.1% who work from home, so daily convenience depends more on private vehicles than active travel. Families have access to 2 local schools across government and Catholic sectors, with primary and secondary coverage through Kyabram P-12 College and St Augustine's College. Check enrolment zones against the exact address, since they can cross suburb boundaries. Safety needs attention: 692 recorded offences equate to 93.3 per 1,000 residents, led by 366 property and deception offences and 116 crimes against the person. IRSAD is in decile 3, while volunteering is 18.7% and need for assistance is 8.3%. Compared with more walkable centres, Kyabram is better suited to households with reliable transport.
Drive
78.6%
Public Transport
N/A
Walk / Cycle
6.6%
Work from Home
10.1%
Population Forecast
-0.05%/yr
(-5 people/yr)
EstablishedKyabram's outlook is established and slow-moving rather than expansionary. The annual trend is -0.05%, while population change across the wider area is 3.6% over 10 years, indicating near-flat momentum rather than a strong growth cycle. Overseas migration is the primary driver, but the trajectory is Aging: the senior share has risen 5.0 percentage points and the young share has fallen 2.0 points. Affordability is marked as Improving, moving from 36.0 in 2011 to 32.1 in 2021, which may help retain buyers even as working-age demand softens. Gentrification is Not gentrifying, with a score of 0, so price growth is more likely to depend on local services and gradual demand than redevelopment. Compared with high-growth regional corridors, Kyabram suits patient rather than momentum-led strategies.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+38
Net Internal / yr
-63
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
692
Year ending June 2024
Rate per 1,000 People
93.3
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 Kyabram compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Kyabram?
Kyabram has 2 listed schools: Kyabram P-12 College in the government sector and St Augustine's College in the Catholic sector. Both provide broad year-level coverage, with the first operating as P-12 and the second listed as primary and secondary. Confirm enrolment zones for the exact address.
Is Kyabram safe?
Kyabram recorded 692 offences, equal to 93.3 incidents per 1,000 residents. Property and deception offences were the largest category at 366, followed by justice procedures offences at 153 and crimes against the person at 116. Buyers and renters should review the precise street and recent local conditions.
How is Kyabram's population changing?
Kyabram has a current population of 7,416, with a wider-area 10-year population change of 3.6%. The annual trend is -0.05%, and the trajectory is Aging: the senior share has risen 5.0 points while the young share has fallen 2.0 points. Overseas migration is the primary growth driver.
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), Valuer-General Victoria (house prices), 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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