Kyabram
Crime at 93.3 per 1,000 residents is the highest in this cohort, with property offences (366 incidents) accounting for more than half of all recorded crime. At $495,000, the median house price sits well below Melbourne's, yet household income at the 23rd percentile ($1,174/week) means the price-to-income ratio is not as affordable as the headline figure suggests. Manufacturing employs 12.7% of the workforce, the highest rate in this cohort, reflecting Kyabram's role in the Goulburn Valley food processing corridor. Agriculture at 7.8% further anchors the local economy to primary production compared to capital-city suburbs.
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
10
Median House
$495K
Apr-Jun 2024
Separate houses account for 88.1% of stock, with 3-bedroom homes at 50.5% and 4-plus bedrooms at 28.9%. The median of $495,000 (Apr-Jun 2024) rose from $430,000 in early 2024, a sharp recovery after dipping from $455,000 in late 2023. Over 14 years, prices compounded at 5.4% annually from $237,000 in 2013. Mortgage-to-income at 24.3% is comfortable, and monthly repayments of $1,235 are among the lowest in this cohort. Compared to nearby Shepparton or Echuca, Kyabram offers cheaper housing but with fewer services and higher crime.
For Buyers
Separate houses account for 88.1% of stock, with 3-bedroom homes at 50.5% and 4-plus bedrooms at 28.9%. The median of $495,000 (Apr-Jun 2024) rose from $430,000 in early 2024, a sharp recovery after dipping from $455,000 in late 2023. Over 14 years, prices compounded at 5.4% annually from $237,000 in 2013. Mortgage-to-income at 24.3% is comfortable, and monthly repayments of $1,235 are among the lowest in this cohort. Compared to nearby Shepparton or Echuca, Kyabram offers cheaper housing but with fewer services and higher crime.
For Investors
Renters make up 24.4%, near the national rate, but vacancy at 8.2% is elevated. Weekly rent of $220 is extremely low, delivering modest yield against the $495,000 median. Development activity is minimal at 10 DAs in 12 months, including a 16-lot subdivision, suggesting some growth potential. Net internal migration shows outflow of 63 per year, partially offset by 38 overseas arrivals. The aging population (-0.05% growth) limits demand expansion. Investors face low yield, high vacancy, and limited capital growth potential compared to growth corridors.
Development Activity
Total DAs
20
Last 12 Months
10
YoY ChangeiYear-over-year change in DA lodgements
+66.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kyabram iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Augustine's College
Prep-12 · 691 students
Kyabram P-12 College
Prep-12 · 890 students
Demographics
The median age of 46 sits 6 years above the national figure, and only 8% were born overseas, 13.6 points below the national average. English (3,212), Irish (852), Scottish (728), and Italian (439) ancestries dominate. Italian (39 speakers) is the only non-English language with notable representation. University attainment at 17.2% runs 12.9 points below the national average. The SEIFA education/occupation decile of 2 reflects this limited formal education profile. Labourers (533) outnumber professionals (480), an unusual pattern that confirms the blue-collar workforce structure.
Age Distribution
Bedrooms
Dwelling Structure
88.1%
Houses
10.7%
Townhouse
0.4%
Apartment
Tenure
Prices compounded at 5.4% annually from $237,000 in 2013 to $495,000 in 2024 (108.9% total gain), with a trough of $234,000 in 2016 before recovery. Ownership splits 43.9% outright, 31.7% mortgage, 24.4% renting. The high outright rate reflects the aging population. Rent-to-income at 18.7% and mortgage-to-income at 24.3% are both well below the stress threshold. Semi-detached homes at 10.7% provide some alternative stock. The $220 weekly rent is among the lowest in this cohort, limited by household income at the 23rd percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,235
Rent / wk
$220
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
31.5%
Couples, no children
5,691
Total families
Economy & Employment
Healthcare leads at 21.7%, followed by manufacturing (12.7%), education (10.8%), construction (9.2%), and agriculture (7.8%). The combined manufacturing + agriculture share of 20.5% is the highest in this cohort, anchoring the economy to Goulburn Valley food processing and dairy. Labourers (533) are the top occupation, ahead of professionals (480), community/personal service (396), and managers (370). Unemployment at 4.3% is near the national rate, but participation at 49.7% is below average. The SEIFA IRSAD decile of 3 places Kyabram in the bottom third nationally for socioeconomic advantage.
Unemployment
2.5%
Labour Force
5,373
Unemployed
132
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.5%
Part-time
34.2%
Participation
49.7%
Employed
2,932
Occupations
Top Industries
University
17.2%
Postgraduate
2.5%
Born Overseas
8.0%
Dwellings
2,969
Transport to Work
Two schools serve the area: St Augustine's College (Catholic combined, ICSEA 1012, 691 students) sitting just above the national benchmark, and Kyabram P-12 College (Government combined, ICSEA 943, 890 students) sitting below. Crime at 93.3 per 1,000 is the highest in this cohort, with property and deception offences (366) and justice procedures (153) leading. Walking and cycling at 7.3% is relatively high, reflecting the compact country-town layout. Volunteering at 18.7% is well above the national average, consistent with rural community engagement.
Drive
87.4%
Public Transport
N/A
Walk / Cycle
7.3%
Work from Home
N/A
Population Forecast
-0.05%/yr
(-5 people/yr)
EstablishedPopulation is effectively flat at -0.05% per year, losing about 5 persons annually, well below the national average growth rate. The SA2 area was stable at 10,838 in 2025, with medium projections forecasting 10,898 by 2031. Population grew just 3.6% over 10 years. The senior share increased 5.0 percentage points over the decade, and the working-age share declined 2.0 points. Net internal migration shows outflow of 63 per year, partially offset by overseas inflow of 38. Rent grew 27.3% over the decade despite flat population, consistent with constrained new housing supply.
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
Is Kyabram a good suburb to live in?
Kyabram suits those seeking affordable regional VIC living with country-town character. The $495,000 median and 24.3% mortgage-to-income ratio offer genuine affordability. Volunteering at 18.7% is well above the national rate. However, crime at 93.3 per 1,000 is the highest in this cohort, the SEIFA IRSAD decile is 3, and population is flat.
What is the median house price in Kyabram?
The median house price is $495,000 (Apr-Jun 2024). Over 14 years, prices rose 108.9% from $237,000 (2013), compounding at 5.4% annually. Prices dipped to $234,000 in 2016 before recovering. Monthly mortgage repayments of $1,235 absorb 24.3% of household income.
What schools are in Kyabram?
Two schools serve the area: St Augustine's College (Catholic combined, ICSEA 1012, 691 students) and Kyabram P-12 College (Government combined, ICSEA 943, 890 students). St Augustine's sits just above the national ICSEA benchmark of 1,000, while Kyabram P-12 sits below.
Is Kyabram safe?
Kyabram recorded 692 crimes at 93.3 per 1,000 residents, the highest rate in this cohort. Property and deception offences led with 366 incidents (52.9% of total), followed by justice procedures (153) and crimes against the person (116). The rate sits well above Melbourne's average.
Is Kyabram good for property investment?
Long-term growth of 5.4% CAGR over 14 years is solid, and the $495,000 entry is low. However, $220 weekly rent produces low yield, vacancy at 8.2% is elevated, and population is effectively flat. Only 10 DAs in 12 months suggest minimal supply pressure but also limited demand signals. Better suited to lifestyle or retirement buyers than yield-focused investors.
How is Kyabram's population changing?
Population is effectively flat at -0.05% per year. Growth over 10 years was just 3.6%. The senior share increased 5.0 percentage points over the decade. Net internal migration shows outflow of 63 per year, partially offset by 38 overseas arrivals. Medium projections forecast 10,898 by 2031, near current levels.
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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