Manor Lakes
Manor Lakes' standout feature is its scale of recent growth: 12,675 residents in a 16.03 sqkm estate area, with a median age of 31 that sits 9.0 years below the national figure. Compared with older Wyndham centres such as Werribee and nearby Wyndham Vale, it reads as a newer mortgage-belt market because 95.0% of dwellings are separate houses and 65.1% are mortgaged. The suburb is also migrant-majority, with 52.2% born overseas, 30.6 percentage points above national, and household income in the 87.9 percentile.
Population
12,675
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,296/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$640K
Apr-Jun 2024
Homebuyers are mainly choosing space rather than density: 95.0% of homes are separate houses and 68.8% have 4 or more bedrooms, which suits larger families because the average household size is 3.3. The median house price is $640,000 in Apr-Jun 2024, sitting 3.0% below the Oct-Dec 2023 peak of $660,000. Mortgage costs are relatively contained against local incomes, with the $1,900 monthly mortgage equal to 19.1% of income, below common stress thresholds.
For Buyers
Homebuyers are mainly choosing space rather than density: 95.0% of homes are separate houses and 68.8% have 4 or more bedrooms, which suits larger families because the average household size is 3.3. The median house price is $640,000 in Apr-Jun 2024, sitting 3.0% below the Oct-Dec 2023 peak of $660,000. Mortgage costs are relatively contained against local incomes, with the $1,900 monthly mortgage equal to 19.1% of income, below common stress thresholds.
For Investors
Manor Lakes is an investor market with family-tenant depth but some vacancy risk. Renters make up 26.9% of households, while the median weekly rent is $360 against a $640,000 median house price. Vacancy is 5.2%, higher than a fully absorbed rental market, so pricing and presentation matter because tenants have some choice. Supply is still moving, with 9 development applications over 12 months and recent subdivision activity including 58-lot and 40-lot plans.
Development Activity
Total DAs
27
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
+22.2%
Avg DA CostiAverage estimated cost per DA in the past year
$543K
Monthly DA Lodgements
DA Categories
Schools in Manor Lakes iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of the Southern Cross
Prep-6 · 486 students
Ngarri Primary School
Prep-6 · 779 students
Demographics
The population skews young, educated and globally connected. The median age is 31, which is 9.0 years below the national benchmark, while 52.3% hold a university qualification, 22.2 percentage points above national. Overseas-born residents account for 52.2%, 30.6 points above national, shaping local demand because languages such as Hindi 492 speakers and Punjabi 461 speakers sit alongside Indian ancestry 3,239 and English ancestry 2,059. Households are larger than average at 3.3 people.
Age Distribution
Bedrooms
Dwelling Structure
95.0%
Houses
5.0%
Townhouse
N/A
Apartment
Tenure
Housing is heavily tilted to new-estate family stock. The median price moved from $340,500 in 2013 to $640,000 in Apr-Jun 2024, an 88.0% rise with a 4.6% CAGR over 14 years, but the latest result is 3.0% below the $660,000 peak. Tenure explains the suburb's feel: only 8.0% own outright, compared with 65.1% carrying a mortgage and 26.9% renting. Larger homes dominate because 68.8% have 4 or more bedrooms and just 1.0% have 2 bedrooms.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,900
Rent / wk
$360
HH Size
3.3
Personal Income / wk
$948
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
206
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
13.3%
Couples, no children
11,412
Total families
Economy & Employment
Manor Lakes has a white-collar leaning workforce with strong resources but not ultra-high overall advantage. Professional/Tech is the largest industry at 16.1% or 725 workers, followed by Healthcare 14.3%, Finance 10.8%, Education 8.0% and Retail 7.2%. Professionals lead occupations with 1,754 people. Participation is 69.0%, unemployment is 6.8% and 71.9% of employed residents work full time. SEIFA shows IEO decile 7, IER decile 9, IRSD decile 7 and IRSAD decile 7, with resources higher than broader advantage.
Unemployment
5.2%
Labour Force
7,474
Unemployed
390
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.9%
Part-time
21.3%
Participation
69.0%
Employed
5,724
Occupations
Top Industries
University
52.3%
Postgraduate
18.8%
Born Overseas
52.2%
Dwellings
3,714
Transport to Work
Daily life is car-oriented but school access is improving with the estate. Car driving accounts for 79.3% of commutes, compared with 11.1% using public transport and 1.6% walking or cycling, so households usually need at least 1 car. There are 2 local schools, led by Our Lady of the Southern Cross with ICSEA 1079 and 486 enrolments, plus Ngarri Primary School with ICSEA 1055 and 779 enrolments. Safety records 47.7 offences per 1,000 residents, while IRSAD decile 7 points to above-middle local advantage.
Drive
79.3%
Public Transport
11.1%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+4.81%/yr
(+657 people/yr)
High GrowthGrowth is the suburb's central story. The forecast trend is 4.81% a year, equal to 657 additional residents annually, which is higher than a mature-suburb pace because land release and family migration are still active. Internal migration is the primary driver, adding an average 288 people a year, with overseas migration adding 214. The medium path reaches 17,182 residents by 2031, compared with 13,896 in 2026. Gentrification is score 0 and stage New development, so change is expansion-led rather than displacement-led.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+214
Net Internal / yr
+288
Gentrification Signal
New development
Safety & Crime
Total Offences
604
Year ending June 2024
Rate per 1,000 People
47.7
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 Manor Lakes compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Manor Lakes a good suburb to live in?
Manor Lakes suits households wanting newer family housing, with 95.0% separate houses and 68.8% of homes having 4 or more bedrooms. It is younger than the national profile, with a median age of 31, and has 2 local primary schools.
What is the median house price in Manor Lakes?
The median house price in Manor Lakes is $640,000 for Apr-Jun 2024. That is 3.0% below the recent $660,000 peak in Oct-Dec 2023, but still 88.0% higher than the $340,500 level recorded in 2013.
What schools are in Manor Lakes?
Manor Lakes has 2 local schools: Our Lady of the Southern Cross, a Catholic primary with ICSEA 1079 and 486 enrolments, and Ngarri Primary School, a Government primary with ICSEA 1055 and 779 enrolments.
Is Manor Lakes safe?
Manor Lakes records 604 offences, equal to 47.7 offences per 1,000 residents. Property and deception offences are the largest category with 364 incidents, followed by 150 crimes against the person.
Is Manor Lakes good for property investment?
Manor Lakes has investor appeal through growth and family rental demand, with 26.9% renting and median rent at $360 per week. Vacancy is 5.2%, so yields need to be assessed carefully against the $640,000 median house price.
How is Manor Lakes's population changing?
Manor Lakes is growing quickly, with a forecast trend of 4.81% a year or 657 people annually. The medium population path rises from 13,896 in 2026 to 17,182 by 2031, driven mainly by internal migration of 288 people a year.
What languages are spoken in Manor Lakes?
Manor Lakes has a strong multilingual profile because 52.2% of residents were born overseas. Common non-English languages include Hindi with 492 speakers, Punjabi with 461, Gujarati with 154, Bengali with 111 and Urdu with 99.
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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