Manor Lakes
At 31 years, Manor Lakes has a median age 9 years below the national figure, while 52.2% of residents were born overseas, 30.6 percentage points above national. Its 12,675 residents occupy 16.03 sq km at 790.9 people per sq km. Household income ranks at the 87.9th percentile, yet 64.7% of homes are mortgaged, pointing to a young family mortgage belt. The 95.0% separate-house share and high-growth classification distinguish Manor Lakes from the established setting around Werribee and nearby Wyndham Vale, because newer family housing and internal migration continue to shape demand.
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
17
Median House
$660K
October to December 2025
The housing mix is family-sized: 68.8% of dwellings contain 4+ bedrooms, 30.0% contain 3 bedrooms and 95.0% are separate houses. Mortgage repayments of $1,900 monthly equal 19.1% of household income, higher than the 15.7% rent burden, with neither stress flag active.
For Buyers
The housing mix is family-sized: 68.8% of dwellings contain 4+ bedrooms, 30.0% contain 3 bedrooms and 95.0% are separate houses. Mortgage repayments of $1,900 monthly equal 19.1% of household income, higher than the 15.7% rent burden, with neither stress flag active.
For Investors
Investors are entering an owner-occupier-led rental market: 26.7% of occupied dwellings are rented, compared with 64.7% under mortgage. Median rent is $360 a week and vacancy is 5.2%, giving tenants more choice than in a tightly constrained market. Rental momentum is supported by 24.1% rent growth in the shift indicators, while the wider growth forecast runs at 4.81% annually and is driven by internal migration. Seventeen development applications were recorded over 12 months, and the gentrification score is 0 with a New development stage, so future performance depends more on family demand and expanding supply than on established premium uplift.
Development Activity
Total DAs
33
Last 12 Months
17
YoY ChangeiYear-over-year change in DA lodgements
+112.5%
Avg DA CostiAverage estimated cost per DA in the past year
$610K
Monthly DA Lodgements
DA Categories
Schools in Manor Lakes
Open-register school locations for education access. This is not a school-quality ranking.
Ngarri Primary School
Our Lady of the Southern Cross
Demographics
Manor Lakes is younger and more university educated than the national profile: median age is 31, or 9 years below national, while university attainment is 52.3%, 22.2 percentage points above national. Overseas-born residents account for 52.2%, 30.6 points above national; Indian ancestry counts 3,239, English 2,059 and Filipino 587. Hindi (492) and Punjabi (461) lead, followed by Guj (154), Bengali (111) and Urdu (99). Families shape daily demand because 64.0% of couples have children, average household size is 3.3, or 0.8 above national, and 71.1% stayed at the same address. Christianity (4,083), Hinduism (3,053) and no religion (2,901) are the largest religious groups.
Age Distribution
Bedrooms
Dwelling Structure
95.0%
Houses
5.0%
Townhouse
0.0%
Apartment
Tenure
Manor Lakes is overwhelmingly detached and mortgage-held: 95.0% of dwellings are separate houses and 5.0% are semi-detached, while 64.7% are mortgaged, 8.0% owned outright and 26.7% rented. Large homes explain the family orientation, with 68.8% at 4+ bedrooms and 30.0% at 3 bedrooms. Mortgage costs equal 19.1% of household income, higher than rent at 15.7%, while both stress flags remain false. Compared with established Werribee, the newer detached profile points to a growth-area housing cycle.
Mortgage / mo
$1,900
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$360
Census 2021
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
64.0%
Couples with children
22.0%
Couples, no children
12.9%
Single parent
3,420
Total families
Economy & Employment
Manor Lakes combines professional services with a sizeable care, finance and education base. The top industries are Professional/Tech at 16.1% (725 workers), Healthcare 14.3% (646), Finance 10.8% (488), Education 8.0% (360) and Retail 7.2% (323). Occupations are led by Professionals (1,754), Clerical/Admin (835), Community/Personal (713), Trades (591) and Managers (584). Participation is 73.6%, full-time work 67.1% and unemployment 6.3%, while 38.7% work from home. Household income sits at the 87.9th percentile, above the midpoint. SEIFA IER is decile 9, higher than IEO, IRSD and IRSAD, each at decile 7, suggesting economic resources are stronger than the broader education and disadvantage measures. The high resource ranking alongside 6.3% unemployment points to mixed household outcomes rather than a uniform labour market.
Unemployment
6.3%
Labour Force
6,546
Unemployed
415
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.1%
Part-time
26.3%
Participation
73.6%
Employed
6,131
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
52.3%
Postgraduate
18.8%
Born Overseas
52.2%
Dwellings
3,714
Transport to Work
Manor Lakes is practical for households with cars or home-based work: 48.6% drive to work and 38.7% work from home, compared with 6.8% using public transport and 1.0% walking or cycling. That pattern reflects a low-rise growth setting where distance makes private vehicles more useful than transit. Two local primary schools provide a mix of government and Catholic provision; confirm the intake zone for the exact address because boundaries can change across nearby streets. Recorded crime was 604 offences, or 47.7 per 1,000 residents, led by 364 property and deception offences and 150 crimes against the person. IRSAD sits at decile 7, above the midpoint, indicating relative advantage but not a guarantee of street-level safety.
Drive
48.6%
Public Transport
6.8%
Walk / Cycle
1.0%
Work from Home
38.7%
Population Forecast
+4.81%/yr
(+657 people/yr)
High GrowthManor Lakes sits in a high-growth cycle: the forecast annual trend is 4.81%, with internal migration the primary driver. Compared with a flat market, that annual rate places growth above zero, while population change across the wider area is 186.9% over 10 years. The trajectory is labelled Stable and affordability is also Stable, moving from 38.9 in 2011 to 37.2 in 2021. Rent growth is 24.1%, reinforcing demand even as new housing expands. Gentrification is scored at 0, with the stage marked New development and the shift profile marked Not gentrifying. Because growth is driven by internal migration rather than a gentrification signal, the suburb is more likely to keep evolving through family inflows and development than through a rapid tenure or amenity reset.
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 can suit families wanting detached space and newer growth-area housing. The median age is 31, 95.0% of dwellings are separate houses and 68.8% have 4 or more bedrooms. Daily travel is car-oriented, with 48.6% driving and 6.8% using public transport, so suitability depends on commute needs.
What schools are in Manor Lakes?
Manor Lakes has 2 local primary schools, split between 1 government school and 1 Catholic school. Families should confirm the current intake area for the exact address, because enrolment boundaries can differ across nearby growth-area streets and may affect which school is available.
Is Manor Lakes safe?
Safety varies by street and time, so check current local information. Recorded crime was 604 offences, equal to 47.7 per 1,000 residents; property and deception offences accounted for 364, while crimes against the person totalled 150. These figures support practical due diligence rather than a blanket label.
Is Manor Lakes good for property investment?
It may appeal to investors seeking family rental demand and growth exposure: 26.7% of dwellings are rented, median rent is $360 weekly, vacancy is 5.2% and forecast growth is 4.81% annually. However, 17 development applications in 12 months and a 0 gentrification score indicate a supply-led market.
How is Manor Lakes's population changing?
Manor Lakes is in a high-growth phase. The forecast trend is 4.81% annually, with internal migration the primary driver, while wider-area population change is 186.9% over 10 years. The trajectory is Stable and the young-share delta is 0.7 points, indicating strong growth without a sharp reported age shift.
What languages are spoken in Manor Lakes?
Hindi (492) and Punjabi (461) are the leading recorded languages, followed by Guj (154), Bengali (111) and Urdu (99). This sits alongside an overseas-born share of 52.2%, which is 30.6 percentage points above the national figure and reflects a strongly migrant-connected population.
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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