Mount Waverley
Mount Waverley's 89% price surge from 2013 ($820k to $1.55M) masks an overseas-migration-driven pivot: Chinese ancestry doubled from ~12% (2011) to 27%, English ancestry halved from 32% to 18%. Overseas migration drives +538/year net gain vs. -235/year internal outflow, reshaping an established affluent suburb toward migrant-professional dominance (58.6% university-educated, 49.3% born overseas, above the national median of 29.1%).
Population
35,340
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,066/wk
DAs (12 months)iDevelopment Applications lodged in the past year
188
Median House
$1.6M
Apr-Jun 2024
Median $1.55M house requires $2,600/month mortgage (29% income stress), manageable for household income at 77.7th percentile ($2,066/week). Three-bed homes comprise 43.8% of stock, four-bed 43.9%, giving downsizers and young families identical choice. 42.9% own outright (vs. 31% nationally), signaling established wealth; but affordability has declined from 62.8 (2011) to 57.3 (2021) as real income grew only 16.3% while prices doubled. Rent stress is contained: $476/week rent spans 23% of income.
For Buyers
Median $1.55M house requires $2,600/month mortgage (29% income stress), manageable for household income at 77.7th percentile ($2,066/week). Three-bed homes comprise 43.8% of stock, four-bed 43.9%, giving downsizers and young families identical choice. 42.9% own outright (vs. 31% nationally), signaling established wealth; but affordability has declined from 62.8 (2011) to 57.3 (2021) as real income grew only 16.3% while prices doubled. Rent stress is contained: $476/week rent spans 23% of income.
For Investors
7.7% vacancy rate sits above the 4-5% sweet spot, indicating supply tightness despite development momentum (66 permits in 12mo). Renters comprise 24.8% of population, generating $476/week demand; 15.4% of residents volunteer, hinting at community stability. Growth trajectory is shallow (0.85% annually, +175 persons/year) but migration-driven: overseas inflow (+538/yr) outweighs domestic exodus (-235/yr) 2.3:1, stabilizing tenant pools while internal migration trends suggest external appeal limits.
Development Activity
Total DAs
234
Last 12 Months
188
YoY ChangeiYear-over-year change in DA lodgements
+717.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Mount Waverley iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Huntingtower School
Prep-12 · 785 students
Mount Waverley Primary School
Prep-6 · 751 students
Pinewood Primary School
Prep-6 · 947 students
Syndal South Primary School
Prep-6 · 334 students
Essex Heights Primary School
Prep-6 · 617 students
Demographics
49.3% born overseas (vs. 29.1% nationally) anchors a 28.5 pp education premium: 58.6% university-educated ranks in the 9th decile. Chinese ancestry dominates (9,426 / 35,340 = 26.7%), followed by English (18.4%), Indian (7.7%), and Greek (6.4%). Mandarin (2,780), Cantonese (758), and Sinhalese (644) displace English as working languages. Household size averages 2.7 persons (0.2 above national), and 22.2% are childless couples, indicating an older, professional demographic absorbing younger migrant families.
Age Distribution
Bedrooms
Dwelling Structure
68.6%
Houses
9.8%
Townhouse
21.5%
Apartment
Tenure
Price trajectory: $820k (2013) to $1.7M peak (Apr-Jun 2023) to $1.55M (Apr-Jun 2024), yielding 4.7% CAGR over 14 years and -8.8% from peak. Ownership structure is bifurcated: 42.9% own outright (vs. 31% nationally), 32.3% hold mortgages, 24.8% rent. Separate houses dominate (68.6%), followed by apartments (21.5%), reflecting low-density estate character. Bedrooms split evenly: 43.8% three-bed, 43.9% four-bed+, with 11.4% two-bed and 1% one-bed, reducing rental prospects for singles but supporting family-focused profiles.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$476
HH Size
2.7
Personal Income / wk
$810
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
1,046
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.2%
Couples, no children
29,506
Total families
Economy & Employment
Top 5 industries: Professional/Tech (16%, 2,096 workers), Healthcare (15.2%, 1,992), Education (11.4%, 1,496), Retail (7.8%), Finance (7.4%). Professionals comprise 5,826 jobs (47% of employed), Managers 2,678 (22%), Clerical/Admin 2,280 (18%). Full-time employment rate 63% is stable; unemployment 5.7% exceeds national 4.3%, suggesting gradual skill-market friction as migrant inflow accelerates. SEIFA IRSAD decile 9 (most advantaged: 1,091 score) and IEO decile 9 (education/occupation: 1,108 score) confirm professional-skewed demographic, though IRSD decile 9 (1,065 score) indicates relative equity in disadvantage, not a poverty hotspot.
Unemployment
1.5%
Labour Force
9,661
Unemployed
144
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.0%
Part-time
31.3%
Participation
58.1%
Employed
16,073
Occupations
Top Industries
University
58.6%
Postgraduate
20.5%
Born Overseas
49.3%
Dwellings
12,476
Transport to Work
Transport is car-dependent (85% drivers, 6.4% public, 2.6% active), limiting inner-city commute appeal. Crime rate 58.3 per 1,000 (property/deception 1,313/2,059 = 63.8%) sits below VIC average, supported by IRSAD decile 9 affluence. Ten schools: Huntingtower (independent, ICSEA 1,201, 785 enrolments) tops quality; Mount Waverley Secondary (government, 1,127 ICSEA, 1,862 enrolments) serves majority; all government primaries rank 1,142-1,165 ICSEA, above the national mean of 1,000. Enrolment stability (Pinewood 947 pupils down to Syndal South 334) shows selective proximity-driven choice.
Drive
85.0%
Public Transport
6.4%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+0.85%/yr
(+175 people/yr)
EstablishedPopulation forecast: 20,659 (2025) to 21,672 (2031) via trend continuation, yielding 0.85% annual growth. Gentrification score 25/stage 'Early signs': population +12.2% (2011-2021) driven by overseas migration (+538/yr), internal outflow (-235/yr), and affordability compression (62.8 to 57.3 decile). COVID dip (-3.1%, 2020) fully recovered (+5.4% recovery pct). Young share +0.6pp, seniors -1.4pp, working-age +1.3pp signals migrant household substitution for aging empty-nesters. Rent growth 30.6% (2011-2021) outpaced house prices, narrowing investor arbitrage.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+538
Net Internal / yr
-235
Gentrification Signal
Early signs
Population +15% since 2011, Net internal outflow -235/yr, Strong overseas inflow +538/yr, COVID recovered (-3% dip → full recovery)
Safety & Crime
Total Offences
2,059
Year ending June 2024
Rate per 1,000 People
58.3
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 Mount Waverley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Mount Waverley a good suburb to live in?
Yes, for affluent professionals and Chinese-heritage families. University education rate 58.6% (28.5 pp above national) and SEIFA scores (decile 9 across 3 of 4 indices) indicate strong schools, careers, and social stability. Caveat: car dependency (85%) and 8.8% price decline from 2023 peak suggest affordability pressures for first-time buyers on standard incomes.
What is the median house price in Mount Waverley?
$1.55 million (Apr-Jun 2024), down from $1.7M peak (Apr-Jun 2023). 89% appreciation from $820k (2013) reflects 4.7% CAGR but recent softening. Monthly mortgage commitment: around $2,600 (29% of median family income). Rent: $476/week.
What schools are in Mount Waverley?
Ten schools span government, independent, and Catholic sectors. Top tier: Huntingtower School (independent, ICSEA 1,201, 785 students) and Mount Waverley Primary (government, ICSEA 1,165, 751 students). Secondary: Mount Waverley College (government, 1,127 ICSEA, 1,862 enrolments) dominates intake. All schools rank above national ICSEA mean of 1,000.
Is Mount Waverley safe?
Crime rate 58.3 per 1,000 residents ranks below VIC average (~65/1,000), with property offences comprising 64% of total (1,313 of 2,059 incidents). SEIFA disadvantage score (decile 9) and 15.4% volunteering rate signal community cohesion and low interpersonal violence, though theft/deception requires standard precautions.
Is Mount Waverley good for property investment?
Mixed outlook. 7.7% vacancy rate exceeds ideal 4-5%, signaling supply looseness despite 66 developments in 12 months. Overseas migration (+538/yr) sustains tenant pools, but internal outflow (-235/yr) caps appreciation. Rent growth 30.6% (2011-2021) outpaced prices; recency suggests stabilizing yields. Suitable for stable renters seeking quality suburbs, not capital gains hunters.
How is Mount Waverley's population changing?
Forecast: +1,013 residents (2025-2031) via 0.85% annual growth to 21,672. Overseas migration drives (+538/yr net) whereas internal migration drains (-235/yr), reshaping the suburb: Chinese ancestry 27% (vs. 12% in 2011), English 18% (32% in 2011). Age structure: young +0.6pp, seniors -1.4pp reflects migrant household replacement of aging empty-nesters.
What languages are spoken in Mount Waverley?
49.3% born overseas. Mandarin (2,780 speakers), Cantonese (758), Sinhalese (644), and Hindi (426) rank after English. Chinese ancestry accounts for 26.7% of population; combined with Indian (7.7%) and Greek (6.4%), overseas-born residents form 55% of top-5 ancestry groups, necessitating multicultural services and signage.
What development is happening in Mount Waverley?
66 permits lodged in 12 months (2025-2026): mix of 2-unit townhouses and subdivisions (easement/lot creation). Density remains low (2,327 per sq km) relative to inner suburbs; infill-housing permits suggest gradual intensification near transport, not greenfield sprawl. Trend supports rental diversification and younger renters if completions accelerate.
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.
Explore Mount Waverley on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map