Murrumbeena
A university qualification rate of 60.1%, roughly 30 percentage points above the national average, makes Murrumbeena one of Melbourne's most credentialled suburbs by population share. Yet the median house price of $1,706,000 sits 12.5% below its 2023 peak of $1,950,000, a correction that has reopened a buying window in a suburb where SEIFA IRSAD decile 9 confirms top-tier socioeconomic advantage. The 9,996-resident community runs young (median age 37, three years below national) and is shaped by layered migration, with 35.3% born overseas and Mandarin (241), Greek (228) and Russian (72) among the leading non-English languages. Despite its premium signals, the 10.0% vacancy rate is elevated, and renters at 37.1% of households form a larger-than-expected share for a suburb with household income at the 77th percentile nationally.
Population
9,996
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$2,057/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$1.7M
Apr-Jun 2024
The $1,706,000 median house price reflects a 12.5% pullback from the April-June 2023 peak of $1,950,000, giving buyers more negotiating room than they have had in years. Over 14 years, prices have grown at a 4.9% CAGR from $870,000 in 2013, a 96.1% total gain. Separate houses account for 45.6% of dwellings, lower than typical middle-ring suburbs because apartment stock at 28.9% and semi-detached at 25.4% make up the balance. Three-bedroom homes dominate at 31.8%, but four-plus bedroom stock at 21.4% provides options for families. Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 24.3%, comfortably below the 30% stress threshold and lower than many comparable inner-south suburbs. Household income sits at the 77.1 percentile nationally, confirming that local earnings can service the debt, though the price-to-income multiple remains stretched at roughly 16 times annual household income.
For Buyers
The $1,706,000 median house price reflects a 12.5% pullback from the April-June 2023 peak of $1,950,000, giving buyers more negotiating room than they have had in years. Over 14 years, prices have grown at a 4.9% CAGR from $870,000 in 2013, a 96.1% total gain. Separate houses account for 45.6% of dwellings, lower than typical middle-ring suburbs because apartment stock at 28.9% and semi-detached at 25.4% make up the balance. Three-bedroom homes dominate at 31.8%, but four-plus bedroom stock at 21.4% provides options for families. Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 24.3%, comfortably below the 30% stress threshold and lower than many comparable inner-south suburbs. Household income sits at the 77.1 percentile nationally, confirming that local earnings can service the debt, though the price-to-income multiple remains stretched at roughly 16 times annual household income.
For Investors
Renters make up 37.1% of households, a deep tenant pool driven by proximity to Caulfield and young professionals. Median weekly rent of $386 against the $1,706,000 median price delivers a gross yield around 1.2%, well below the national average but consistent with premium Melbourne inner-south returns that rely on capital growth rather than income. The 10.0% vacancy rate is notably high and requires monitoring, as it sits above the typical 2-3% for Melbourne suburbs. Only 20 development applications were lodged in the past 12 months, suggesting the suburb is not absorbing large-scale new supply. Two-bedroom (29.4%) and three-bedroom (31.8%) stock together account for 61.2% of dwellings, matching the renter demographic profile. Net overseas migration averaging 242 persons per year provides a structural demand floor, partially offsetting the net internal outflow of 116 persons annually.
Development Activity
Total DAs
36
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
+675.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Murrumbeena iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Murrumbeena Primary School
Prep-6 · 555 students
St Patrick's School
Prep-6 · 263 students
Demographics
English (2,602), Irish (1,081) and Chinese (993) ancestries lead the cultural mix, with Scottish (837) following. The 60.1% university qualification rate sits a striking 30 percentage points above the national baseline, making this one of Melbourne's most educated suburbs by population share. Despite those credentials, household income at the 77.1 percentile is high but not in the top decile, suggesting many residents are in professional fields with moderate pay scales rather than executive-level incomes. Mandarin (241) and Greek (228) lead non-English languages. The median age of 37 runs 3 years below the national figure, and couples without children make up 28.1% of families. Religious affiliation is led by Christianity (4,040), Hinduism (588) and Judaism (342), giving Murrumbeena a distinctive religious diversity compared to surrounding suburbs.
Age Distribution
Bedrooms
Dwelling Structure
45.6%
Houses
25.4%
Townhouse
28.9%
Apartment
Tenure
The tenure split shows 30.1% outright owners, 32.8% mortgage holders and 37.1% renters, a composition skewed toward renting compared to the suburb's premium pricing. Three-bedroom homes at 31.8% and two-bedroom at 29.4% dominate the housing fabric, reflecting an older stock built for smaller families that is gradually being replaced. Semi-detached at 25.4% and apartments at 28.9% make up more than half of all dwellings, unusual for a suburb this far from the CBD and a sign of sustained densification. The 14-year price trajectory shows a 4.9% CAGR from $870,000 to $1,706,000, but the 12.5% drop from the 2023 peak to the latest quarter signals that peak pricing has corrected. Rent-to-income sits at 18.8%, well below the 30% stress threshold, though the mortgage-to-income ratio of 24.3% is tighter.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$386
HH Size
2.4
Personal Income / wk
$1,035
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.0%
Unoccupied
451
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.1%
Couples, no children
7,733
Total families
Economy & Employment
Professional and Technical Services (15.5%) and Healthcare (15.5%) share the lead industry positions, followed by Education (13.2%), Finance (7.4%) and Retail (7.3%). Professionals form the largest occupational group at 2,045 workers, with Managers at 918 and Clerical/Admin at 731. The SEIFA profile reveals a suburb that ranks above average across all four indices: IRSAD decile 9, IRSD decile 9, IEO decile 9 and IER decile 7. The slightly lower IER (economic resources) relative to IEO (education) suggests that while residents are highly educated, their economic resources lag behind suburbs at equivalent education levels, likely because many work in public sector and health roles rather than corporate finance. Unemployment at 4.2% sits below the national average, and the 66.7% participation rate matches the broader rate.
Unemployment
4.3%
Labour Force
6,278
Unemployed
272
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
29.8%
Participation
66.7%
Employed
5,351
Occupations
Top Industries
University
60.1%
Postgraduate
18.6%
Born Overseas
35.3%
Dwellings
4,074
Transport to Work
Car dependence remains high at 78.2%, with 11.6% using public transport and 5.7% walking or cycling. Murrumbeena station on the Cranbourne/Pakenham line provides direct CBD access. Crime is notably low: 494 total offences at 49.4 per 1,000 residents, well below the Melbourne metropolitan median, with property and deception offences at 284 (57% of total) and crimes against the person at just 77. The two local schools perform well above national benchmarks: Murrumbeena Primary School has an ICSEA of 1,161 (enrolling 555 students) and St Patrick's School records 1,141 ICSEA (263 students), both sitting in the top 15% nationally. The IEO decile 9 reading aligns with these school results, confirming that educational advantage in Murrumbeena extends from adult qualifications into the primary school pipeline.
Drive
78.2%
Public Transport
11.6%
Walk / Cycle
5.7%
Work from Home
N/A
Population Forecast
+0.65%/yr
(+66 people/yr)
EstablishedPopulation growth runs at 0.65% annually, adding roughly 66 persons per year. The medium forecast projects a rise from 10,113 in 2026 to 10,441 by 2031, a modest trajectory for a suburb already densifying. The population grew 9.0% over the past decade, below Melbourne's metropolitan average. Net overseas migration of 242 persons per year is the primary driver, while internal migration shows a net outflow of 116 persons annually, a common pattern in premium suburbs where established owners leave for regional areas or downsize. COVID caused a 4.2% population dip, but the suburb has fully recovered with a 5.7% rebound. The gentrification score sits at 36 with early signs, and real income growth of 17.8% over the decade shows household earnings improving faster than the national average, though the mixed trajectory reflects competing aging and renewal dynamics.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+242
Net Internal / yr
-116
Gentrification Signal
Early signs
Population +13% since 2011, Net internal outflow -116/yr, Strong overseas inflow +242/yr, COVID recovered (-4% dip → full recovery)
Safety & Crime
Total Offences
494
Year ending June 2024
Rate per 1,000 People
49.4
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 Murrumbeena compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Murrumbeena a good suburb to live in?
Murrumbeena scores IRSAD decile 9 nationally, placing it in the top 10% for socioeconomic advantage. With 60.1% university-qualified residents, a median age of 37, and a crime rate of 49.4 per 1,000 (below the Melbourne median), it suits families and professionals. The $1,706,000 median house price is the main barrier to entry, though it has pulled back 12.5% from the 2023 peak.
What is the median house price in Murrumbeena?
The median house price is $1,706,000 as of April-June 2024, down 12.5% from the peak of $1,950,000 in April-June 2023. Over 14 years, prices have compounded at 4.9% annually from $870,000 in 2013, a 96.1% total gain. Median weekly rent is $386 and monthly mortgage repayments sit at $2,167, producing a mortgage-to-income ratio of 24.3%.
What schools are in Murrumbeena?
Murrumbeena has 2 schools, both performing well above national benchmarks. Murrumbeena Primary School (government, 555 students) has an ICSEA of 1,161, and St Patrick's School (Catholic, 263 students) records 1,141. Both sit approximately 150 points above the national ICSEA median of 1,000, placing them in the top 15% nationally for educational advantage.
Is Murrumbeena safe?
Murrumbeena recorded 494 offences in the latest year, a rate of 49.4 per 1,000 residents, which is below the Melbourne metropolitan median. Property and deception offences account for 284 incidents (57% of total), while crimes against the person sit at 77 and drug offences at only 19. The IRSD decile 9 reading (low disadvantage) is consistent with this lower-than-average crime profile.
Is Murrumbeena good for property investment?
The 37.1% renter share gives a solid tenant base, but $386 weekly rent on a $1,706,000 median produces roughly 1.2% gross yield, well below the national average. The 10.0% vacancy rate is elevated. Capital growth has averaged 4.9% CAGR over 14 years, though prices currently sit 12.5% below the 2023 peak. The investment case rests on long-term capital appreciation in a decile 9 suburb rather than rental income.
How is Murrumbeena's population changing?
The population of 9,996 is growing at 0.65% per year, adding about 66 people annually. The medium forecast projects 10,441 by 2031. Net overseas migration of 242 persons per year is the primary growth driver, while net internal migration shows an outflow of 116 per year. The suburb grew 9.0% over the past decade, below the Melbourne average, and shows early signs of gentrification with a score of 36.
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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