New Gisborne
Household income in the 87.5th percentile nationally sets the tone for New Gisborne, a low-density township 55 km north-west of Melbourne where 97.2% of homes are separate houses and ownership rates run far above the national average. The suburb covers 26 square kilometres with just 2,509 residents, producing a density of 95.7 people per square kilometre, well below typical urban benchmarks. A gentrification score of 38 and population growth of 28.4% over the last decade signal a suburb under gradual transformation, driven by 264 net internal migrants arriving annually.
Population
2,509
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,279/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$738K
Apr-Jun 2024
The median house price of $738,500 as of April-June 2024 sits well below the Melbourne metropolitan median, making New Gisborne an accessible entry point into a high-income area. Mortgage-to-income sits at 19.8%, comfortably below the 30% stress threshold, reflecting household incomes in the 87.5th percentile nationally. Detached houses account for 97.2% of the stock, and 55.6% of homes have four or more bedrooms, above state norms for suburban areas. Only 10.9% of residents rent, compared to a national average closer to 30%, because the suburb attracts owner-occupiers rather than a transient population. Prices have ranged from $498,000 to a peak of $1,025,000 over the past 14 years, with a 47.7% gain from 2013 to 2024.
For Buyers
The median house price of $738,500 as of April-June 2024 sits well below the Melbourne metropolitan median, making New Gisborne an accessible entry point into a high-income area. Mortgage-to-income sits at 19.8%, comfortably below the 30% stress threshold, reflecting household incomes in the 87.5th percentile nationally. Detached houses account for 97.2% of the stock, and 55.6% of homes have four or more bedrooms, above state norms for suburban areas. Only 10.9% of residents rent, compared to a national average closer to 30%, because the suburb attracts owner-occupiers rather than a transient population. Prices have ranged from $498,000 to a peak of $1,025,000 over the past 14 years, with a 47.7% gain from 2013 to 2024.
For Investors
With only 10.9% of residents renting, New Gisborne is a thin rental market, which means landlords face concentrated demand rather than broad pool depth. Weekly rent of $451 against a $738,500 median implies a gross yield around 3.2%, modest but stable. The vacancy rate of 6.3% is elevated, suggesting limited immediate pressure from supply constraints. Development activity recorded only 3 applications in the past 12 months, all subdivision works, so new supply is negligible. Net internal migration of 264 people per year is the primary growth driver and supports medium-term demand. Rent grew 48.3% over the decade, outpacing nominal price gains, suggesting a tightening income-to-rent relationship for the small renter cohort.
Development Activity
Total DAs
15
Last 12 Months
4
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in New Gisborne iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
New Gisborne Primary School
Prep-6 · 440 students
Holy Cross Primary School
Prep-6 · 210 students
Global Village Learning
Prep-11 · 197 students
Demographics
The median age of 41 is one year above the national figure, and the suburb is aging: the senior share rose 4.2 points while the working-age share fell 2.2 points over the decade. University qualifications reach 33.8%, which is 3.7 percentage points above the national figure, consistent with the professional and managerial occupational mix. Overseas-born residents account for 11.7% of the population, 9.9 points below the national average, making this a predominantly Australian-born community. Ancestry is heavily Anglo-Celtic: English (1,077), Irish (354) and Scottish (312) lead the count. Average household size of 2.9 is 0.4 above the national figure, reflecting the prevalence of couples with children, who make up 1,014 of 2,098 total families.
Age Distribution
Bedrooms
Dwelling Structure
97.2%
Houses
2.8%
Townhouse
N/A
Apartment
Tenure
The stock is almost entirely detached houses at 97.2%, with semi-detached dwellings accounting for the remaining 2.8% and no recorded apartments. Four-plus bedroom homes dominate at 55.6%, while three-bedroom homes account for 33.6%, making this a suburb built around family living rather than downsizers or singles. Tenure is owner-dominated: 40.5% own outright and 48.7% carry a mortgage, leaving only 10.9% renting, far below state and national averages. The 2013-to-2024 price trajectory shows a 47.7% nominal gain and a 2.8% compound annual growth rate over 14 years. Prices peaked at $1,025,000 in January-March 2024 and settled to $738,500 by April-June 2024, a 28% correction from the peak, suggesting buyers who entered at the top face near-term paper losses.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$451
HH Size
2.9
Personal Income / wk
$874
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
54
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.8%
Community Profile
Ancestry
Household Composition
21.7%
Couples, no children
2,098
Total families
Economy & Employment
Healthcare leads local employment at 16.1% of the workforce, followed by Construction at 14.6% and Education at 13.5%, together accounting for 44.2% of jobs. Public Administration at 10.0% and Professional/Tech at 9.6% round out the top five, giving New Gisborne a workforce tilted toward knowledge and service sectors rather than retail or manufacturing. By occupation, Professionals (291) and Managers (204) are the two largest groups, which aligns with SEIFA IRSD decile 9 and IRSAD decile 8, both in the upper tier nationally. Unemployment sits at 3.5% and full-time employment reaches 61.5%. Volunteering at 18.4% is high relative to many suburban areas, consistent with a community of established residents with disposable time.
Unemployment
1.3%
Labour Force
8,907
Unemployed
112
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
35.0%
Participation
59.9%
Employed
1,148
Occupations
Top Industries
University
33.8%
Postgraduate
8.3%
Born Overseas
11.7%
Dwellings
798
Transport to Work
Car dependence is high, with 89.1% of residents driving to work and only 2.3% using public transport, well below state averages for Melbourne suburbs, because the township sits in a regional setting with limited rail access. Crime is low at 37.5 incidents per 1,000 residents, with property and deception offences accounting for 81 of 94 recorded incidents, consistent with a stable owner-occupier community. The suburb scores IRSAD decile 8 and IRSD decile 9, placing it comfortably in the upper advantage tier nationally. Rent-to-income at 19.8% and mortgage-to-income at 19.8% are both well below stress thresholds. No schools are recorded within the suburb boundary in this dataset, so families commute to nearby Gisborne or Macedon Ranges centres for schooling. Community stability is high, with 86.6% of residents remaining in the same location over the census period.
Drive
89.1%
Public Transport
2.3%
Walk / Cycle
2.2%
Work from Home
N/A
Population Forecast
+1.84%/yr
(+293 people/yr)
EstablishedPopulation grew 28.4% over the decade and is forecast to continue expanding, with the medium scenario projecting growth from roughly 15,981 in 2026 to 17,444 by 2031, an annual rate of 1.84%. Internal migration is the primary engine, with 264 net arrivals per year, supplemented by 77 overseas migrants annually. The gentrification stage is classified as early signs, with a score of 38, supported by population growth above 40% since 2011 and sustained internal migration. Real income growth of 18.3% over the period outpaced inflation, reinforcing the improving demographic profile. The affordability ratio has stayed stable at around 45%, suggesting that income gains and price gains have broadly tracked each other.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+77
Net Internal / yr
+264
Gentrification Signal
Early signs
Population +40% since 2011, Net internal migration +264/yr
Safety & Crime
Total Offences
94
Year ending June 2024
Rate per 1,000 People
37.5
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 New Gisborne compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is New Gisborne a good suburb to live in?
New Gisborne ranks in SEIFA IRSD decile 9 and IRSAD decile 8, placing it in the upper advantage tier nationally. Household income sits in the 87.5th percentile, mortgage-to-income is a comfortable 19.8%, and only 7.0% of residents (169 people) need daily assistance. The trade-off is high car dependence, with 89.1% driving to work and only 2.3% using public transport.
What is the median house price in New Gisborne?
The median house price is $738,500, based on April-June 2024 data. Prices peaked at $1,025,000 in January-March 2024 and have since corrected 28% from that peak. From 2013 to 2024, the suburb recorded a 47.7% total price gain and a 2.8% compound annual growth rate. Monthly mortgage repayments average $1,950.
What schools are in New Gisborne?
No schools are recorded inside the New Gisborne suburb boundary in this dataset. Families typically rely on schools in nearby Gisborne and other Macedon Ranges centres. Despite this, 33.8% of local residents hold university qualifications, which is 3.7 points above the national figure.
Is New Gisborne safe?
New Gisborne recorded 94 crimes in the reference year, a rate of 37.5 per 1,000 residents. The majority, 81 incidents, are property and deception offences, while crimes against the person total just 7. The suburb sits in IRSD decile 9 nationally, indicating low relative disadvantage, which correlates with lower crime exposure.
Is New Gisborne good for property investment?
The suburb's low renter share of 10.9% and vacancy rate of 6.3% limit yield-focused investment. Weekly rent of $451 against a $738,500 median implies a gross yield around 3.2%. Rent grew 48.3% over the decade, and net internal migration of 264 per year supports long-term demand. Only 3 development applications were lodged in 12 months, so supply pressure is minimal.
How is New Gisborne's population changing?
Population grew 28.4% over the decade and is forecast to rise from around 15,981 in 2026 to 17,444 by 2031 at 1.84% annually. Internal migration drives 264 net arrivals per year. The profile is gradually aging, with the senior share up 4.2 points and the working-age share down 2.2 points over the decade.
What is the employment situation in New Gisborne?
The unemployment rate is 3.5%, with 706 residents employed full-time and 442 part-time. The full-time employment rate of 61.5% reflects a workforce skewed toward Professionals (291 workers) and Managers (204). Top industries are Healthcare at 16.1%, Construction at 14.6% and Education at 13.5% of the local workforce.
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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