Newcomb
Newcomb's most surprising feature is the gap between established housing and tenure pressure: 42.1% of households rent, while 31.5% own outright. It has 4,704 residents, a median age of 40 and 83.1% separate houses across 3.59 sq km. Compared with nearby Whittington and St Albans Park, its compact, low-rise form is more established than high-density. Growth is only 0.21% annually, so aging households and service needs are more important than rapid expansion.
Population
4,704
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,148/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$624K
October to December 2025
That rise makes entry harder than the older price history suggests, although the $1,400 monthly mortgage figure and 28.2% mortgage-to-income ratio do not flag broad mortgage stress. The stock suits buyers seeking space: 83.1% of homes are separate houses, 59.0% have three bedrooms and 11.8% have four or more. Compared with a unit-led suburb, Newcomb provides more detached choice, but apartments account for only 0.4%. Buyers should compare renovation needs, traffic exposure and exact school zones street by street.
For Buyers
That rise makes entry harder than the older price history suggests, although the $1,400 monthly mortgage figure and 28.2% mortgage-to-income ratio do not flag broad mortgage stress. The stock suits buyers seeking space: 83.1% of homes are separate houses, 59.0% have three bedrooms and 11.8% have four or more. Compared with a unit-led suburb, Newcomb provides more detached choice, but apartments account for only 0.4%. Buyers should compare renovation needs, traffic exposure and exact school zones street by street.
For Investors
Newcomb can suit an investor prioritising established houses and moderate rents rather than rapid capital growth. Weekly rent is $320, vacancy is 6.8% and renters represent 42.1% of households, creating a meaningful tenant base but also more leasing sensitivity than a tightly constrained market. Rents have grown 42.9%, while overseas migration is the primary growth driver. Compared with a speculative development play, just 5 applications in 12 months mean returns depend more on asset selection, maintenance and tenant appeal.
Development Activity
Total DAs
14
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
$80K
Monthly DA Lodgements
DA Categories
Schools in Newcomb
Open-register school locations for education access. This is not a school-quality ranking.
Christ the King School
Newcomb Primary School
Newcomb Secondary College
Demographics
Newcomb has a settled, older-leaning social profile without being older than the national average: median age is 40, matching the national comparison, while the trajectory is Aging. University attainment is 24.3%, 5.8 percentage points below national, and 17.0% were born overseas, 4.6 points below national. English, Irish and Scottish ancestry counts are 1,877, 599 and 541. No religion, at 2,159 people, is more common than Christianity at 1,875. Household size averages 2.1 people, 0.4 below national, and 78.1% stayed at the same address, higher than the 21.9% turnover rate. Senior share has risen 6.6 points while young share has fallen 3.7 points, increasing demand for age-responsive services.
Age Distribution
Bedrooms
Dwelling Structure
83.1%
Houses
16.6%
Townhouse
0.4%
Apartment
Tenure
Newcomb's housing story is one of steady long-run appreciation and mostly detached stock. The latest median is also the peak, so there has been no recorded pullback from the current high. Tenure is split between 31.5% owned outright, 25.7% with a mortgage and 42.1% renting, with 0.8% in other arrangements. Compared with a denser suburb, 83.1% separate houses and 16.6% semi-detached dwellings leave apartments at just 0.4%. Three-bedroom homes dominate at 59.0%, followed by two-bedroom homes at 23.2%.
Mortgage / mo
$1,400
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$320
Census 2021
HH Size
2.1
Personal Income / wk
$672
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.8%
Unoccupied
153
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.1%
Couples with children
42.7%
Couples, no children
25.8%
Single parent
1,180
Total families
Economy & Employment
Healthcare is the clear employment anchor, accounting for 24.7% of industry employment and 373 workers, ahead of Construction at 13.6% and 206, Education at 8.8% and 133, Retail at 8.5% and 129, and Professional/Tech at 6.7% and 101. The occupation mix is broader: Community/Personal 390, Trades 365, Professionals 355, Labourers 339 and Clerical/Admin 220. Labour-force participation is 57.6%, unemployment is 5.2%, and employment includes 1,204 full-time and 869 part-time workers. Household income at the 21.6th percentile is below the midpoint, consistent with the concentration of trades, labour and community roles. SEIFA results are also low: IEO decile 1, IER decile 2, IRSD decile 2 and IRSAD decile 1, indicating disadvantage across education, income and broader socioeconomic measures.
Unemployment
5.2%
Labour Force
2,342
Unemployed
122
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.2%
Part-time
39.1%
Participation
57.6%
Employed
2,220
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
24.3%
Postgraduate
5.8%
Born Overseas
17.0%
Dwellings
2,095
Transport to Work
Daily life is strongly car oriented: 74.3% travelled as a car driver, compared with 2.3% using public transport, while 14.9% worked from home. Three schools provide local coverage, comprising 2 primary schools and 1 secondary college across 2 government schools and 1 Catholic school. Families should check enrolment zones against the exact address. Safety needs realistic due diligence: the recorded rate is 140.3 offences per 1,000 residents across 660 offences, with property and deception offences at 410, higher than 105 crimes against the person. IRSAD is in decile 1, below the midpoint of the 10 deciles, and 9.3% of residents need assistance. The compact 3.59 sq km area and density of 1,309.4 people per sq km support short local trips, but walking and cycling at 2.9% remain lower than car use.
Drive
74.3%
Public Transport
2.3%
Walk / Cycle
2.9%
Work from Home
14.9%
Population Forecast
+0.21%/yr
(+32 people/yr)
EstablishedNewcomb is set for slow, established-suburb change rather than a population surge. The forecast annual trend is 0.21%, with overseas migration listed as the primary driver, while population change across the wider area is 5.1% over 10 years. The trajectory is Aging: senior share has risen 6.6 points, young share has fallen 3.7 points and working share has declined 1.7 points. Affordability is worsening, moving from 45.5 in 2011 to 47.8 in 2021, even as real income growth reached 10.3%. Compared with a rapid-growth corridor, the 0.21% pace supports incremental demand from established households and migrants rather than a major construction cycle. Gentrification signals are mixed, with a shift score of 46 and Active stage, but the current reading is 0, Not gentrifying.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+60
Net Internal / yr
-73
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
660
Year ending June 2024
Rate per 1,000 People
140.3
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 Newcomb compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Newcomb a good suburb to live in?
Newcomb suits buyers seeking established, mostly detached housing, with 83.1% of homes separate houses and 59.0% containing 3 bedrooms. Car dependence is high at 74.3%, while the 140.3 offences per 1,000 crime rate warrants address-level research.
What schools are in Newcomb?
Newcomb has 3 listed schools: Christ the King School, a Catholic primary school; Newcomb Primary School, a government primary school; and Newcomb Secondary College, a government secondary school. Check the exact enrolment zone before buying.
Is Newcomb safe?
Newcomb recorded 660 offences at a rate of 140.3 per 1,000 residents. Property and deception offences accounted for 410 incidents, compared with 105 crimes against the person, so prospective residents should review the exact street and use normal home-security measures.
Is Newcomb good for property investment?
Newcomb may suit investors seeking established houses and a large rental base, with 42.1% renting and weekly rent of $320. Vacancy is 6.8%, while the long-run house-price CAGR is 4.3% over 19 years, making property selection and cash-flow checks important.
How is Newcomb's population changing?
Newcomb has 4,704 residents today. The wider-area forecast indicates 0.21% annual growth and 5.1% population change over 10 years, driven primarily by overseas migration. The trajectory is Aging, with senior share up 6.6 points and young share down 3.7 points.
What is the weekly rent in Newcomb?
The reported weekly rent is $320, with 42.1% of households renting and a vacancy rate of 6.8%. Rent growth is recorded at 42.9%, so tenants and landlords should compare current listings by property type and condition.
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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