Pascoe Vale
At 3,648 people per sq km, Pascoe Vale is denser than a conventional middle-ring area yet still split almost evenly between 47.9% separate houses and 48.8% semi-detached homes. Its 18,171 residents are younger than the national profile, with a median age of 36, while university attainment of 48.7% sits 18.6 points above national. Compared with nearby Coburg and Glenroy, it reads as a family-heavy infill market: incomes are in the 75.8 household percentile, but prices already sit above $1,000,000.
Population
18,171
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,025/wk
DAs (12 months)iDevelopment Applications lodged in the past year
49
Median House
$1.1M
Apr-Jun 2024
Homebuyers face a $1,057,500 median house price, but the latest quarter is 13.7% below the $1,225,000 peak, so buyers have more room than the Jul-Sep 2023 market. The stock profile matters: 48.8% is semi-detached and 47.9% separate houses, with only 2.9% apartments, so townhouse and villa choices dominate over high-rise. Mortgage costs take 24.0% of income, below common stress settings, and 42.4% of dwellings have 3 bedrooms, suiting small families.
For Buyers
Homebuyers face a $1,057,500 median house price, but the latest quarter is 13.7% below the $1,225,000 peak, so buyers have more room than the Jul-Sep 2023 market. The stock profile matters: 48.8% is semi-detached and 47.9% separate houses, with only 2.9% apartments, so townhouse and villa choices dominate over high-rise. Mortgage costs take 24.0% of income, below common stress settings, and 42.4% of dwellings have 3 bedrooms, suiting small families.
For Investors
Investors get a rental pool of 35.7% of households and a $400 median weekly rent, but the 8.9% vacancy rate means leasing risk is higher than in tighter markets. Demand is helped by 32.0% overseas-born residents and 48.7% university attainment, because mobile professional renters often value station access and established services. The 31 development applications in 12 months point to active renewal, so unit selection and finish quality matter more than simply buying any new dwelling.
Development Activity
Total DAs
68
Last 12 Months
49
YoY ChangeiYear-over-year change in DA lodgements
+716.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Pascoe Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Oliver Plunkett's School
Prep-6 · 379 students
Pascoe Vale Primary School
Prep-6 · 456 students
Westbreen Primary School
Prep-6 · 422 students
Pascoe Vale North Primary School
Prep-6 · 355 students
Pascoe Vale Girls Secondary College
7-12 · 719 students
Demographics
Pascoe Vale skews younger and more educated than Australia overall: median age is 36, 4.0 years below national, and 48.7% hold university qualifications, 18.6 points above national. Overseas-born residents make up 32.0%, 10.4 points above national, shaping everyday demand for Italian, Arabic, Greek, Mandarin and Urdu services. English and Italian ancestry counts of 3,873 and 3,433 sit alongside 8,283 people identifying with Christianity and 1,386 with Islam.
Age Distribution
Bedrooms
Dwelling Structure
47.9%
Houses
48.8%
Townhouse
2.9%
Apartment
Tenure
Pascoe Vale's housing cycle has been strong but not straight-line: the median moved from $580,000 in 2013 to $1,057,500 in Apr-Jun 2024, an 82.3% lift and 4.4% CAGR over 14 years. The latest price is 13.7% below the $1,225,000 Jul-Sep 2023 peak, which gives buyers a clearer entry point than the boom quarter. Tenure is balanced, with 29.1% owned outright, 35.2% mortgaged and 35.7% renting, while costs remain manageable at 24.0% mortgage-to-income and 19.8% rent-to-income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,100
Rent / wk
$400
HH Size
2.4
Personal Income / wk
$978
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.9%
Unoccupied
701
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.0%
Couples, no children
14,030
Total families
Economy & Employment
The worker base is weighted to services, with Healthcare employing 1,182 people or 16.3%, followed by Education at 893, Professional/Tech at 878, Construction at 658 and Public Admin at 617. Professionals number 2,966, with Managers and Clerical/Admin both at 1,380, explaining the IEO decile 8 result. The anomaly is resources: IER sits at decile 5 while IRSD is 7 and IRSAD is 8, because high skills coexist with 35.7% renters and housing costs absorbing 24.0% of income. Unemployment is 5.1% with 63.6% participation.
Unemployment
4.6%
Labour Force
6,611
Unemployed
307
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.2%
Part-time
27.7%
Participation
63.6%
Employed
9,049
Occupations
Top Industries
University
48.7%
Postgraduate
13.6%
Born Overseas
32.0%
Dwellings
7,132
Transport to Work
Livability is practical and family-oriented: 5 local schools cover Catholic and Government sectors, with ICSEA results from 987 to 1,100. St Oliver Plunkett's School leads at 1,100 with 379 enrolments, followed by Pascoe Vale Primary at 1,066 and Westbreen Primary at 1,051. Transport is still car-heavy, with 84.2% driving compared with 7.9% using public transport and 2.9% walking or cycling. Safety is mixed but manageable: 868 offences equal 47.8 per 1,000, mostly 533 property and deception offences, while IRSAD decile 8 supports amenity.
Drive
84.2%
Public Transport
7.9%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+1.25%/yr
(+233 people/yr)
EstablishedGrowth is steady rather than explosive. The trend rate is 1.25% a year, or about 233 residents annually, taking the medium population path from 18,893 in 2026 to 20,059 in 2031. Migration is the main engine because overseas migration adds an average 344 people a year while internal movement is -160, so new arrivals offset local outflow. Gentrification is rated 29 and at Early signs, below the stronger shift signals of 27.0% rent growth and 38.0% real income growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+344
Net Internal / yr
-160
Gentrification Signal
Early signs
Population +27% since 2011, Net internal outflow -160/yr, Strong overseas inflow +344/yr, COVID recovered (-3% dip → full recovery)
Safety & Crime
Total Offences
868
Year ending June 2024
Rate per 1,000 People
47.8
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 Pascoe Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Pascoe Vale a good suburb to live in?
Yes. Pascoe Vale has 18,171 residents, a median age of 36, 5 local schools and IRSAD decile 8, giving it a strong base for families and professionals who want established services with middle-ring access.
What is the median house price in Pascoe Vale?
The median house price in Pascoe Vale is $1,057,500 for Apr-Jun 2024. That is 13.7% below the $1,225,000 peak from Jul-Sep 2023, but still 82.3% higher than the 2013 level.
What schools are in Pascoe Vale?
Pascoe Vale has 5 local schools, led by St Oliver Plunkett's School with ICSEA 1,100, Pascoe Vale Primary at 1,066 and Westbreen Primary at 1,051. The local range runs from ICSEA 987 to 1,100.
Is Pascoe Vale safe?
Pascoe Vale recorded 868 offences, equal to 47.8 per 1,000 residents. Property and deception offences were the largest category at 533, followed by 138 crimes against the person, so street-by-street checks still matter.
Is Pascoe Vale good for property investment?
It has investment appeal but needs careful selection. Renters make up 35.7% of households, the median rent is $400 a week, and 31 development applications in 12 months show active renewal, but vacancy is elevated at 8.9%.
How is Pascoe Vale's population changing?
Population growth is forecast at 1.25% a year, or about 233 people annually. The medium path reaches 20,059 residents by 2031, supported by average overseas migration of 344 people a year despite -160 internal movement.
What languages are spoken in Pascoe Vale?
With 32.0% of residents born overseas, Pascoe Vale has a noticeable multilingual profile. Italian is the largest listed non-English language with 520 speakers, followed by Arabic at 335, Greek at 332, Mandarin at 153 and Urdu at 131.
Is there much development in Pascoe Vale?
Yes. There were 31 development applications in the past 12 months, including planning permits, VicSmart activity and 2 lot subdivision proposals. That level of activity supports gradual infill rather than a static housing market.
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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