Patterson Lakes
A 46-year median age places Patterson Lakes 6.0 years above the national figure, giving the suburb a noticeably mature profile. Its 7,793 residents occupy 4.27 square kilometres at a density of 1,825.5 people per square kilometre. Household income sits at the 72.3rd percentile, while 27.5% of residents were born overseas, 5.9 percentage points above the national level. The established housing profile sets Patterson Lakes apart from nearby Carrum and Chelsea, with 83.5% of residents staying at the same address and an aging trajectory shaping demand.
Population
7,793
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,932/wk
DAs (12 months)iDevelopment Applications lodged in the past year
17
Median House
$1.4M
October to December 2025
Three-bedroom homes account for 40.2% of dwellings and four-bedroom-or-larger homes make up 38.6%, while separate houses represent 59.9% of stock. The 41.7% mortgage tenure share is higher than the 15.4% renting share, reflecting a strong owner-occupier base. A monthly mortgage figure of $2,100 and mortgage costs equal to 25.1% of income indicate manageable average commitments, although buyers still need substantial capital compared with apartment-led markets.
For Buyers
Three-bedroom homes account for 40.2% of dwellings and four-bedroom-or-larger homes make up 38.6%, while separate houses represent 59.9% of stock. The 41.7% mortgage tenure share is higher than the 15.4% renting share, reflecting a strong owner-occupier base. A monthly mortgage figure of $2,100 and mortgage costs equal to 25.1% of income indicate manageable average commitments, although buyers still need substantial capital compared with apartment-led markets.
For Investors
The rental market combines a $430 weekly median rent with an 8.3% vacancy rate, which is higher than the 15.4% renting share might suggest and may give tenants more choice. The 32.1% rent growth figure supports long-term income potential, while the low rental proportion reflects a suburb dominated by owners rather than investors. Eighteen development applications were recorded over 12 months, including one proposal for 13 dwellings and a cafe, so new supply could moderate competition in selected pockets. Overseas migration is the primary forecast driver, supporting demand, but the higher vacancy rate calls for careful property selection.
Development Activity
Total DAs
20
Last 12 Months
17
YoY ChangeiYear-over-year change in DA lodgements
+750.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Patterson Lakes
Open-register school locations for education access. This is not a school-quality ranking.
Patterson Lakes Primary School
Demographics
Patterson Lakes has a median age of 46, which is 6.0 years above the national comparison, and its aging trajectory is reinforced by 83.5% of residents remaining at the same address. University attainment is 33.3%, or 3.2 percentage points above the national level, while the overseas-born share is 27.5%, 5.9 points higher. English ancestry is most common at 2,874 people, followed by Irish at 846 and Scottish at 689. Christianity accounts for 3,832 residents compared with 3,235 reporting no religion. These figures point to a settled, professionally capable population with established family and older-adult networks.
Age Distribution
Bedrooms
Dwelling Structure
59.9%
Houses
24.7%
Townhouse
15.3%
Apartment
Tenure
Ownership is split between 39.3% owning outright and 41.7% with a mortgage, while 15.4% rent. Compared with the 2013 base, current prices are much higher, helping explain why established three-bedroom and four-bedroom homes remain the dominant buyer focus.
Mortgage / mo
$2,100
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$430
Census 2021
HH Size
2.5
Personal Income / wk
$871
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.3%
Unoccupied
279
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.7%
Couples with children
39.4%
Couples, no children
15.6%
Single parent
2,272
Total families
Economy & Employment
Healthcare is Patterson Lakes' largest industry at 16.2%, with 432 workers, followed by construction at 13.8% and 368 workers, education at 9.8% and 262, manufacturing at 9.2% and 245, and professional or technical work at 8.6% and 229. The leading occupations are professionals at 852 people and managers at 775, ahead of clerical and administrative workers at 626. Unemployment is 3.8% and labour-force participation is 65.3%, supporting a relatively stable employment base. Weekly household income is $1,932 and sits above the 50th percentile at 72.3%, consistent with an IRSAD decile of 7.
Unemployment
3.8%
Labour Force
4,280
Unemployed
161
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.5%
Part-time
34.7%
Participation
65.3%
Employed
4,119
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
33.3%
Postgraduate
7.6%
Born Overseas
27.5%
Dwellings
3,066
Transport to Work
Daily travel is strongly car-oriented, with 64.7% driving to work compared with 1.2% using public transport and 1.6% walking or cycling. A further 29.0% work from home, which can reduce commuting pressure and increase the value of practical local amenities. Patterson Lakes Primary School is the local government primary option listed, giving families one nearby school to investigate; enrolment zones should be checked against the exact address. Recorded crime totals 535 offences, including 314 property and deception offences, with a rate of 68.7 per 1,000 residents. The IRSAD, IEO and IER measures all sit at decile 7, above lower-decile areas and consistent with relatively solid socioeconomic conditions.
Drive
64.7%
Public Transport
1.2%
Walk / Cycle
1.6%
Work from Home
29.0%
Population Forecast
+0.53%/yr
(+66 people/yr)
EstablishedPatterson Lakes is forecast to grow at 0.53% annually, with overseas migration identified as the primary driver. Population change across the wider area is 7.6% over 10 years, indicating gradual expansion rather than rapid growth. The trajectory is labelled Aging: the senior share has increased by 5.1 percentage points, while the young share has fallen by 0.6 points and the working share by 2.8 points. The senior change is higher than the young-share movement, so services and housing suited to older households may gain importance. Current gentrification is scored at 0 and labelled Not gentrifying, although another shift measure records 29 and Early signs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+110
Net Internal / yr
-64
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
535
Year ending June 2024
Rate per 1,000 People
68.7
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 Patterson Lakes compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Patterson Lakes a good suburb to live in?
Patterson Lakes may suit households wanting established homes, a settled population and relatively strong socioeconomic conditions. The median age is 46, 83.5% of residents stayed at the same address, and IRSAD is in decile 7. Car dependence is high at 64.7%, while only 1 local government primary school is listed.
What schools are in Patterson Lakes?
Patterson Lakes Primary School is the listed local school, and it is a government primary school. Families should check enrolment zones for the exact address because school access can vary across nearby boundaries. The local listing identifies 1 school rather than a broad mix of primary and secondary campuses.
Is Patterson Lakes safe?
Patterson Lakes recorded 535 offences, equal to 68.7 offences per 1,000 residents. Property and deception offences accounted for 314 incidents, while crimes against the person accounted for 103. These figures are useful for comparison, but buyers and renters should also review the specific street, building and recent local incidents.
Is Patterson Lakes good for property investment?
Patterson Lakes has a $430 weekly median rent and an 8.3% vacancy rate. The 15.4% rental share is lower than both outright ownership at 39.3% and mortgage ownership at 41.7%, so the market is owner-occupier led. Long-term rent growth of 32.1% is positive, while 18 development applications may add some future supply.
How is Patterson Lakes's population changing?
The suburb has 7,793 residents today and a forecast annual growth rate of 0.53%, with overseas migration the primary driver. Population change across the wider area is 7.6% over 10 years. The trajectory is Aging, with the senior share up 5.1 percentage points and the young share down 0.6 points.
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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