Preston
A population of 33,790 sits across 11.41 square kilometres, giving Preston a density of 2,962.2 people per square kilometre. Its median age of 37 is 3 years below the national comparison, while 52.4% of residents have university qualifications, 22.3 percentage points above the national figure. Overseas born residents make up 33.7%, helping explain the Greek, Italian, Mandarin and Arabic language presence. For buyers comparing Preston with nearby Northcote or Thornbury, the defining numbers are 55.7% separate houses and 40.6% renting. That combination supports urban convenience, but the 161.5 offences per 1,000 residents means safety should be part of any address decision.
Population
33,790
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,844/wk
DAs (12 months)iDevelopment Applications lodged in the past year
137
Median House
$1.2M
October to December 2025
Monthly mortgage repayments are $2,000, equal to 25.0% of household income, while rent is $392 a week. Separate houses account for 55.7%, semidetached homes 24.9% and apartments 18.3%; 3 bedroom homes lead at 39.4%, followed by 2 bedroom homes at 36.0%. Compared with nearby Northcote and Thornbury, Preston gives buyers more formats to compare because houses, semidetached homes and apartments all have a meaningful presence.
For Buyers
Monthly mortgage repayments are $2,000, equal to 25.0% of household income, while rent is $392 a week. Separate houses account for 55.7%, semidetached homes 24.9% and apartments 18.3%; 3 bedroom homes lead at 39.4%, followed by 2 bedroom homes at 36.0%. Compared with nearby Northcote and Thornbury, Preston gives buyers more formats to compare because houses, semidetached homes and apartments all have a meaningful presence.
For Investors
Preston has a substantial tenant base: 40.6% of dwellings are rented, higher than the 30.5% mortgaged share. Weekly rent is $392 and vacancy is 9.6%, which points to more tenant choice and potentially softer leasing pressure than a tightly vacant market. Development activity is notable at 131 applications in 12 months, including a rooming house and two double storey dwellings, so new supply can broaden options but also compete with older stock. Annual growth is forecast at 1.09%, with overseas migration the primary driver. Rent growth of 30.3% supports the investment case, while the 1.3% price gap below the peak argues for disciplined yield and exit analysis rather than assuming rapid capital gains.
Development Activity
Total DAs
211
Last 12 Months
137
YoY ChangeiYear-over-year change in DA lodgements
+185.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Preston
Open-register school locations for education access. This is not a school-quality ranking.
St John's College Preston
Bell Primary School
Newlands Primary School
Preston Primary School
Preston South Primary School
Demographics
Preston's 33,790 residents have a median age of 37, 3 years below the national comparison, and an average household size of 2.4, 0.1 below the national average. The overseas born share is 33.7%, 12.1 percentage points above the national figure. English ancestry counts 8,093, followed by Italian 4,294, Irish 3,717 and Greek 3,023. Greek is the leading listed non English language at 920 speakers, ahead of Italian at 673 and Mandarin at 595. No religion is recorded for 15,582 people, compared with 12,238 identifying with Christianity. Together, these markers help explain Preston's cultural mix, while a 26.0% turnover rate and 74.0% staying indicate established connections. Compared with nearby Northcote and Thornbury, Preston's demographic signal is similarly urban but strongly shaped by overseas migration.
Age Distribution
Bedrooms
Dwelling Structure
55.7%
Houses
24.9%
Townhouse
18.3%
Apartment
Tenure
House price momentum has been strong over the long run but uneven recently. Tenure is split between 27.5% outright owners, 30.5% mortgage holders and 40.6% renters. Stock leans to 3 bedroom homes at 39.4%, followed by 2 bedroom homes at 36.0%. Compared with nearby Thornbury, Preston's 55.7% separate house share gives families more conventional stock, while the rental share keeps the market mobile.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $392.
$560
Bond data year ending Sep 2025 · houses $675 · units $550
HH Size
2.4
Personal Income / wk
$872
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.6%
Unoccupied
1,457
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
42.3%
Couples with children
38.8%
Couples, no children
15.8%
Single parent
8,624
Total families
Economy & Employment
Preston's employment base is led by healthcare at 16.9% or 2,334 workers, education at 13.8% or 1,913, and professional and technical services at 12.6% or 1,748. Public administration contributes 8.8% and retail 7.2%. Occupations include 6,170 professionals and 2,526 managers, both higher than trades at 1,938. Participation is 67.4%, unemployment 5.5% and full time employment 58.8%; household income ranks at the 66.8th percentile. SEIFA shows education and occupation at decile 8 and IRSAD at decile 8, above the national midpoint, while economic resources are decile 4 and IRSD decile 6.
Unemployment
5.5%
Labour Force
19,352
Unemployed
1,058
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
34.5%
Participation
67.4%
Employed
18,294
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
52.4%
Postgraduate
15.2%
Born Overseas
33.7%
Dwellings
13,633
Transport to Work
Daily life is supported by a mixed transport pattern: 42.9% drive a car, 42.6% work from home, 6.6% use public transport and 5.1% walk or cycle. Public transport use is lower than driving, but the high work from home share can reduce peak commuting pressure. Nine schools serve the suburb, including 6 primary schools, 2 secondary schools and 1 combined Pri/Sec campus across government, Catholic and independent sectors. Safety needs active consideration: the recorded crime rate is 161.5 per 1,000 residents across 5,458 offences, with property and deception offences at 3,803, higher than crimes against the person at 556. The IRSAD decile is 8, above the midpoint, but street level conditions and school enrolment zones should still be checked before choosing an address.
Drive
42.9%
Public Transport
6.6%
Walk / Cycle
5.1%
Work from Home
42.6%
Population Forecast
+1.09%/yr
(+256 people/yr)
EstablishedPreston's established profile is still expanding at a forecast 1.09% a year, with overseas migration the primary driver. Across the wider area, population change is 12.6% over 10 years, while the shift trajectory is Mixed rather than a single clear direction. Gentrification signals are also measured at different intensities: the shift score is 45 with an Active stage, while the current gentrification score is 27 with Early signs. Rent growth of 30.3% and a working share increase of 5.3 percentage points help explain why demand remains visible, even as affordability moved from 60.9% in 2011 to 45.3% in 2021. Compared with slower established districts, Preston's outlook is above a flat growth path, but change is likely to be gradual rather than speculative.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+592
Net Internal / yr
-96
Gentrification Signal
Early signs
Population +21% since 2011, Strong overseas inflow +592/yr, COVID recovered (-3% dip → full recovery)
Safety & Crime
Total Offences
5,458
Year ending June 2024
Rate per 1,000 People
161.5
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 Preston compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Preston a good suburb to live in?
Preston can suit households seeking established northern suburbs access, varied housing and local schools. It has 33,790 residents, 9 schools and a 42.6% work from home rate. The main caution is safety, with recorded crime at 161.5 offences per 1,000 residents, so street selection matters.
What schools are in Preston?
Preston has 9 listed schools across government, Catholic and independent sectors. The mix includes 6 primary schools, 2 secondary schools and 1 combined Pri/Sec campus. Families should check the exact enrolment zone because boundaries can affect access even when a school is within 1 suburb.
Is Preston safe?
Safety is mixed rather than uniformly low risk. Recorded crime is 161.5 offences per 1,000 residents, with 5,458 total offences and 3,803 property and deception offences. Crimes against the person total 556, so property security, lighting and street level conditions deserve attention when comparing addresses.
How is Preston's population changing?
Preston has 33,790 residents today and the wider area records 12.6% population change over 10 years. Forecast growth runs at 1.09% annually and is primarily driven by overseas migration. The trajectory is Mixed, while gentrification is assessed at 45 for the shift score and 27 for the current score.
What languages are spoken in Preston?
Greek is the most common listed language at 920 speakers, followed by Italian at 673 and Mandarin at 595. Arabic accounts for 368 speakers and Macedon for 288. The overseas born share is 33.7%, which is 12.1 percentage points above the national comparison.
What development is occurring in Preston?
Development activity is substantial, with 131 applications recorded in 12 months. Recent examples include a rooming house and residential building application, plus a proposal for 2 double storey dwellings. New supply may expand rental and ownership choices, but it can also increase competition with older housing.
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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