Rutherglen
A median age of 48, eight years above the national figure, tells the central story of Rutherglen. This northeast Victoria wine-region town of 2,579 residents sits at the 31.2nd percentile for household income nationally, yet house prices have compounded at 6.3% annually over 14 years, reaching $545,000 by mid-2024. Owner-occupiers dominate, with 44.5% owning outright, well above the national average, and 92.7% of dwellings are separate houses. The 11.3% vacancy rate is high relative to regional peers, driven partly by the aging ownership base and low rental demand in a car-dependent community where 89% of residents drive to work.
Population
2,579
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,306/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$545K
Apr-Jun 2024
The median house price of $545,000 in April-June 2024 represents a rise from $482,000 just two quarters earlier, and the long-run CAGR of 6.3% over 14 years from $232,000 in 2013 shows sustained appreciation. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 23.0%, which is below the 30% stress threshold and well below typical urban markets. Stock is overwhelmingly detached houses at 92.7%, with 3-bedroom homes at 49.6% and 4-plus bedroom at 32.3%. Outright owners at 44.5% outnumber mortgage holders at 35.9%, suggesting the buyer pool is weighted toward established owner-occupiers rather than first-home buyers, which tends to moderate speculative price swings.
For Buyers
The median house price of $545,000 in April-June 2024 represents a rise from $482,000 just two quarters earlier, and the long-run CAGR of 6.3% over 14 years from $232,000 in 2013 shows sustained appreciation. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 23.0%, which is below the 30% stress threshold and well below typical urban markets. Stock is overwhelmingly detached houses at 92.7%, with 3-bedroom homes at 49.6% and 4-plus bedroom at 32.3%. Outright owners at 44.5% outnumber mortgage holders at 35.9%, suggesting the buyer pool is weighted toward established owner-occupiers rather than first-home buyers, which tends to moderate speculative price swings.
For Investors
Weekly rent of $250 against a $545,000 median produces a gross yield around 2.4%, which is low even compared to other regional Victoria markets. The 11.3% vacancy rate is an investor caution flag, above the typical 3% threshold that signals balanced supply and demand. Only 19.7% of dwellings are rented, a thin tenant pool in a town with modest population growth of 0.66% annually. Rent growth of 38.9% over the decade shows real demand momentum, but from a low base. Net overseas migration of 14 per year and internal migration of 4 net arrivals provide limited demand support compared to growth corridors. Development activity sits at 10 applications in 12 months, indicating minimal new supply pressure.
Development Activity
Total DAs
19
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
+37.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Rutherglen iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Rutherglen Primary School
Prep-6 · 177 students
St Mary's School
Prep-6 · 104 students
Rutherglen High School
7-12 · 306 students
Demographics
The median age of 48 sits 8.0 years above the national figure, and the trajectory is aging: the senior share rose 7.4 points over the decade while the working-age share fell 4.0 points. This pattern is consistent with younger residents leaving for education and employment in larger centres. Only 7.5% of residents were born overseas, which is 14.1 percentage points below the national average, and ancestry is strongly Anglo-Celtic, led by English (1,182), Irish (413) and Scottish (335) residents. University qualifications reach 23.6%, which is 6.5 points below national, reflecting the trade and agriculture focus of local employment. Average household size is 2.3, slightly below the national average of 2.5.
Age Distribution
Bedrooms
Dwelling Structure
92.7%
Houses
6.0%
Townhouse
N/A
Apartment
Tenure
Separate houses account for 92.7% of dwellings, one of the higher rates among Victorian regional towns, and that detached-dominant stock is the primary asset class for both buyers and investors. Tenure is stable: 44.5% own outright, 35.9% carry a mortgage, and just 19.7% rent, compared to a higher renter share nationally. The 3-bedroom configuration leads at 49.6%, and 4-plus bedroom homes at 32.3% are unusually high, reflecting the spacious rural-town block sizes. Prices rose from $232,000 in 2013 to $545,000 by mid-2024, a 134.9% gain over the period. Rent-to-income sits at 19.1%, below the 30% stress threshold, meaning tenants here face far less rental pressure than in capital cities.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$250
HH Size
2.3
Personal Income / wk
$722
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.3%
Unoccupied
134
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Ancestry
Household Composition
34.0%
Couples, no children
1,937
Total families
Economy & Employment
Manufacturing is the largest employing industry at 20.4% of workers (155 people), reflecting the wine production and food processing operations in the region. Healthcare follows at 16.1% (122 workers) and Education at 10.9% (83 workers), giving the local economy a public-service anchor that stabilises income through cycles. Agriculture employs 7.0% (53 workers), a lower share than the regional identity might suggest, as most wine-industry employment is classified under manufacturing. The SEIFA IRSD decile of 4 and IRSAD decile of 4 place Rutherglen in the lower-middle range nationally for both relative disadvantage and advantage, meaning meaningful pockets of economic stress exist. Unemployment is 3.4% with a participation rate of 52.0%, below national norms because the large older cohort sits outside the labour force.
Unemployment
4.6%
Labour Force
2,095
Unemployed
96
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.8%
Part-time
32.8%
Participation
52.0%
Employed
1,075
Occupations
Top Industries
University
23.6%
Postgraduate
4.9%
Born Overseas
7.5%
Dwellings
1,042
Transport to Work
Car dependence is high, with 89.0% of workers driving and 6.2% walking or cycling, consistent with a low-density regional town without meaningful public transit. No schools are recorded within the suburb boundary in the dataset, so families rely on institutions nearby. The crime rate of 52.7 incidents per 1,000 residents is a relevant consideration: property and deception offences account for 51 of 136 total recorded incidents, higher than suburban norms per capita. IRSAD decile 4 nationally indicates moderate disadvantage relative to the national distribution. On the positive side, volunteering runs at 24.2%, above the national average, and the rent-to-income ratio of 19.1% and mortgage-to-income of 23.0% are both below stress thresholds, giving residents meaningful financial breathing room.
Drive
89.0%
Public Transport
N/A
Walk / Cycle
6.2%
Work from Home
N/A
Population Forecast
+0.66%/yr
(+27 people/yr)
EstablishedPopulation is forecast to grow at 0.66% annually, adding roughly 27 people per year, to reach approximately 4,293 by 2031 from 4,120 in 2025. Over the past decade, population expanded 9.0%, below most metro growth corridors but steady for a regional centre of this size. The migration mix is balanced: 14 net overseas arrivals and 4 net internal migrants per year. The gentrification score of 34 registers early signs, driven by the 10% population rise since 2011, but the stage is not gentrifying in terms of income or education uplift. Affordability has been stable, with the mortgage-to-income ratio holding at 33.0% in 2011 versus 33.1% in 2021, indicating price growth tracked income growth over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+14
Net Internal / yr
+4
Gentrification Signal
Not gentrifying
Population +10% since 2011
Safety & Crime
Total Offences
136
Year ending June 2024
Rate per 1,000 People
52.7
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 Rutherglen compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Rutherglen a good suburb to live in?
Rutherglen suits owner-occupiers who value affordable housing and low financial stress. Mortgage-to-income sits at 23.0% and rent-to-income at 19.1%, both well below the 30% stress threshold. The main trade-offs are a SEIFA IRSAD decile 4 ranking nationally, limited public transport with 89% car dependence, and a crime rate of 52.7 per 1,000 residents.
What is the median house price in Rutherglen?
The median house price is $545,000, recorded in April-June 2024. This is up from $232,000 in 2013, a 134.9% rise over 14 years at a CAGR of 6.3%. Monthly mortgage repayments average $1,300. Weekly rent is $250.
What schools are in Rutherglen?
No schools are recorded inside the Rutherglen suburb boundary in this dataset. Families rely on schools in the surrounding region. The local population has a university qualification rate of 23.6%, which is 6.5 percentage points below the national average, consistent with a trade and agriculture-oriented local workforce.
Is Rutherglen safe?
Rutherglen recorded 136 total incidents at a rate of 52.7 per 1,000 residents. Property and deception offences account for 51 incidents and justice procedures offences for 46. By comparison, lower-crime regional towns typically sit below 40 per 1,000, so this rate warrants attention for prospective residents.
Is Rutherglen good for property investment?
The investment case is mixed. Rent of $250 per week against a $545,000 median gives a gross yield around 2.4%, low relative to higher-yielding regional markets. The 11.3% vacancy rate signals oversupply in the rental segment. Rent growth of 38.9% over the period shows demand momentum, and the 6.3% annual CAGR in prices over 14 years supports the capital growth argument.
How is Rutherglen's population changing?
Population is growing at 0.66% annually, adding about 27 people per year, and is forecast to reach around 4,293 by 2031. The 10-year growth rate is 9.0%. The profile is aging, with the senior share up 7.4 points and the working-age share down 4.0 points over the decade, driven by younger residents leaving for larger centres.
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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