Springfield Lakes
Rapid scale rather than age defines Springfield Lakes: the median age is 31, which is 9 years below the national benchmark, while household income sits in the 83.1 percentile. Compared with nearby Springfield and Augustine Heights, Springfield Lakes reads as the family-house part of the Greater Springfield corridor because 96.0% of dwellings are separate houses and 67.6% have 4+ bedrooms. The suburb is also more international than average, with 35.3% born overseas, 13.7 percentage points above national.
Population
17,211
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,184/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$510K
Estimated from rent (2025)
For homebuyers, the strongest signal is space rather than a current suburb median price. Springfield Lakes is 96.0% separate houses, with 67.6% of homes having 4+ bedrooms, far higher than the 28.8% with 3 bedrooms. That suits larger households because the average household size is 3.0, which is 0.5 above national. Mortgage costs are relatively contained at $1,800 monthly and 19.0% of income, while 45.9% of households are paying a mortgage.
For Buyers
For homebuyers, the strongest signal is space rather than a current suburb median price. Springfield Lakes is 96.0% separate houses, with 67.6% of homes having 4+ bedrooms, far higher than the 28.8% with 3 bedrooms. That suits larger households because the average household size is 3.0, which is 0.5 above national. Mortgage costs are relatively contained at $1,800 monthly and 19.0% of income, while 45.9% of households are paying a mortgage.
For Investors
Investors get a large tenant pool, but not a tight-rental signal. Renting accounts for 43.7% of households, only slightly lower than the 45.9% with a mortgage, and median rent is $410 per week. Vacancy is 7.1%, higher than the pressure normally sought by yield-focused buyers, so leasing risk matters. Demand is helped by high growth and migration, with 658 net internal migrants and 328 net overseas migrants a year, while development approvals sit at 0 over 12 months.
Schools in Springfield Lakes iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Good Shepherd Catholic Primary School
Prep-6 · 527 students
Springfield Lakes State School
Prep-6 · 1124 students
Demographics
Springfield Lakes skews young, educated and internationally connected. The median age of 31 is 9 years below national, university attainment is 35.8%, which is 5.7 percentage points above national, and 35.3% of residents were born overseas, 13.7 points above national. English ancestry is the largest count at 5,475, with Indian ancestry at 1,211. Punjabi, Malayalam, Samoan, Hindi and Mandarin add visible language depth because household size is 3.0, above the national comparison by 0.5.
Age Distribution
Bedrooms
Dwelling Structure
96.0%
Houses
4.0%
Townhouse
N/A
Apartment
Tenure
Housing is overwhelmingly family sized: 96.0% separate houses and 4.0% semi-detached, with no apartment share stated. The 4+ bedroom share of 67.6% is higher than the 3-bedroom share of 28.8%, so the suburb is built for growing households rather than downsizers. Tenure is mortgage-belt in character, with 45.9% mortgaged, 43.7% renting and only 10.4% owned outright. Cost pressure is below severe-stress signals, with rent at 18.8% of income and mortgages at 19.0%.
Mortgage / mo
$1,800
Rent / wk
$410
HH Size
3.0
Personal Income / wk
$994
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.1%
Unoccupied
425
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.2%
Couples, no children
15,093
Total families
Economy & Employment
The workforce is service-economy heavy, with Healthcare at 19.4% and 1,193 workers, followed by Public Admin at 11.6%, Education at 10.5%, Professional/Tech at 7.7% and Construction at 7.5%. Professionals lead occupations at 2,035, above Clerical/Admin at 1,368 and Community/Personal at 1,142. Labour participation is 69.2%, full-time work is 71.0% and unemployment is 5.5%. SEIFA is solid: IEO decile 7, IER decile 8, IRSD decile 7 and IRSAD decile 7, with resources higher than occupation status.
Unemployment
2.6%
Labour Force
5,051
Unemployed
131
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.0%
Part-time
23.5%
Participation
69.2%
Employed
8,210
Occupations
Top Industries
University
35.8%
Postgraduate
9.3%
Born Overseas
35.3%
Dwellings
5,533
Transport to Work
Livability favours car-based family routines. Car driving is 87.6%, much higher than public transport at 5.5% and walking or cycling at 1.0%, so daily convenience depends on road access. The local school base has 2 primary schools, with ICSEA ranging from 1,025 to 1,068: Good Shepherd Catholic Primary is higher at 1,068 with 527 enrolments, while Springfield Lakes State School has 1,124 enrolments. Safety crime rate is not stated, but IRSAD decile 7 points to above-median social advantage.
Drive
87.6%
Public Transport
5.5%
Walk / Cycle
1.0%
Work from Home
N/A
Population Forecast
+4.52%/yr
(+1,333 people/yr)
High GrowthGrowth is the defining forward signal. The trend rate is 4.52% a year, equal to 1,333 additional people annually, which is high growth compared with stable middle-ring suburbs. Internal migration is the primary driver, adding an average 658 people a year, with overseas migration adding 328. The medium forecast rises from 30,618 in 2026 to 37,283 in 2031, higher than 29,522 in 2025. The 10-year population change is 129.4%, while gentrification is scored 0 and staged as New development.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+328
Net Internal / yr
+658
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Springfield Lakes compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Springfield Lakes a good suburb to live in?
Yes for households wanting space and newer-estate living: 96.0% of homes are separate houses, 67.6% have 4+ bedrooms and the median age is 31. Car use is high at 87.6%, compared with public transport at 5.5%, so it suits drivers more than transit-reliant buyers.
What is the median house price in Springfield Lakes?
A current median house price is not available. The main cost markers are $410 weekly median rent, a $1,800 median monthly mortgage and mortgage payments at 19.0% of income, so buyers should check recent comparable sales before setting a budget.
What schools are in Springfield Lakes?
Springfield Lakes has 2 local primary schools. Good Shepherd Catholic Primary School has ICSEA 1,068 and 527 enrolments, while Springfield Lakes State School has ICSEA 1,025 and 1,124 enrolments, giving buyers both Catholic and Government options.
Is Springfield Lakes safe?
A suburb crime rate is not available, so buyers should check current street-level police information. The broader socioeconomic setting is favourable, with IRSD decile 7 and IRSAD decile 7, both above the lower deciles linked with higher disadvantage.
Is Springfield Lakes good for property investment?
It can suit growth-focused investors because 43.7% of households rent, median rent is $410 per week and population growth is forecast at 4.52% a year. The caution is vacancy at 7.1%, which is higher than a tight market, so leasing assumptions need testing.
How is Springfield Lakes's population changing?
Population is rising quickly, with trend growth of 4.52% a year, or 1,333 people annually. The medium forecast moves from 30,618 in 2026 to 37,283 in 2031, with internal migration the main driver at 658 net people a year.
What languages are spoken in Springfield Lakes?
English is dominant, but overseas-born residents make up 35.3%, which is 13.7 percentage points above national. Common non-English language counts include Punjabi 239, Malayalam 130, Samoan 118, Hindi 114 and Mandarin 100.
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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