Stratford
At 2,980 residents spread across 153.7 sq km, Stratford has a distinctly low-density, detached-home profile. Separate houses account for 96.6% of dwellings, while the annual growth trend is only 0.26%, supporting its established and slower-growth identity. Household income sits at the 41.7th percentile, and the median age of 39 is 1 year below the national figure. Compared with nearby Sale's larger service-centre role, Stratford presents as a smaller residential and rural community, with affordability and space attracting households more than rapid urban change.
Local council: Wellington
Population
2,980
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,419/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$550K
October to December 2025
The listed mortgage figure is $1,308 per month, equal to 21.3% of household income, so typical mortgage stress indicators are not triggered. Housing choice is strongly detached: 96.6% of dwellings are separate houses versus 2.5% apartments, with 44.5% containing 3 bedrooms and 43.1% containing 4 or more. Compared with apartment-oriented markets, Stratford gives buyers more land-and-house stock, while its 82.1% car-driver rate means transport costs should be included in the budget.
For Buyers
The listed mortgage figure is $1,308 per month, equal to 21.3% of household income, so typical mortgage stress indicators are not triggered. Housing choice is strongly detached: 96.6% of dwellings are separate houses versus 2.5% apartments, with 44.5% containing 3 bedrooms and 43.1% containing 4 or more. Compared with apartment-oriented markets, Stratford gives buyers more land-and-house stock, while its 82.1% car-driver rate means transport costs should be included in the budget.
For Investors
Stratford's investment case is centred on affordable detached housing and a modest rental base rather than high-density expansion. Weekly rent is $290, while the vacancy rate is 8.0%, suggesting renters may have more choice than in tightly supplied markets. Only 12.7% of households rent, lower than the 40.4% who own outright, which points to a strongly owner-occupier-led market. Seven development applications were recorded over 12 months, so near-term construction activity appears limited. Compared with the owner-occupier base, rental demand is a smaller part of the local market, and overseas migration is the primary forecast growth driver. Investors should weigh the 34.6% rent-growth history against current vacancy before assuming further gains.
Development Activity
Total DAs
18
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
+133.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Stratford
Open-register school locations for education access. This is not a school-quality ranking.
St Patrick's School
Stratford Primary School
Demographics
Stratford's median age is 39, which is 1 year below the national comparison, but the longer-term trajectory is aging. University-qualified residents account for 18.0%, or 12.1 percentage points below the national figure, while only 8.3% of residents were born overseas, 13.3 points below the national comparison. English ancestry is the largest reported background at 1,314 people, followed by Scottish ancestry at 342 and Irish ancestry at 341. Household size averages 2.5 people, equal to the national comparison, and 78.6% of residents stayed at the same address over the reference period. Compared with nearby Sale, Stratford has a smaller and more settled population profile, with community continuity outweighing rapid turnover.
Age Distribution
Bedrooms
Dwelling Structure
96.6%
Houses
0.0%
Townhouse
2.5%
Apartment
Tenure
Tenure is split between 40.4% owning outright and 45.5% with a mortgage, compared with 12.7% renting. The 96.6% separate-house share is higher than the 2.5% apartment share, explaining why Stratford appeals to households seeking 3-bedroom and 4-plus-bedroom homes rather than compact units.
Mortgage / mo
$1,308
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$290
Census 2021
HH Size
2.5
Personal Income / wk
$719
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.3%
Community Profile
Ancestry
Household Composition
41.0%
Couples with children
45.9%
Couples, no children
11.4%
Single parent
856
Total families
Economy & Employment
Healthcare is Stratford's largest listed industry at 19.8%, representing 180 workers, followed by Construction at 13.3% and 121 workers, Public Administration at 12.4% and 113, Education at 11.8% and 107, and Agriculture at 5.9% and 54. This mix gives the local economy a practical service and trades base, with Trades the largest occupation group at 259 people, ahead of Community and Personal services at 226 and Professionals at 211. Unemployment is 4.1%, participation is 60.1%, and the full-time employment rate is 58.2%. Compared with Agriculture, Healthcare employs more than three times as many workers, showing that Stratford's economy is more service-led than its rural setting alone might suggest. Household income is at the 41.7th percentile.
Unemployment
4.1%
Labour Force
1,434
Unemployed
59
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.2%
Part-time
34.2%
Participation
60.1%
Employed
1,375
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
18.0%
Postgraduate
2.5%
Born Overseas
8.3%
Dwellings
1,148
Transport to Work
Daily life in Stratford is strongly car-oriented: 82.1% of residents drive to work, compared with just 0.3% using public transport, while 12.4% work from home. That makes private vehicle access more important than transit proximity for commuting and errands. Families have access to 2 local primary schools, with the mix covering 1 government school and 1 Catholic school; enrolment zones should be checked against the exact address. Recorded crime totalled 104 incidents, equivalent to 34.9 per 1,000 residents, including 56 property and deception offences and 29 crimes against the person. Compared with transit-led suburbs, Stratford is better suited to households comfortable with driving, while its 19.2% volunteering rate supports regular community participation.
Drive
82.1%
Public Transport
0.3%
Walk / Cycle
1.5%
Work from Home
12.4%
Growth Outlook
Stratford is tracking as an established, slow-growth market, with an annual forecast trend of 0.26% and population change across the wider area of 3.3% over 10 years. The primary migration driver is overseas migration, although the overall shift is labelled Aging. That direction is supported by a 4.7 percentage-point increase in the senior share, alongside a 3.4-point decline in the working share and a 0.9-point decline in the young share. Compared with a gentrifying market, Stratford's gentrification score of 0 and stage of Not gentrifying indicate limited evidence of rapid demographic or investment-led change. Affordability is labelled Stable, moving from 35.3 in 2011 to 34.1 in 2021, while real income growth reached 13.3%.
Population trend: Wellington council area
Stratford sits in the Wellington council area. These are the council area's residents, not Stratford's.
Residents 2025
46,551
Growth, 5 yr average
+0.6%/yr
2020 to 2025
Growth, last year
+0.6%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
104
Year ending June 2024
Rate per 1,000 People
34.9
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 Stratford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Stratford a good suburb to live in?
Stratford suits buyers seeking space, detached housing and a quieter setting. It has 2,980 residents, 96.6% separate houses and a median age of 39, which is 1 year below the national figure. Car use is high at 82.1%, so the suburb is more convenient for drivers than for households relying on public transport.
What schools are in Stratford?
Stratford has 2 local primary schools: Stratford Primary School in the government sector and St Patrick's School in the Catholic sector. Families should check enrolment zones for the exact address, because access arrangements can differ between the 2 schools and nearby residential areas.
Is Stratford safe?
Recorded crime totalled 104 incidents, equal to 34.9 offences per 1,000 residents. Property and deception offences accounted for 56 incidents, while crimes against the person numbered 29. These figures provide useful context, but households should compare recent local conditions and specific streets before making a decision about safety.
Is Stratford good for property investment?
Stratford may suit investors targeting affordable detached homes, with a $290 weekly rent and 8.0% vacancy rate. Renting accounts for 12.7% of households, while 7 development applications were recorded over 12 months. Compared with an owner-occupier-led market, rental demand is smaller, so vacancy and tenant depth deserve close attention.
How is Stratford's population changing?
Stratford has an aging, slow-growth trajectory. The annual forecast trend is 0.26%, while population change across the wider area is 3.3% over 10 years. The senior share increased by 4.7 percentage points and the working share fell by 3.4 points. Growth is driven primarily by overseas migration, with a gentrification score of 0.
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).
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