Sunshine North
Sunshine North's most distinctive feature is its migrant-majority population: 57.9% of residents were born overseas, 36.3 percentage points above the national figure. The suburb has 12,047 residents, a median age of 37 and 82.5% separate houses, giving it a family-oriented physical form despite a household income percentile of 40.0. Buddhism accounts for 2,547 residents and Christianity 4,665, adding to the suburb's strong cultural variety.
Population
12,047
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,399/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Median House
$806K
October to December 2025
The stock suits buyers seeking conventional family space: 82.5% of dwellings are separate houses, 59.1% have 3 bedrooms and 25.0% have 4 or more. A typical mortgage is $1,733 per month, equal to 28.6% of household income, and mortgage stress is not flagged. Owner-occupiers account for 38.5% of homes outright and 29.3% with a mortgage, so the outright ownership share is higher than the mortgaged share and supports a settled base.
For Buyers
The stock suits buyers seeking conventional family space: 82.5% of dwellings are separate houses, 59.1% have 3 bedrooms and 25.0% have 4 or more. A typical mortgage is $1,733 per month, equal to 28.6% of household income, and mortgage stress is not flagged. Owner-occupiers account for 38.5% of homes outright and 29.3% with a mortgage, so the outright ownership share is higher than the mortgaged share and supports a settled base.
For Investors
Sunshine North gives investors a rental base equal to 30.2% of occupied tenure, with weekly rent at $341 and vacancy at 6.8%. Rents have grown 31.2%, higher than the 0.7% annual growth trend, while 34 development matters lodged in 12 months point to ongoing turnover in the built environment. Overseas migration is the primary growth driver, which may support tenant demand because 57.9% of residents were born overseas. However, the 8.4% unemployment rate and IRSAD decile 2 argue for careful tenant and cash-flow screening rather than relying on headline rental growth alone.
Development Activity
Total DAs
66
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
+52.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Sunshine North
Open-register school locations for education access. This is not a school-quality ranking.
Albion North Primary School
St Bernadette's School
Sunshine Christian School
Sunshine North Primary School
Furlong Park School For Deaf Children
Demographics
Sunshine North is younger than the national profile, with a median age of 37, or 3 years below the national comparison. Its overseas-born share is 57.9%, 36.3 percentage points above the national figure, and the university share is 38.2%, 8.1 points above the national comparison. Average household size is 2.9 people, 0.4 above the national level, consistent with 46.4% of families being couples with children and 23.9% one-parent families. Vietnamese ancestry counts 4,111 people and Chinese ancestry 1,456, while Buddhism counts 2,547 and Christianity 4,665. Compared with nearby Sunshine, these figures point to a strongly migrant-connected residential population with larger household settings.
Age Distribution
Bedrooms
Dwelling Structure
82.5%
Houses
12.9%
Townhouse
4.2%
Apartment
Tenure
Sunshine North's housing is predominantly detached and family-sized: 82.5% separate houses, 12.9% semi-detached dwellings and 4.2% apartments. The 3-bedroom share is 59.1%, while 4-plus bedrooms account for 25.0%, so the stock is more house-led than apartment-led. Since 2013, the median has risen 101.5%, equivalent to a 3.8% CAGR over 19 years. Tenure is split between 38.5% outright owners, 29.3% mortgage holders and 30.2% renters, while mortgage costs consume 28.6% of household income versus 24.4% for rent.
Mortgage / mo
$1,733
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$341
Census 2021
HH Size
2.9
Personal Income / wk
$546
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.8%
Unoccupied
283
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
46.4%
Couples with children
27.2%
Couples, no children
23.9%
Single parent
2,976
Total families
Economy & Employment
Healthcare leads Sunshine North's industry mix at 16.5% or 458 workers, followed by retail at 10.8% and manufacturing at 8.9%; education contributes 8.2% and construction 7.8%. The occupational base is mixed, with 832 professionals, 753 labourers, 673 trades workers, 622 machinery or drivers roles and 581 clerical or administration roles. Participation is 53.9%, full-time work 57.3% and unemployment 8.4%, so household capacity is shaped by both skilled and manual employment. The low IRSD decile of 1 and IRSAD decile of 2 sit below the IEO decile of 3 and IER decile of 2, signalling substantially lower socioeconomic conditions than middle-decile areas. Healthcare and education provide service employment, while manufacturing, construction and trades retain an industrial edge.
Unemployment
8.4%
Labour Force
5,410
Unemployed
453
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.3%
Part-time
35.3%
Participation
53.9%
Employed
4,957
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
38.2%
Postgraduate
8.8%
Born Overseas
57.9%
Dwellings
3,852
Transport to Work
Daily life is strongly car-oriented because 68.6% travel as car drivers, compared with 4.0% using public transport, 1.9% walking or cycling and 18.7% working from home. Five local schools span 3 government settings, 1 Catholic primary school, 1 independent primary school and 1 government special school, giving families a mix of sectors and types; enrolment zones should be checked against the exact address. Recorded crime totals 1,481 incidents, including 963 property and deception offences, 171 crimes against the person and 142 drug offences, with a rate of 122.9 per 1,000 residents. That high rate sits alongside an IRSAD decile of 2, below middle socioeconomic deciles, so household location and security should be considered carefully.
Drive
68.6%
Public Transport
4.0%
Walk / Cycle
1.9%
Work from Home
18.7%
Population Forecast
+0.7%/yr
(+89 people/yr)
EstablishedSunshine North's forecast trend is 0.7% annual growth, with overseas migration identified as the primary driver. Across the wider area, population change is 13.3% over 10 years, while the trajectory is Mixed. Affordability is labelled Improving, with values of 73.7 in 2011 and 62.5 in 2021. Gentrification is at Early signs with a score of 25, while the broader transition rating is Active at 45. Compared with the 25-point rating, the 45-point reading signals stronger change in some indicators, but the overall picture remains uneven. Rent growth of 31.2% and real income growth of 25.8% suggest rising market activity, while the young share fell 1.3% and the senior share rose 0.5%, pointing to gradual age change rather than a rapid reset.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+235
Net Internal / yr
-120
Gentrification Signal
Early signs
Population +15% since 2011, Net internal outflow -120/yr, Strong overseas inflow +235/yr, COVID recovered (-3% dip → full recovery)
Safety & Crime
Total Offences
1,481
Year ending June 2024
Rate per 1,000 People
122.9
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 Sunshine North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Sunshine North a good suburb to live in?
Sunshine North may suit buyers wanting detached housing and cultural connectivity: 82.5% of homes are separate houses, the median age is 37 and 57.9% of residents were born overseas. Safety conditions deserve attention because crime is 122.9 per 1,000 residents.
What schools are in Sunshine North?
Five local schools cover 3 government settings, 1 Catholic primary school, 1 independent primary school and 1 government special school. Check enrolment zones and transport because boundaries can affect practical access.
Is Sunshine North safe?
Recorded crime was 1,481 incidents, or 122.9 per 1,000 residents. Property and deception offences accounted for 963 cases, compared with 171 crimes against the person, so address-level security and local conditions should be checked.
Is Sunshine North good for property investment?
Investment may appeal where rental demand and redevelopment are priorities: 30.2% of households rent, weekly rent is $341, vacancy is 6.8% and 34 development matters were lodged in 12 months. Overseas migration is the primary growth driver, but unemployment is 8.4%.
How is Sunshine North's population changing?
Population change across the wider area is 13.3% over 10 years, with forecast annual growth of 0.7% driven by overseas migration. The trajectory is Mixed and gentrification is at Early signs, score 25, so change looks gradual rather than explosive.
What languages are spoken in Sunshine North?
Overseas-born residents make up 57.9% of the population. Commonly recorded languages include Canton 236, Italian 109, Arabic 75, Mandarin 67 and Urdu 55, alongside Vietnamese ancestry of 4,111 and Chinese ancestry of 1,456.
What development is happening in Sunshine North?
Development activity was recorded in 34 matters over 12 months, including a 2-lot subdivision and a 1-lot consolidation example. This points to ongoing planning activity, although individual applications do not guarantee new dwellings.
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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