Sunshine
Sunshine records a crime rate of 343.4 per 1,000 residents, roughly 4 times the Victorian average, with justice procedures offences (962) nearly equalling property crimes (1,501), a pattern that indicates policing infrastructure concentration rather than purely residential crime. Vietnamese ancestry (1,485) is the third-largest group, creating a distinct cultural identity alongside Chinese (699) and English (1,608). Despite the disadvantage profile (IRSD decile 2), prices rose 87.4% from $435,000 to $815,000 over 14 years (4.6% CAGR), though the current median sits 6.3% below the $870,000 peak reached in 2021.
Population
9,445
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,566/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$815K
Apr-Jun 2024
The $815,000 median buys into a stock that is 69.4% detached houses, 22.1% semi-detached and 8.3% apartments. Three-bedroom homes dominate at 51.3%, the standard Sunshine workers' cottage format. Mortgage-to-income at 27.2% approaches the stress threshold, given household incomes at the 51.1 percentile. The median is 6.3% below its $870,000 peak from 2021, indicating some price retreat. The 10.6% vacancy rate may benefit patient buyers. Only 28.2% own outright and 29.7% carry mortgages, with renters (42.1%) forming the largest tenure group, an unusual dynamic for a suburb at this price point.
For Buyers
The $815,000 median buys into a stock that is 69.4% detached houses, 22.1% semi-detached and 8.3% apartments. Three-bedroom homes dominate at 51.3%, the standard Sunshine workers' cottage format. Mortgage-to-income at 27.2% approaches the stress threshold, given household incomes at the 51.1 percentile. The median is 6.3% below its $870,000 peak from 2021, indicating some price retreat. The 10.6% vacancy rate may benefit patient buyers. Only 28.2% own outright and 29.7% carry mortgages, with renters (42.1%) forming the largest tenure group, an unusual dynamic for a suburb at this price point.
For Investors
Renters at 42.1% provide a substantial tenant pool. Weekly rent of $340 against an $815,000 median gives a gross yield of approximately 2.2%, low nationally. The 10.6% vacancy rate is a material concern. Overseas migration at 344 net arrivals per year is the primary demand driver, but internal outflow of 247 partially offsets this. Rent grew 30.8% over the decade, and real income surged 39.7%, the highest in this batch, suggesting active gentrification dynamics. The SEIFA IRSAD decile 4 is higher than the IRSD decile 2, confirming improving socio-economic mix.
Development Activity
Total DAs
22
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+80.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Sunshine iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of the Immaculate Conception School
Prep-6 · 317 students
Sunshine Heights Primary School
Prep-6 · 360 students
Sunshine Primary School
Prep-6 · 198 students
Sunshine Harvester Primary School
Prep-6 · 350 students
Demographics
Vietnamese (1,485), Chinese (699) and English (1,608) are the three largest ancestry groups, creating a tri-cultural profile. With 51.3% born overseas, 29.7 points above national, Sunshine is a major migrant-gateway suburb. Nepali (203), Cantonese (115), Mandarin (94), Urdu (93) and Greek (74) lead non-English languages. University qualifications at 45.8% sit 15.7 points above national, high for a decile 2-4 suburb, likely reflecting recent skilled-migrant arrivals. The median age of 35 is 5 years below national. Buddhism (961) and Hinduism (637) follow Christianity (3,476).
Age Distribution
Bedrooms
Dwelling Structure
69.4%
Houses
22.1%
Townhouse
8.3%
Apartment
Tenure
Renters at 42.1% form the largest tenure group, ahead of mortgagees at 29.7% and outright owners at 28.2%. Stock is 69.4% detached houses, 22.1% semi-detached and 8.3% apartments. Three-bedroom homes at 51.3% dominate. The 14-year CAGR of 4.6% (from $435,000 in 2013) shows solid long-term growth, but the current $815,000 sits 6.3% below the $870,000 peak reached in 2021. Vacancy at 10.6% is well above balanced market levels. Turnover at 23.0% is moderate. The price-to-income ratio is roughly 10.0 times annual household income, reflecting the gap between local earnings and Melbourne-driven prices.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,842
Rent / wk
$340
HH Size
2.6
Personal Income / wk
$706
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.6%
Unoccupied
400
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.4%
Couples, no children
6,778
Total families
Economy & Employment
Healthcare leads at 16.1% (479 workers), followed by Education at 11.7%, Professional/Tech at 9.3%, Retail at 7.9% and Public Admin at 7.1%. The occupational mix is diverse: Professionals (1,024) lead, but Labourers (558), Clerical/Admin (537), Community/Personal (511) and Machinery/Drivers (433) form a broad working-class base. Unemployment at 8.3% is well above the national average, and participation at 56.2% is low. The IEO decile 5 against IER decile 2 split suggests educational attainment is improving faster than economic resources, consistent with gentrification-era migration patterns.
Unemployment
7.3%
Labour Force
5,993
Unemployed
435
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.0%
Part-time
30.7%
Participation
56.2%
Employed
4,077
Occupations
Top Industries
University
45.8%
Postgraduate
13.8%
Born Overseas
51.3%
Dwellings
3,356
Transport to Work
Public transport at 13.3% is above average, consistent with Sunshine's train station on the Sunbury/Bendigo line. Car driving at 77.1% is below the national average. The suburb has 4 primary schools with ICSEA ranging from 965 to 1,070: Our Lady of the Immaculate Conception (1,070, 317 students) leads, followed by Sunshine Heights Primary (1,029, 360), Sunshine Primary (1,014, 198) and Sunshine Harvester Primary (965, 350). The crime rate of 343.4 per 1,000 is the highest in this batch, though the justice procedures component (962 offences) reflects local court/police infrastructure. Need for assistance at 7.7% is elevated.
Drive
77.1%
Public Transport
13.3%
Walk / Cycle
3.4%
Work from Home
N/A
Population Forecast
+0.56%/yr
(+57 people/yr)
EstablishedPopulation grows modestly at 0.56% per year (57 persons). The 7.2% COVID dip was one of the steepest in the dataset, and recovery is incomplete, sitting 5.1% above the pandemic low but still below pre-COVID levels. Net overseas migration at 344 per year is offset by 247 internal departures. The 10-year change of 6.9% is below the national average. Real income grew 39.7% over the decade, the highest in this batch, and the working-age share expanded 3.2 points, both strong gentrification indicators. Projections show gradual growth to 10,532 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+344
Net Internal / yr
-247
Gentrification Signal
Not gentrifying
Net internal outflow -247/yr, Strong overseas inflow +344/yr
Safety & Crime
Total Offences
3,243
Year ending June 2024
Rate per 1,000 People
343.4
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 compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Sunshine a good suburb to live in?
Sunshine is a transitioning suburb with strong public transport (13.3% usage, train station) and a multicultural character (51.3% overseas-born). The IRSAD decile 4 indicates below-average conditions, and the 343.4 per 1,000 crime rate is the highest in this batch. However, 39.7% real income growth over the decade signals active gentrification.
What is the median house price in Sunshine?
The median is $815,000 as of Q2 2024, with a 14-year CAGR of 4.6% from $435,000 in 2013. The price sits 6.3% below its $870,000 peak from 2021. Monthly mortgage repayments are $1,842 and mortgage-to-income is 27.2%. Weekly rent is $340.
What schools are in Sunshine?
Sunshine has 4 primary schools. Our Lady of the Immaculate Conception (ICSEA 1,070, 317 students) leads, Sunshine Heights Primary (1,029, 360) and Sunshine Primary (1,014, 198) sit above the 1,000 benchmark, while Sunshine Harvester Primary (965, 350) falls below. ICSEA range reflects the suburb's socio-economic mix.
Is Sunshine safe?
The recorded crime rate is 343.4 per 1,000 residents (3,243 total offences), the highest in this batch. Property offences (1,501) and justice procedures (962) dominate; the justice procedures count reflects the local court/police station presence. Crimes against the person total 405. The IRSD decile 2 indicates significant disadvantage.
Is Sunshine good for property investment?
The 42.1% renter share provides a deep tenant pool, but gross yield at 2.2% ($340/week on $815,000) is low. Vacancy at 10.6% is high. The bull case rests on gentrification: 39.7% real income growth over the decade and 4.6% CAGR in prices over 14 years. The 6.3% price decline from the 2021 peak may represent a discounted entry.
How is Sunshine's population changing?
Growth is modest at 0.56% per year (57 people). The 7.2% COVID dip was among the steepest nationally, and recovery is incomplete. Overseas migration adds 344 per year, offset by 247 internal departures. Real income grew 39.7% over the decade, the strongest in this batch, signalling demographic upgrading.
What languages are spoken in Sunshine?
Nepali (203), Cantonese (115), Mandarin (94), Urdu (93) and Greek (74) lead non-English languages. With 51.3% born overseas (29.7 points above national), the linguistic landscape reflects Vietnamese heritage alongside recent South Asian and Chinese arrivals. Buddhism (961) and Hinduism (637) are significant religions.
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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