The Basin
A suburb where 94.7% of dwellings are separate houses and 86.2% of residents stayed put over the past five years, The Basin occupies a quiet hillside pocket in Knox's eastern fringe with 4,497 people across 5.75 km2. Household income sits at the 75.6th percentile nationally, yet the owner-occupancy rate of 89.5% (outright plus mortgage) is one of the highest you will find in metropolitan Melbourne. The median age of 40 matches the national figure exactly, though the suburb's demographic trajectory is aging, with the senior share rising 5.5 points over the decade. The median house price reached $870,000 in Apr-Jun 2024, and the 14-year compound annual growth rate of 5.2% has doubled prices from $430,000 in 2013.
Population
4,497
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,019/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$870K
Apr-Jun 2024
The $870,000 median house price (Apr-Jun 2024) represents a 5.2% compound annual growth rate from $430,000 in 2013, doubling over 14 years. The peak was $917,500 in Jan-Mar 2024, so the latest reading sits 5.2% below that peak, suggesting the market has cooled from its recent high. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 22.3%, comfortably below the 30% stress threshold. The stock is overwhelmingly detached, with 94.7% separate houses and only 0.2% apartments, meaning buyers face very limited medium-density supply. Four-bedroom-plus homes make up 39.8% of dwellings and three-bedroom homes 49.7%, so most buyers will find family-sized options. The 52.8% mortgage-holder share points to an active buying cohort rather than a suburb of established, debt-free holders.
For Buyers
The $870,000 median house price (Apr-Jun 2024) represents a 5.2% compound annual growth rate from $430,000 in 2013, doubling over 14 years. The peak was $917,500 in Jan-Mar 2024, so the latest reading sits 5.2% below that peak, suggesting the market has cooled from its recent high. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 22.3%, comfortably below the 30% stress threshold. The stock is overwhelmingly detached, with 94.7% separate houses and only 0.2% apartments, meaning buyers face very limited medium-density supply. Four-bedroom-plus homes make up 39.8% of dwellings and three-bedroom homes 49.7%, so most buyers will find family-sized options. The 52.8% mortgage-holder share points to an active buying cohort rather than a suburb of established, debt-free holders.
For Investors
The Basin is not a typical investor suburb. Renters make up just 10.5% of households, well below state and national averages, so the tenant pool is thin. Weekly rent of $365 against an $870,000 median implies a gross yield around 2.2%, which is low. Vacancy sits at 5.2%, elevated relative to what you would expect in a tightly held owner-occupier market, which may reflect a small rental cohort with soft turnover rather than genuine oversupply. Net internal migration averages minus 46 people a year and overseas migration adds 14, leaving a slow net decline. Development activity totals just 10 applications in 12 months, consistent with an established suburb with minimal new supply. Long-term capital growth at 5.2% CAGR over 14 years is the stronger investment argument here than yield.
Development Activity
Total DAs
16
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+333.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in The Basin iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Bernadette's Catholic Primary School
Prep-6 · 255 students
Fernbrook School
Prep-10 · 78 students
The Basin Primary School
Prep-6 · 583 students
Demographics
The median age of 40 matches the national average, though the aging trajectory is clear, with the senior share rising 5.5 points and the working-age share falling 4.1 points over the decade. Overseas-born residents account for 17.6%, which is 4.0 points below the national figure, consistent with the predominantly Anglo-Celtic ancestry profile: English (1,947), Scottish (547) and Irish (494) are the top three ancestries. University qualifications reach 28.7%, which is 1.4 points below national, a modest gap. The average household size of 2.7 is 0.2 above national, reflecting the family-house character of the suburb. Couples with children (1,682) outnumber couples without children (902), reinforcing the family orientation. The volunteering rate of 17.0% is relatively high, and only 6.2% of residents need daily assistance.
Age Distribution
Bedrooms
Dwelling Structure
94.7%
Houses
4.8%
Townhouse
0.2%
Apartment
Tenure
Tenure here is anchored by owners: 36.7% own outright and 52.8% hold a mortgage, leaving renters at just 10.5%, one of the lower renter shares in metropolitan VIC. The price record shows consistent long-run appreciation, from $430,000 in 2013 to $870,000 in Apr-Jun 2024, a 102.3% total gain over 14 years at a 5.2% CAGR. The market peaked at $917,500 in Jan-Mar 2024 and has since pulled back 5.2%. Nearly all dwellings are detached houses (94.7%), with semi-detached at 4.8% and apartments at just 0.2%, making this one of the most house-dominant suburbs in Melbourne's outer east. Three-bedroom homes dominate at 49.7% and four-plus at 39.8%, leaving very few small dwellings. Mortgage stress is absent, with a mortgage-to-income ratio of 22.3% and a rent-to-income ratio of 18.1%, both well below stress thresholds.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$365
HH Size
2.7
Personal Income / wk
$814
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
84
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.2%
Couples, no children
3,720
Total families
Economy & Employment
Healthcare is the largest employment sector at 17.2% (266 workers), followed by Construction at 16.1% (248) and Education at 12.4% (192), with Manufacturing at 8.1% and Retail at 7.2%. The top occupation is Professionals (452), then Clerical/Admin (327) and Managers (317), a mid-tier white-collar profile consistent with SEIFA IRSAD decile 8, above the national median for relative advantage. The IRSD decile of 8 indicates below-average disadvantage, while the IEO decile of 6 reflects a more average education and occupation standing, creating a mild anomaly between the two indexes. The unemployment rate of 4.1% is only slightly above national, and the full-time employment rate of 62.3% is solid. Household income at the 75.6th percentile nationally reflects a workforce skewed toward stable, mid-to-upper professional roles rather than high-income knowledge workers.
Unemployment
3.8%
Labour Force
2,568
Unemployed
97
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.3%
Part-time
33.6%
Participation
61.7%
Employed
2,146
Occupations
Top Industries
University
28.7%
Postgraduate
6.2%
Born Overseas
17.6%
Dwellings
1,538
Transport to Work
Car dependence is very high in The Basin: 91.4% of residents commute by car and only 1.6% use public transport, reflecting the suburb's hilly, green-belt setting with limited bus and rail access compared to inner Melbourne. Walking or cycling accounts for 2.5% of commutes. The suburb scores SEIFA IRSAD decile 8, placing it in the upper tier nationally for relative advantage, and the IRSD decile of 8 confirms low relative disadvantage. The crime rate of 46.3 incidents per 1,000 people covers 208 total recorded offences, with property and deception offences (98) as the largest category. No schools are recorded inside the suburb boundary in this dataset, so families rely on nearby Knox area schools. The vacancy rate of 5.2% in a low-renter suburb and a rent-to-income ratio of 18.1% suggest comfortable housing conditions for the small renter segment.
Drive
91.4%
Public Transport
1.6%
Walk / Cycle
2.5%
Work from Home
N/A
Population Forecast
-0.18%/yr
(-8 people/yr)
EstablishedThe Basin's population is in a slow decline, falling at 0.18% per year and losing roughly 8 people annually. The medium forecast sees the population contracting from around 4,321 in 2026 to 4,279 by 2031, a 1.0% decline over five years. The 10-year historical growth rate was 2.7%, so the direction has shifted. Net internal migration averages minus 46 per year, meaning more people leave for other parts of Australia than arrive, while overseas migration adds just 14 annually. The gentrification score is 0, consistent with the not gentrifying classification, because the suburb already sits at SEIFA IRSAD decile 8 with limited room for social change. Rent growth of 34.1% over the decade is significant, outpacing the 5.2% real income growth, yet the affordability ratio moved only from 42.1% to 43.6%, remaining broadly stable rather than deteriorating sharply.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+14
Net Internal / yr
-46
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
208
Year ending June 2024
Rate per 1,000 People
46.3
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 The Basin compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is The Basin a good suburb to live in?
The Basin scores SEIFA IRSAD decile 8, placing it in the upper tier nationally for relative advantage. Owner-occupancy reaches 89.5% and 86.2% of residents stayed over five years, indicating strong community stability. Trade-offs include very high car dependence (91.4% drive to work) and no recorded schools inside the boundary, requiring families to use nearby Knox suburbs.
What is the median house price in The Basin?
The median house price was $870,000 in Apr-Jun 2024, down 5.2% from a peak of $917,500 in Jan-Mar 2024. Prices have doubled from $430,000 in 2013, a 14-year compound annual growth rate of 5.2%. Monthly mortgage repayments average $1,950, giving a mortgage-to-income ratio of 22.3%.
What schools are in The Basin?
No schools are recorded inside the 5.75 km2 The Basin boundary in this dataset. Families rely on schools in neighbouring Knox area suburbs. Despite this, 28.7% of residents hold university qualifications and the suburb scores SEIFA IRSAD decile 8 nationally.
Is The Basin safe?
The Basin recorded 208 total offences, a crime rate of 46.3 per 1,000 residents. Property and deception offences account for 98 incidents, the largest category, followed by crimes against the person at 41. The IRSD decile of 8 indicates below-average disadvantage nationally, consistent with a relatively low-risk residential environment.
Is The Basin good for property investment?
Long-run capital growth is the main argument: prices compounded at 5.2% annually over 14 years from $430,000 to $870,000. However, renters make up only 10.5% of households, the weekly rent of $365 implies a gross yield around 2.2% against the $870,000 median, and vacancy sits at 5.2%. This suits investors focused on capital preservation rather than yield.
How is The Basin's population changing?
The population is in a slow decline, falling at 0.18% per year, with the medium forecast projecting a drop from around 4,321 in 2026 to 4,279 by 2031. Net internal migration averages minus 46 people a year while overseas migration adds just 14. The demographic profile is aging, with the senior share up 5.5 points over the decade.
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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