Tootgarook
A 52% vacancy rate is the most striking number in Tootgarook, and it explains a lot about the suburb. Located on the Mornington Peninsula, this is primarily a holiday and weekender destination where most dwellings sit empty on any given census night. Despite that, the median house price reached $1,035,000 in April-June 2024, up 167% from $387,000 in 2013, a compound annual growth rate of 7.3% over 14 years. The resident population of 3,178 has a median age of 46, which is 6 years above the national figure, and 97% of dwellings are separate houses, higher than most comparable coastal suburbs in Victoria.
Population
3,178
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,294/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$1.0M
Apr-Jun 2024
The median house price is $1,035,000 as of April-June 2024, sitting well above the national median for houses. Monthly mortgage repayments average $1,788, producing a mortgage-to-income ratio of 31.9%, above the 30% stress threshold. The stock is almost entirely separate houses at 97%, with semi-detached properties making up the remaining 3%. Three-bedroom homes dominate at 56.6%, while four-plus bedroom properties account for 29.3%, meaning buyers generally find larger family-sized homes rather than compact stock. Outright owners at 37.9% outnumber mortgage holders at 32.8%, a pattern consistent with downsizers and retirees who bought years ago when prices were lower than today's $1,035,000 level.
For Buyers
The median house price is $1,035,000 as of April-June 2024, sitting well above the national median for houses. Monthly mortgage repayments average $1,788, producing a mortgage-to-income ratio of 31.9%, above the 30% stress threshold. The stock is almost entirely separate houses at 97%, with semi-detached properties making up the remaining 3%. Three-bedroom homes dominate at 56.6%, while four-plus bedroom properties account for 29.3%, meaning buyers generally find larger family-sized homes rather than compact stock. Outright owners at 37.9% outnumber mortgage holders at 32.8%, a pattern consistent with downsizers and retirees who bought years ago when prices were lower than today's $1,035,000 level.
For Investors
Tootgarook presents a challenging yield picture. Weekly rent of $360 against a $1,035,000 median house price implies a gross yield below 2%, low even by coastal Victoria standards. The 52% vacancy rate is not a sign of distress but rather structural holiday-home demand, meaning rental income is seasonal and inconsistent for most properties. The renter share stands at 29.3% of occupied dwellings. Development activity is modest at 5 applications in the past 12 months, compared to higher-turnover suburbs. The long-run price record is supportive: $387,000 in 2013 to $1,035,000 in April-June 2024 is a 167.4% total gain at a 7.3% CAGR, stronger than many metropolitan suburbs over the same period.
Development Activity
Total DAs
7
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tootgarook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tootgarook Primary School
Prep-6 · 145 students
Demographics
The median age of 46 sits 6.0 years above the national average, reflecting a community of established residents and semi-retirees rather than young families. Overseas-born residents make up 15.2%, which is 6.4 percentage points below the national figure, consistent with the predominantly Anglo-Celtic ancestry profile: English (1,247 residents), Irish (399) and Scottish (364) are the top three ancestries. University qualifications reach 20.6%, which is 9.5 percentage points below the national rate, reflecting a trade and service-sector workforce rather than a knowledge-economy concentration. Average household size is 2.3, marginally below national, and 31.7% of families are couples without children, a share aligned with the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
97.0%
Houses
3.0%
Townhouse
N/A
Apartment
Tenure
The price record spans 14 years: from $387,000 in 2013 to a peak of $1,035,000 in April-June 2024, a 167.4% gain and a 7.3% compound annual growth rate. Recent quarterly prices were $945,000 in October-December 2023, $865,000 in January-March 2024, and $1,035,000 in April-June 2024, showing volatility typical of thin coastal markets. Tenure is spread across outright owners (37.9%), mortgage holders (32.8%) and renters (29.3%). The 52% vacancy rate means most dwellings are unoccupied holiday homes, kept as assets rather than rented out. Mortgage stress is flagged at 31.9% of income, above the 30% threshold, while rent-to-income sits at a more comfortable 27.8%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,788
Rent / wk
$360
HH Size
2.3
Personal Income / wk
$656
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
52.0%
Unoccupied
1,357
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.7%
Couples, no children
2,383
Total families
Economy & Employment
The local workforce of around 1,213 employed residents leans toward service industries. Healthcare leads at 18.6% (162 workers), followed closely by Construction at 18.0% (156), then Education at 12.5% (109), Retail at 7.4% (64) and Hospitality at 6.9% (60). By occupation, Professionals (208) and Community and Personal Service workers (204) share the top positions, with Managers (167) and Labourers (158) also significant. The unemployment rate is 4.5% and the full-time employment rate is 53.8%. The participation rate of 48.7% is low compared to national norms, largely because the older median age of 46 leaves 1,031 residents not in the labour force. Household income sits at the 30.7th percentile nationally, below average.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.8%
Part-time
41.7%
Participation
48.7%
Employed
1,213
Occupations
Top Industries
University
20.6%
Postgraduate
3.3%
Born Overseas
15.2%
Dwellings
1,253
Transport to Work
Car dependence is extreme: 91.4% of residents drive to work, versus the national average, while just 0.7% use public transport, reflecting the limited rail and bus access typical of the Mornington Peninsula. Walking and cycling account for 2.0% of commutes. Crime data shows 264 recorded offences in the reference period, a rate of 83.1 per 1,000 residents. Property and deception offences (129) are the largest category, consistent with a high-vacancy suburb where unoccupied holiday homes attract opportunistic theft. No schools are recorded within the Tootgarook boundary, so families depend on nearby towns for schooling. The volunteering rate of 11.7% and a need-assistance rate of 6.2% (186 residents) are both modest, in line with the semi-retired, stable community.
Drive
91.4%
Public Transport
0.7%
Walk / Cycle
2.0%
Work from Home
N/A
Safety & Crime
Total Offences
264
Year ending June 2024
Rate per 1,000 People
83.1
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 Tootgarook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tootgarook a good suburb to live in?
Tootgarook suits semi-retirees and holiday-home buyers more than young families. The median age is 46, which is 6 years above the national figure, and 79.6% of residents have stayed at the same address for over 5 years. Car dependence is high at 91.4%, and there are no schools recorded within the suburb boundary.
What is the median house price in Tootgarook?
The median house price is $1,035,000 as of April-June 2024. Prices have risen 167.4% from $387,000 in 2013, a compound annual growth rate of 7.3% over 14 years. Monthly mortgage repayments average $1,788.
What schools are in Tootgarook?
No schools are recorded within the Tootgarook suburb boundary. Families typically access schools in nearby Rosebud, Rye or other Mornington Peninsula towns. The suburb has a university qualification rate of 20.6%, which is 9.5 percentage points below the national average.
Is Tootgarook safe?
Tootgarook recorded 264 offences in the reference period, a rate of 83.1 per 1,000 residents. Property and deception offences account for 129 of these, likely linked to the 52% vacancy rate where unoccupied holiday homes can attract opportunistic crime. Crimes against the person totalled 44.
Is Tootgarook good for property investment?
Long-run capital growth is strong at 7.3% CAGR over 14 years, from $387,000 in 2013 to $1,035,000 in 2024. However, yield is low: weekly rent of $360 against a $1,035,000 median implies a gross yield below 2%. The 52% vacancy rate means most stock is held as holiday homes rather than rented full-time, limiting rental income.
How is Tootgarook's population changing?
The suburb has 3,178 usual residents with a median age of 46, which is 6 years above the national average. Resident stability is high: 79.6% stayed at the same address for 5 or more years and the turnover rate is only 20.4%. The aging profile and high holiday-home vacancy suggest slow natural population growth going forward.
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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