Warrandyte
At 319.5 residents per km2 across a 17.34 km2 footprint, Warrandyte is one of the least dense suburbs in metropolitan Melbourne, and the bushland setting shows in the numbers: 98.8% of dwellings are separate houses and 63.3% carry four or more bedrooms. Household income sits in the 94.9th percentile nationally, and the suburb scores decile 10 on both the IER and IRSD indexes, the top tier for economic resources and lowest disadvantage. The median house price of $1,465,500 is high, yet it has fallen 13.8% from a $1,700,000 peak. The median age of 45 runs 5.0 years above national, signalling an established, aging owner base rather than a churn of new arrivals.
Population
5,541
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,742/wk
DAs (12 months)iDevelopment Applications lodged in the past year
18
Median House
$1.5M
Apr-Jun 2024
Buyers face a low-turnover, house-only market. Separate houses make up 98.8% of stock and four-plus-bedroom homes 63.3%, so smaller dwellings are scarce and three-bedroom homes (30.6%) are the practical entry point. The $1,465,500 median is down 13.8% from the 2023 peak of $1,700,000, which gives current buyers a softer entry than at the top, though prices have still grown 129% since 2013 at a 6.1% compound rate. Affordability is helped by deep equity: 46.3% own outright versus 46.1% on a mortgage, and monthly repayments average $2,200, producing a mortgage-to-income ratio of just 18.5%, well below the 30% stress threshold. Low debt load is possible because household incomes reach the 94.9th percentile.
For Buyers
Buyers face a low-turnover, house-only market. Separate houses make up 98.8% of stock and four-plus-bedroom homes 63.3%, so smaller dwellings are scarce and three-bedroom homes (30.6%) are the practical entry point. The $1,465,500 median is down 13.8% from the 2023 peak of $1,700,000, which gives current buyers a softer entry than at the top, though prices have still grown 129% since 2013 at a 6.1% compound rate. Affordability is helped by deep equity: 46.3% own outright versus 46.1% on a mortgage, and monthly repayments average $2,200, producing a mortgage-to-income ratio of just 18.5%, well below the 30% stress threshold. Low debt load is possible because household incomes reach the 94.9th percentile.
For Investors
Warrandyte is a weak fit for rental investors, and the structure explains why. Only 7.6% of residents rent, the smallest tenant pool you will find in most Melbourne markets, against 46.3% owning outright and 46.1% on a mortgage. Weekly rent of $492 against the $1,465,500 median implies a gross yield near 1.7%, low even for a premium house market. The 4.1% vacancy rate is moderate, and rents have climbed 34.7% over the forecast period, but thin supply caps scale. Demand drivers are mixed: net overseas migration adds 50 residents a year while internal migration removes 71, leaving annual population growth at just 0.1%. With only 14 development applications lodged in 12 months, new rental supply is negligible, so any case rests on long-term capital growth rather than yield.
Development Activity
Total DAs
23
Last 12 Months
18
YoY ChangeiYear-over-year change in DA lodgements
+800.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Warrandyte iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Warrandyte Primary School
Prep-6 · 200 students
Andersons Creek Primary School
Prep-6 · 178 students
Warrandyte High School
7-12 · 278 students
Demographics
The median age of 45 is 5.0 years above national, and the trajectory is clearly aging: the senior share rose 5.4 points while the working-age share fell 2.7 points and the young share slipped 1.8 points over the decade. University qualifications reach 47.3%, which is 17.2 points above the national figure, consistent with a professional household base. The suburb is less migrant-heavy than the country as a whole, with 20.7% born overseas, 0.9 points below national, and ancestry leans Anglo-Celtic, led by English (2,149), Scottish (663) and Irish (642). Average household size is 3.0, half a person above national, reflecting the family profile where couples with children (2,029 families) outnumber couples without (1,036). The top non-English languages are Mandarin (87) and Greek (54).
Age Distribution
Bedrooms
Dwelling Structure
98.8%
Houses
0.9%
Townhouse
N/A
Apartment
Tenure
Tenure is split almost evenly between full ownership and mortgages: 46.3% own outright and 46.1% are paying off a loan, leaving only 7.6% renting. That outright-versus-mortgage balance points to long-held family wealth rather than recent buyer churn, with a turnover rate of just 14.1%. The stock is overwhelmingly detached, 98.8% separate houses, and large, with 63.3% having four or more bedrooms and 30.6% three. The median house price moved from $640,000 in 2013 to $1,465,500 by mid-2024, up 129% at a 6.1% compound rate, though it now sits 13.8% below the $1,700,000 peak of early 2023. Both stress measures stay comfortable, mortgage-to-income at 18.5% and rent-to-income at 17.9%, because incomes in the 94.9th percentile absorb the high prices.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,200
Rent / wk
$492
HH Size
3.0
Personal Income / wk
$931
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.1%
Unoccupied
76
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.9%
Couples, no children
4,958
Total families
Economy & Employment
Warrandyte's resident workforce concentrates in services: Healthcare leads at 19.4% (403 workers), Education follows at 13.1% (273) and Professional/Tech at 12.3% (255), with Construction at 11.9% and Retail at 6.5%. By occupation, Professionals (859) and Managers (619) dominate, which aligns with the decile 8 IEO score for education and occupation. Unemployment is low at 3.8% and the full-time employment rate is 59.2%, while participation reads 62.4%, held down by 1,427 residents not in the labour force, a function of the older median age of 45. Real incomes grew 13.6% over the decade. One anomaly stands out: the IER economic-resources score sits at decile 10, a notch above the IRSAD decile of 9, because high outright ownership and low rental dependence lift aggregate household wealth measures.
Unemployment
1.7%
Labour Force
4,294
Unemployed
71
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.2%
Part-time
37.0%
Participation
62.4%
Employed
2,752
Occupations
Top Industries
University
47.3%
Postgraduate
12.5%
Born Overseas
20.7%
Dwellings
1,791
Transport to Work
Daily life here is car-dependent, a direct result of the low-density bushland layout: 89.7% drive to work while only 1.9% use public transport and 2.8% walk or cycle, well below national active-transport rates. The payoff is space and safety. The crime rate of 24.9 per 1,000 residents is low, with the 138 recorded offences led by property and deception (64) and crimes against the person (36). The suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier, so very few residents face deprivation, and only 3.7% (201 people) need daily assistance despite the older median age of 45. Volunteering runs high at 22.7%. No schools are recorded inside the 17.34 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, the main trade-off of the spread-out setting.
Drive
89.7%
Public Transport
1.9%
Walk / Cycle
2.8%
Work from Home
N/A
Population Forecast
+0.1%/yr
(+7 people/yr)
EstablishedWarrandyte is effectively static. Annual population growth registers 0.1%, about 7 people a year, and the 10-year change is just 5.0%, classifying it as an established, slow-growth suburb. Medium forecasts hold the population near 7,061 by 2031, up only marginally from 7,039 in 2025. The single positive driver is overseas migration at 50 a year, offset by a net internal outflow of 71, which is why natural expansion is so thin. The gentrification stage reads not gentrifying with a score of 16, fitting a suburb already at decile 9 advantage with little room to climb. Affordability has been stable, easing slightly from 47.1% in 2011 to 45.3% in 2021, while rents rose 34.7% and real incomes grew 13.6% over the same window.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+50
Net Internal / yr
-71
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
138
Year ending June 2024
Rate per 1,000 People
24.9
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 Warrandyte compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Warrandyte a good suburb to live in?
Warrandyte scores decile 10 on both the IER and IRSD indexes, the top tier for economic resources and lowest disadvantage, with household income in the 94.9th percentile nationally. The crime rate is low at 24.9 per 1,000 residents. The main trade-off is car dependence, with 89.7% driving to work and only 1.9% using public transport.
What is the median house price in Warrandyte?
The median house price is $1,465,500 as of Apr-Jun 2024, down 13.8% from the $1,700,000 peak in early 2023. Prices have grown 129% since 2013 at a 6.1% compound annual rate. Weekly rent averages $492 and monthly mortgage repayments run about $2,200.
What schools are in Warrandyte?
No schools are recorded inside the 17.34 km2 Warrandyte boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is highly educated, with university qualifications at 47.3%, which is 17.2 points above the national figure.
Is Warrandyte safe?
Warrandyte has a low crime rate of 24.9 per 1,000 residents, with 138 recorded offences led by property and deception (64) and crimes against the person (36). The suburb also scores decile 10 on the IRSD index of relative disadvantage, the highest tier, consistent with a low-disadvantage area.
Is Warrandyte good for property investment?
Rent of $492 a week against the $1,465,500 median gives a gross yield near 1.7%, low for a premium market, and only 7.6% of residents rent. Net overseas migration of 50 a year supports demand, but 0.1% annual population growth means returns depend on capital growth rather than yield or volume.
How is Warrandyte's population changing?
Population growth is 0.1% annually, about 7 people a year, with a 5.0% rise over 10 years. The profile is aging, with the senior share up 5.4 points and the working-age share down 2.7 points over the decade. Medium forecasts hold the population near 7,061 by 2031.
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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