Watsonia
Its 86.1% separate-house share and median age of 38 point to an established, family-oriented market, yet 42.7% of residents hold a university qualification, 12.6 percentage points above the national figure. Household income sits at the 70.3rd percentile, supporting demand despite a $2,019 monthly mortgage. Watsonia's compact footprint and strongly residential feel distinguish it from nearby Greensborough and Macleod, with 35.9% of homes under mortgage and 30.1% rented.
Population
5,352
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,883/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$1.0M
October to December 2025
The stock is predominantly detached: 86.1% separate houses, with 57.3% of dwellings containing 3 bedrooms and 22.6% containing 4 or more. That mix suits households needing family space, while the 35.9% mortgage share indicates a substantial owner-occupier base. A $2,019 monthly mortgage equals 24.8% of household income, and the mortgage stress flag is false, but buyers still need to test repayments against rates and renovation costs. Weekly rent is $385, giving buyers a clear benchmark when comparing ownership with leasing.
For Buyers
The stock is predominantly detached: 86.1% separate houses, with 57.3% of dwellings containing 3 bedrooms and 22.6% containing 4 or more. That mix suits households needing family space, while the 35.9% mortgage share indicates a substantial owner-occupier base. A $2,019 monthly mortgage equals 24.8% of household income, and the mortgage stress flag is false, but buyers still need to test repayments against rates and renovation costs. Weekly rent is $385, giving buyers a clear benchmark when comparing ownership with leasing.
For Investors
Watsonia has a meaningful tenant base, with 30.1% of dwellings rented compared with 35.9% under mortgage, while weekly rent is $385. The 6.4% vacancy rate may temper immediate rent competition, so investors should assess property quality and leasing time rather than assume scarcity. Only 10 development applications were recorded in 12 months, limiting evidence of a large near-term supply wave. Forecast migration is Balanced, which favours a measured strategy focused on tenant demand, holding costs and the suburb's 86.1% separate-house base.
Development Activity
Total DAs
15
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+125.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Watsonia
Open-register school locations for education access. This is not a school-quality ranking.
Watsonia Primary School
Loyola College
Demographics
Watsonia's median age of 38 is 2 years below the national comparison, while its 42.7% university-educated share is 12.6 percentage points above national. The overseas-born share is 21.7%, just 0.1 points below the national figure, and average household size is 2.5, matching the national comparison. English, Irish and Scottish ancestry are prominent at 1,801, 722 and 540 people, with Italian ancestry at 380. No religion counts 2,493 people versus 2,170 identifying with Christianity. Couples with children account for 45.2% of families and one-parent families 17.8%, helping explain demand for 3-bedroom houses. With 80.1% staying at the same address and 19.9% turnover, Watsonia is more settled than a high-churn market, while Mandarin, Canton and Italian are among the most reported languages. Its profile sits between the established family character of Macleod and the broader activity around Greensborough.
Age Distribution
Bedrooms
Dwelling Structure
86.1%
Houses
12.8%
Townhouse
1.1%
Apartment
Tenure
Watsonia's housing market is established but has repriced substantially. Tenure is split between 32.9% owned outright, 35.9% mortgaged and 30.1% rented, so ownership and renting both matter. Separate houses make up 86.1%, semis 12.8% and apartments 1.1%; 57.3% have 3 bedrooms. Compared with the 2013 base, today's pricing demands careful budgeting, even though mortgage-to-income is 24.8% and rent-to-income is 20.4%.
Mortgage / mo
$2,019
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$385
Census 2021
HH Size
2.5
Personal Income / wk
$900
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.4%
Unoccupied
145
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
45.2%
Couples with children
35.6%
Couples, no children
17.8%
Single parent
1,476
Total families
Economy & Employment
Watsonia's employment base is led by healthcare at 19.7% or 404 workers, followed by education at 13.5% or 277, professional and technical services at 11.2% or 229, construction at 9.4% or 192, and public administration at 8.6% or 177. This mix helps explain the suburb's professional profile: professionals number 788, ahead of clerical and administrative workers at 398, trades at 395 and managers at 345. Labour-force participation is 65.4%, full-time employment is 60.9% and unemployment is 4.5%, with 1,655 full-time and 878 part-time workers. Household income ranks at the 70.3rd percentile. IEO, IER, IRSD and IRSAD all sit in the 7th decile, indicating socioeconomic conditions above the midpoint rather than a sharply uneven profile.
Unemployment
4.5%
Labour Force
2,847
Unemployed
128
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.9%
Part-time
32.3%
Participation
65.4%
Employed
2,719
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
42.7%
Postgraduate
11.9%
Born Overseas
21.7%
Dwellings
2,106
Transport to Work
Watsonia is practical for households that drive or work from home: 54.0% travel as car drivers and 35.9% work from home, compared with 5.6% using public transport and 1.8% walking or cycling. Two local schools provide a government primary option and a Catholic secondary option, giving families a primary-to-secondary mix. Check enrolment zones against the exact address because school boundaries can cross suburb lines. Recorded crime totals 299 incidents, including 202 property and deception offences, 37 crimes against the person, 31 justice procedures offences and 24 drug offences. Property offences are higher than the other listed categories, so home security matters. IRSAD sits in the 7th decile, while the 2.3 sq km footprint keeps services and daily errands relatively close, although the low 1.8% walking or cycling share suggests most routines remain vehicle-led.
Drive
54.0%
Public Transport
5.6%
Walk / Cycle
1.8%
Work from Home
35.9%
Population Forecast
+2.03%/yr
(+150 people/yr)
EstablishedWatsonia is classified as established, but the forward signal is not flat. The annual trend is 2.03%, with Balanced migration as the primary driver, while population change across the wider area is 31.4% over 10 years. The shift trajectory is Mixed: affordability is marked Improving, moving from 39.8 in 2011 to 32.3 in 2021, while rent growth is 9.3%. Gentrification remains at the Early signs stage, with a score of 28, and the separate shift measure records a score of 26. Together, these signals suggest gradual change rather than a completed reinvention: growth is supported by migration and price pressure, but the established housing base still shapes the suburb. Compared with a flat trajectory, the 2.03% trend points to further competition without assuming a rapid transformation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+79
Net Internal / yr
+42
Gentrification Signal
Early signs
Population +40% since 2011, Accelerating: 13% → 24%
Safety & Crime
Total Offences
299
Year ending June 2024
Rate per 1,000 People
55.9
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 Watsonia compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Watsonia a good suburb to live in?
Watsonia suits buyers seeking a settled, detached-house suburb with local schools and established services. The median age is 38, 86.1% of dwellings are separate houses, and 35.9% of residents work from home. Public transport accounts for 5.6% of journeys, so many households will still rely on cars.
What schools are in Watsonia?
Watsonia Primary School is a government primary school, and Loyola College is a Catholic secondary school. The local mix covers 2 education stages, but families should confirm the exact enrolment zone and year-level availability before signing a contract.
Is Watsonia safe?
Recorded crime was 299 incidents, or 55.9 per 1,000 people. Property and deception offences accounted for 202 cases, compared with 37 crimes against the person. Check recent local conditions and secure homes appropriately, especially where properties are vacant or street-facing.
How is Watsonia's population changing?
Watsonia's wider-area forecast records 31.4% population change over 10 years and an annual trend of 2.03%. Migration is classified as Balanced, while gentrification is at the Early signs stage with a score of 28. The trajectory is Mixed, so growth appears gradual rather than uniform.
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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