Yarrambat
One of Melbourne's few postcodes where 100% of dwellings are separate houses, Yarrambat pairs this with household income in the 93.6th percentile nationally and an IRSD decile of 10, the top advantage tier. The suburb is small at 1,602 residents across 15.35 km2, giving a density of 104 people per km2 compared to metropolitan averages many times higher. The median age of 47 is 7 years above the national figure, pointing to an established, owner-led community where 49.8% of households own outright and only 4.5% rent, the lowest renter share across comparable outer Melbourne suburbs.
Population
1,602
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$2,600/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median house price data for Yarrambat is not available in the current dataset, but the housing profile tells a clear story. Monthly mortgage repayments average $2,600, and the mortgage-to-income ratio sits at 23.1%, below the 30% stress threshold, indicating buyers here carry debt comfortably relative to income in the 93.6th percentile nationally. All 100% of dwellings are separate houses, and 70.4% have 4 or more bedrooms, far above the national norm, reflecting the large-lot, family-home character of the suburb. With 49.8% owning outright and only 45.7% still on a mortgage, the resident base skews toward long-held, established ownership rather than recent buyers entering a rising market.
For Buyers
Median house price data for Yarrambat is not available in the current dataset, but the housing profile tells a clear story. Monthly mortgage repayments average $2,600, and the mortgage-to-income ratio sits at 23.1%, below the 30% stress threshold, indicating buyers here carry debt comfortably relative to income in the 93.6th percentile nationally. All 100% of dwellings are separate houses, and 70.4% have 4 or more bedrooms, far above the national norm, reflecting the large-lot, family-home character of the suburb. With 49.8% owning outright and only 45.7% still on a mortgage, the resident base skews toward long-held, established ownership rather than recent buyers entering a rising market.
For Investors
Yarrambat presents a low-yield, low-activity investor profile. The renter share is just 4.5%, compared to Melbourne-wide averages above 30%, meaning tenant demand is structurally thin. Weekly rent of $450 is modest given the income levels. Vacancy runs at 6.9%, above the 3% balance threshold, a sign that rental supply slightly exceeds demand in this owner-dominated suburb. Development activity was only 2 applications in the past 12 months, both planning permits rather than large-scale builds. Net overseas migration of 56 persons per year to the broader SA2 supports gradual population growth, but the investor case here depends on long-run capital appreciation in a tightly held, detached-house market rather than yield.
Development Activity
Total DAs
8
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
-40.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Yarrambat iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Yarrambat Primary School
Prep-6 · 634 students
Demographics
The median age of 47 is 7.0 years above the national figure, and the demographic shift over the decade reinforces this: the senior share rose 8.0 points while the working-age share fell 3.0 points, consistent with the aging-trajectory signal. Overseas-born residents are 13.8%, which is 7.8 percentage points below the national average, making this one of the more locally born communities in outer Melbourne. English (596), Italian (242) and Irish (193) are the top ancestry groups, reflecting a predominantly Anglo-Celtic background with a notable Italian heritage thread. Average household size is 3.1, 0.6 above the national figure, consistent with the high share of couple families with children, who make up 469 of 1,433 total families.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
The entire housing stock consists of separate houses, giving Yarrambat a 100% detached rate that places it among the most house-dominant suburbs in Victoria. Large dwellings dominate: 70.4% have 4 or more bedrooms and 26.1% have 3 bedrooms, while 1 and 2-bedroom dwellings together account for under 4%. Tenure is weighted heavily toward outright ownership at 49.8%, compared to the national average nearer 30%, because the suburb attracts established households who have paid down mortgages over decades. Renters at 4.5% are rare, which limits tenant turnover. Housing stress is low, with the mortgage-to-income ratio at 23.1% sitting comfortably below the 30% stress line, and rent-to-income at 17.3%, both better than state and national benchmarks.
Mortgage / mo
$2,600
Rent / wk
$450
HH Size
3.1
Personal Income / wk
$867
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.9%
Unoccupied
36
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.3%
Couples, no children
1,433
Total families
Economy & Employment
Construction is the dominant industry at 25.0% of employed residents (142 workers), unusually high compared to the metropolitan average and likely reflecting the rural-fringe location where tradespeople and builders live close to their work areas. Healthcare (14.6%, 83 workers) and Education (10.2%, 58 workers) follow, consistent with the suburb's aging population and family households needing those services. By occupation, Professionals (174) and Managers (157) lead, which together with 30.2% university qualifications at roughly the national average of 30.1% suggests a mix of knowledge workers and skilled trades. The unemployment rate is 4.3% and the full-time employment rate is 60.9%. The IRSD decile of 10 and IRSAD decile of 9 confirm low disadvantage and high advantage, ranking above most Victorian suburbs.
Unemployment
3.9%
Labour Force
2,692
Unemployed
106
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.9%
Part-time
34.8%
Participation
63.1%
Employed
826
Occupations
Top Industries
University
30.2%
Postgraduate
7.0%
Born Overseas
13.8%
Dwellings
486
Transport to Work
Car dependency is high at 90.8% of residents driving to work, compared to the national average below 70%, because Yarrambat's 15.35 km2 rural-fringe geography provides limited public transport, with only 0.9% using it. No schools are recorded inside the suburb boundary in this dataset, so families rely on schools in nearby Eltham and Diamond Creek. Crime is very low at 16.2 incidents per 1,000 residents, with the most common category being property and deception offences at 14 of 26 total incidents, well below Melbourne metropolitan averages. The IRSAD decile of 9 and IRSD decile of 10 rank Yarrambat among the least disadvantaged suburbs in the state. Volunteering at 13.7% and a need-for-assistance rate of just 4.0% reinforce the self-sufficient, established character of the community.
Drive
90.8%
Public Transport
0.9%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+0.3%/yr
(+29 people/yr)
EstablishedPopulation growth is slow but positive at 0.3% annually, adding about 29 persons per year to the SA2 area. The 10-year population change was 5.7%, below the metropolitan average. The suburb has not fully recovered from a COVID dip of 3.5%, with the current SA2 population of 9,584 still below the pre-COVID level of 9,869, a recovery shortfall of 0.7%. Overseas migration is the primary growth driver at a net 56 arrivals per year, while internal migration runs at a net loss of 20 annually, suggesting residents do move away over time. Rent growth over the period was 37.1%, above the income growth of 10.7% in real terms, a gap that tightens affordability for any future rental demand. The gentrification score is 0, classified as not gentrifying, because the suburb is already at the top of the advantage scale.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+56
Net Internal / yr
-20
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
26
Year ending June 2024
Rate per 1,000 People
16.2
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 Yarrambat compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Yarrambat a good suburb to live in?
Yarrambat ranks in decile 10 on IRSD and decile 9 on IRSAD, both top-tier nationally, with household income in the 93.6th percentile. Crime is low at 16.2 incidents per 1,000 residents. The trade-off is high car dependency (90.8% drive to work) and limited public transport at just 0.9% usage, due to its rural-fringe location 25 km northeast of Melbourne's CBD.
What is the median house price in Yarrambat?
Median house price data is not available in the current dataset for Yarrambat. As a reference point, monthly mortgage repayments average $2,600, implying significant property values. The suburb sits in postcode 3091 and all 1,602 residents live in separate houses, with 70.4% having 4 or more bedrooms.
What schools are in Yarrambat?
No schools are recorded inside the Yarrambat suburb boundary in this dataset. Families typically access schools in neighbouring Eltham and Diamond Creek. The suburb has 30.2% university-qualified residents and an average household size of 3.1, reflecting a family-oriented community that relies on external education facilities.
Is Yarrambat safe?
Yarrambat recorded just 26 total crimes in the most recent year, giving a rate of 16.2 per 1,000 residents. Property and deception offences accounted for 14 incidents and crimes against the person for 6, both low in absolute terms. The IRSD decile of 10 places the suburb at the highest advantage tier nationally, consistent with a very low-crime environment.
Is Yarrambat good for property investment?
The investment case is narrow. Renters are only 4.5% of households, far below Melbourne's average above 30%, limiting tenant demand. Vacancy runs at 6.9%, above the equilibrium threshold. Weekly rent is $450 against high property values, suggesting a low gross yield. Long-term capital growth in a tightly held, all-detached suburb may be the stronger driver than income return.
How is Yarrambat's population changing?
The Yarrambat SA2 population grew 5.7% over 10 years and currently adds about 29 persons annually at 0.3% growth. The main driver is overseas migration at a net 56 arrivals per year. Internal migration is a net negative at 20 residents lost annually. The population of 9,584 has not yet recovered to the pre-COVID level of 9,869, sitting 0.7% short.
What is the demographic profile of Yarrambat?
Yarrambat has a median age of 47, which is 7 years above the national figure. The suburb is predominantly locally born, with only 13.8% born overseas, compared to the national rate of about 21.6%. Top ancestries are English (596), Italian (242) and Irish (193). The average household size is 3.1 persons, reflecting a strong family and couple-with-children composition.
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.
Explore Yarrambat on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map