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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Avondale Heights has an estimated 12,866 residents, up from 12,388 at the 2021 Census — a change of 478 people, or 3.9%. That puts 2,378 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to AreaSearch's evaluation of ABS regional updates alongside newly verified addresses following the Census, the suburb of Avondale Heights has an estimated population of approximately 12,866 as of Aug 2026. This indicates an expansion of 478 people (3.9%) relative to the 2021 Census tally of 12,388 people. Such progress is derived from the resident count of 12,861 calculated by AreaSearch using the ABS ERP release from June 2025 in combination with 53 validated new addresses recorded after the Census date. With this headcount, the suburb of Avondale Heights records a density of 2,378 persons per square kilometer, situating it within the top quartile among all nationally reviewed territories.
The 3.9% post-census gain in the suburb of Avondale Heights sits within 1.0 percentage points of the broader SA3 benchmark (4.9%), highlighting healthy demographic momentum. Inbound international migration served as the core catalyst, functioning as practically the exclusive source of recent population additions. AreaSearch incorporates ABS/Geoscience Australia projections released in 2024 (benchmarked to 2022) across SA2 zones, while applying the 2023 Victorian State Government Regional/LGA figures adjusted through population-weighted aggregation for areas outside that scope. Furthermore, cohort-specific trajectories derived from these aggregations are projected across every district between 2032 and 2041. Looking forward, long-range forecasts place expansion in the suburb of Avondale Heights marginally beneath the nationwide median, with aggregated SA2 modeling indicating a total uplift of 992 persons by 2041, representing a 7.7% cumulative gain over the 16 years.
Frequently Asked Questions - Population
424 new dwellings have been approved in Avondale Heights over the past five years, an average of 84 a year. That places the area in the 56th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Of the 85 dwellings approved in the latest reporting year, 35% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 83, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals by AreaSearch indicates that Avondale Heights averages approximately 84 residential dwelling consents each year, totaling roughly 424 approved dwellings over the 5 financial years spanning FY-21 through FY-25, alongside 83 recorded to date in FY-25. With construction adding an average of just 0.5 new residents per year per dwelling across the preceding 5 financial years (from FY-21 to FY-25), building activity is tracking alongside or ahead of demand, expanding buyer choice and supporting population growth capacity. Furthermore, approved homes carry an average construction cost of $613,000, which sits above broader regional figures and underscores a focus on premium residential development.
Per capita residential development in Avondale Heights mirrors Greater Melbourne, sustaining a balanced local property supply. Compositionally, recent approvals divide into 35.0% detached houses and 65.0% attached dwellings, signaling an intensifying shift toward medium-density formats that cater to downsizers, property investors, and first-home purchasers. This structural shift diverges substantially from the established neighborhood fabric (where 77.0% are houses), driven by scarce greenfield development sites, changing residential tastes, and affordability constraints. Generating approximately 190 people per dwelling approval, the neighborhood maintains low-density urban traits. Long-term projections indicate that Avondale Heights will gain 987 residents by 2041 from the latest quarterly estimate compiled by AreaSearch. Sustaining prevailing residential construction volumes should adequately accommodate incoming housing demand, creating favorable buying opportunities and potentially facilitating demographic gains above current forecasts.
Frequently Asked Questions - Development
Development applications around Avondale Heights
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 5 current infrastructure and development projects inside Avondale Heights, worth an estimated $390 million. A further 51 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $56.1 billion. 13 are already under construction and 13 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local capital investment and planning programs play a pivotal role in shaping district growth. AreaSearch has highlighted 11 key infrastructure initiatives influencing the surrounding locality. Notable works encompass Reimagining Avondale Heights, the Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, and the Thomas Holmes Street Affordable Housing development.
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Frequently Asked Questions - Infrastructure
Reimagining Avondale Heights
Council-led placemaking and community facilities activation program for Avondale Heights and Milleara. Following 2023 consultation, the current phases focus on planning and piloting activations across the Avondale Heights Community Hub, Doyle Street facilities, and Milleara sites to shape future use and development.
River Valley
Masterplanned house and land community on the Maribyrnong River, approx. 11 km from Melbourne CBD. Now selling with 1000+ lots planned, staged construction, new streets, shared paths and direct connections to parks and the riverfront.
Military Road and Clarendon Street Intersection Upgrade
Signalising the intersection and associated civil works to improve safety and traffic flow at Military Road and Clarendon Street, Avondale Heights. Council confirmed a contract variation in May 2025 to address Department of Transport and Planning requests and keep delivery on track for 2025.
191 Rosamond Road Mixed-Use Development
Mixed-use development featuring two towers of 14 and 16 storeys with 622 apartments, commercial spaces at ground level, and amenities including co-working space, wellness centre, gym, and recreational areas. Located opposite Highpoint Shopping Centre in a major retail and transport precinct.
Sunshine North Village
Approved mixed-use masterplanned development designed by Buchan on a 2.18-hectare infill site. The scheme incorporates a neighbourhood retail centre of approximately 5,953sqm anchored by a supermarket, 174 residential apartments, medical and childcare facilities, commercial office suites, and 477 parking spaces. The project is delivered under planning approvals from the City of Brimbank.
Maribyrnong River Master Plan Implementation
Comprehensive restoration and improvement of the Maribyrnong River corridor through Avondale Heights and surrounding reaches. The program includes flood mitigation infrastructure, riparian habitat restoration, active transport trails, and upgraded community recreation facilities.
Thomas Holmes Street Affordable Housing
A seven-storey building providing 83 social and affordable one- to three-bedroom apartments for vulnerable groups including women and children escaping family violence, older women at risk of homelessness, key workers, and Aboriginal and Torres Strait Islander peoples. Construction officially began with a sod-turning ceremony on 24 September 2025, delivered by VincentCare Community Housing (a subsidiary of St Vincent de Paul Society Victoria) in partnership with the Commonwealth Housing Australia Future Fund Facility and the Catholic Development Fund.The homes are expected to house more than 150 individuals and families and are targeted for completion in early 2027.
Anthem Essendon
Completed 246-apartment development across three buildings with central gardens. Features comprehensive amenities including TechnoGym fitness centre, gold class cinema, wellness centre with steam/sauna, games room, golf simulator, and ground-level retail. Celebrity chef Adam D'Sylva collaborated on kitchen designs.
6,281 residents of Avondale Heights are employed, from a labour force of 6,422. Unemployment sits at 2.2%, with participation at 59.4%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 10,476, about 81% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Local workforce figures compiled by AreaSearch show that Avondale Heights features a well-educated labor pool, strong professional services engagement, a low jobless rate of 2.2%, and stable employment conditions across the prior year. By March 2026, employed residents numbered 6,281, holding unemployment 2.6% below the 4.8% recorded across Greater Melbourne, though labor force participation sits notably lower at 59.4% versus 70.1% across Greater Melbourne. Census figures also revealed that 30.6% of workers operated from home, a metric partly shaped by pandemic-era lockdowns. Local resident employment is anchored by construction, retail trade, along with health care & social assistance.
The community displays pronounced professional specialization in finance & insurance, capturing a workforce share 1.3 times the wider regional baseline. In contrast, professional & technical roles account for 8.7% of resident employment, falling below the regional benchmark of 10.1%. As a primarily residential community, local employment hubs are relatively limited, as shown by Census comparisons between resident workers and locally situated positions. AreaSearch assessment of ABS and SALM metrics demonstrates that in the twelve months leading to March 2026, local employment grew 0.3% while the labor force shrank 0.6%, reducing the local unemployment rate by 0.9 percentage points. Over the identical timeframe, Greater Melbourne experienced 2.1% job growth and a 2.3% workforce expansion, with unemployment rising 0.2 percentage points. Forward-looking national projections from Jobs and Skills Australia as of Mar-26 provide additional context on future labor demand. Nationally, employment is anticipated to increase by 6.6% across five years and 13.7% over ten years, with distinct variation by sector. Applying these industry growth expectations to the local workforce structure indicates that employment across Avondale Heights could expand by 6.5% over five years and 13.3% across ten years (an illustrative weighting model that excludes local population adjustments).
Frequently Asked Questions - Employment
Median household income in Avondale Heights is $1,587 a week (about $83,000 a year), with median personal income at $666 a week. ATO records put median taxable income at $54,773 a year against an average of $69,956. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO postcode records for financial year 2023 compiled by AreaSearch indicate that Avondale Heights generates personal income marginally above national averages, registering a median of $54,773 and a mean of $69,956. By comparison, Greater Melbourne recorded a median of $57,688 and an average of $75,164. Factoring in a 9.62% increase in the Wage Price Index since financial year 2023, updated estimates as of March 2026 reach approximately $60,042 (median) and $76,686 (average). Based on the 2021 Census, household earnings place the area in the 40th percentile ($1,587 weekly), with individual earnings situated at the 22nd percentile.
A cohort of 26.9% of residents (3,460 people) falls within the $1,500 - 2,999 bracket, reflecting the broader metropolitan proportion of 32.8%. Residents retain 85.3% of income following housing costs, positioning the suburb in the 6th decile on the SEIFA income index.
Frequently Asked Questions - Income
Avondale Heights had 4,491 occupied dwellings at the 2021 Census, 77% detached houses and 1% apartments. 30% are owned with a mortgage, 21% rented and 49% owned outright. At that Census the median rent was $400 a week and the median mortgage repayment $2,167 a month. Rent absorbs 25.2% of household income here and mortgage repayments 31.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census records indicate that standalone houses represented 77.0% of local dwellings in Avondale Heights, while semi-detached homes, apartments, and other formats comprised 23.1%, contrasting with 67.9% houses and 32.1% other dwellings across Melbourne metro. Full home ownership stood at 49.3%, substantially surpassing metropolitan rates, while mortgaged and tenanted properties accounted for 30.1% and 20.6% respectively. Typical monthly mortgage payments stood at $2,167 compared to $2,000 in Melbourne metro, while median weekly rent reached $400 against $390 across the metropolitan region. Compared nationally, local mortgage commitments exceed the Australian benchmark of $1,863, and rents remain above the national figure of $375.
Frequently Asked Questions - Housing
Avondale Heights counted 4,491 households at the 2021 Census, averaging 2.6 people each. 35% are couples with children, against 27% couples without children. 23% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute 74.7% of all households, consisting of 34.8% couples with children, 26.5% couples without children, and 11.9% single parent families. Non-family living arrangements account for the remaining 25.3%, led by lone person dwellings at 23.2% alongside group residences at 2.1%. The area records an average household size of 2.6 people, aligning precisely with the Greater Melbourne benchmark.
Frequently Asked Questions - Households
29.6% of adults in Avondale Heights hold a university qualification, including 21.4% with a bachelor degree and 5.8% with postgraduate qualifications. A further 16.7% hold a vocational qualification. 2 schools serve the area, with 743 enrolment places and an average ICSEA of 1,081 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary attainment among residents aged 15+ in Avondale Heights stands at 29.6%, tracking below the 37.0% average across Greater Melbourne. Among degree holders, bachelor degrees represent 21.4%, postgraduate degrees account for 5.8%, and graduate diplomas total 2.4%. Vocational education forms a significant component of local skills, with 26.0% of residents aged 15+ holding technical qualifications, split between certificates (16.7%) and advanced diplomas (9.3%). Formal study engages 24.8% of the local population. This cohort comprises 8.7% attending primary schools, 6.4% enrolled in secondary education, and 4.9% undertaking tertiary programs.
Frequently Asked Questions - Education
Schools Detail
Public transport in Avondale Heights reaches 45 stops on 7 routes, timetabled for about 3,200 services a week. The typical home sits about 240 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
The local public transit network contains 45 bus stops distributed across Avondale Heights, served by 7 individual routes that generate 3,177 weekly passenger trips. Stop accessibility is favorable, with residents situated an average distance of 239 meters from transit infrastructure. Private vehicular transport dominates outbound commuting at 88%, followed by 5% utilizing train travel, while household vehicle ownership stands at 1.4 per dwelling. Additionally, 30.6% of residents worked remotely according to the 2021 Census, reflecting pandemic-related settings. Transit services maintain an average volume of 453 trips per day across the network, providing approximately 70 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
67.7% of residents in Avondale Heights report no long-term health condition. 11.1% need daily assistance with core activities, and 54.5% hold private health cover. The standardised death rate runs at 5.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators in Avondale Heights reflect stable community wellness, with mortality and chronic disease prevalence aligning with broad national patterns. Chronic ailments remain uncommon across the wider population, although elevated rates appear among older demographics, while private healthcare coverage reaches approximately 54% of the population (~7,009 people) compared to 56.7% in Greater Melbourne. Arthritis and mental health challenges represent the most prevalent diagnosed conditions, affecting 9.1 and 7.0% of the population, respectively, while 67.7% of residents reported having no long-term medical conditions compared to 72.6% across Greater Melbourne. Working-age cohorts show solid health metrics with minimal chronic illness.
Seniors aged 65 and over constitute 25.3% of the community (3,255 people), exceeding the 15.1% share in Greater Melbourne, presenting distinct elder health requirements that remain comparatively favorable on national rankings.
Frequently Asked Questions - Health
41.4% of Avondale Heights residents were born overseas and 48.8% speak a language other than English at home, more culturally diverse than 86% of areas nationally. The largest reported ancestries are Italian (19.7%) and Australian (13.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is pronounced in Avondale Heights, where 41.4% of residents were born overseas and 48.8% speak a non-English language at home. Christianity represents the predominant faith, comprising 67.3% of the population, markedly higher than the 43.0% recorded across Greater Melbourne. Parental ancestry records show Italian as the primary heritage group at 19.7% of residents (substantially above the regional 5.2%), followed by Australian ancestry at 13.0% (below the regional 18.4%), and Other backgrounds at 12.5%. Pronounced local representation is also observed among Vietnamese (6.0% vs 1.9% regionally), Greek (5.9% vs 2.7%), and Croatian communities (3.0% vs 0.7%).
Frequently Asked Questions - Diversity
The median resident of Avondale Heights is 45, older than 80% of areas nationally. 21.7% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The suburb of Avondale Heights exhibits a distinct older demographic profile. Projections updated to August 2026 show that retiree and elderly cohorts (65+) represent 25.3% of the community compared to 15.1% in Greater Melbourne, while young to middle aged adults (25 - 44) comprise 25.1% against 32.1% regionally. As at August 2026, the estimated median age is 45, unchanged from the 2021 Census and exceeding the Greater Melbourne median of 37 and national median of 38 at that Census. Since that Census, the senior proportion adjusted from 26.7% to an estimated 25.3%.
Long-term projections to 2041 indicate that older residents will expand the most, gaining 619 (19%) to reach 3,874, whereas young to middle aged adults are forecast to decline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Avondale Heights
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 4 months ago all 5 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jun 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 53 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (12,388 at the 2021 Census → 12,866 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL20089). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.