Avondale Heights

Avondale Heights has seen population growth performance typically on par with national averages when looking at short and medium term trends

The population of Avondale Heights is estimated at around 12,863 as of May 2026. This figure reflects an increase of 475 people since the 2021 Census, which reported a population of 12,388 people. The change is inferred from the resident population of 12,861 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 54 validated new addresses since the Census date. This level of population equates to a density ratio of 2,377 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Avondale Heights's growth rate of 3.8% since census positions it within 1.1 percentage points of the SA3 area (4.9%), demonstrating competitive growth fundamentals. Population growth for the suburb was primarily driven by overseas migration during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Considering the projected demographic shifts, Avondale Heights is expected to increase by just below the median of national statistical areas, with a projected increase of 1,014 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 7.9% in total over the 16 years.

Residential development activity is slightly higher than average within Avondale Heights when compared nationally

AreaSearch analysis of ABS building approval numbers indicates Avondale Heights recorded around 84 residential properties granted approval per year over the past five financial years. This totals an estimated 424 homes. As of FY-26, 56 approvals have been recorded.

The average new residents per year per dwelling constructed between FY-21 and FY-25 is 0.4. New supply is keeping pace with or exceeding demand in Avondale Heights, offering ample buyer choice and creating capacity for population growth beyond current forecasts. The average construction cost value of new homes is $592,000, indicating developers focus on the premium market with high-end developments. Compared to Greater Melbourne, Avondale Heights has similar development levels per person, supporting market stability in line with regional patterns. New building activity shows 32.0% standalone homes and 68.0% attached dwellings, reflecting a trend toward denser development that provides accessible entry options appealing to downsizers, investors, and entry-level buyers.

This represents a notable shift from the area's existing housing composition of 77.0% houses, indicating decreasing availability of developable sites and reflecting changing lifestyles and the need for more diverse, affordable housing options. Avondale Heights shows characteristics of a low density area with around 197 people per dwelling approval. Future projections estimate Avondale Heights adding 1,012 residents by 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Avondale Heights has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Eleven infrastructure projects are identified by AreaSearch as potentially impacting the area's performance. Key projects include Reimagining Avondale Heights, Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, Thomas Holmes Street Affordable Housing. The following list details those likely to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch assessment positions Avondale Heights ahead of most Australian regions for employment performance

Avondale Heights has a well-educated workforce with professional services being strongly represented. The unemployment rate was 2.5% as of December 2025, which is lower than Greater Melbourne's rate of 4.8%. This rate has remained relatively stable over the past year.

There were 6,238 residents employed in December 2025 with an unemployment rate of 2.2%, but workforce participation was significantly lower at 59.3% compared to Greater Melbourne's 69.9%. According to Census responses, 30.6% of residents worked from home, though Covid-19 lockdown impacts should be considered. The dominant employment sectors among residents include health care & social assistance, retail trade, and construction. Finance & insurance employs a particularly high share at 1.3 times the regional level, while professional & technical services employ only 8.7% of local workers compared to Greater Melbourne's 10.1%.

The area appears to offer limited employment opportunities locally based on Census data. In the 12-month period ending December 2025, labour force decreased by 0.8% and employment decreased by 0.3%, resulting in a fall of unemployment rate by 0.5 percentage points. By comparison, Greater Melbourne recorded employment growth of 2.4% over the same period. National employment forecasts from Jobs and Skills Australia for May-25 suggest that Avondale Heights' employment should increase by 6.5% over five years and 13.3% over ten years based on industry-specific projections applied to the local employment mix.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

According to AreaSearch's aggregation of latest postcode level ATO data released for financial year ended June 2023, Avondale Heights had median taxpayer income of $54,773 and average income of $69,956. These figures are slightly above national averages of $57,688 and $75,164 respectively in Greater Melbourne. By March 2026, estimated incomes would be approximately $60,042 (median) and $76,686 (average), based on Wage Price Index growth of 9.62% since financial year ended June 2023. From the Census conducted in August 2021, Avondale Heights' household income ranks at the 40th percentile ($1,587 weekly) and personal income at the 22nd percentile. Incomes of $1,500 - 2,999 were reported by 26.9% of residents (3,460 individuals), similar to the surrounding region's 32.8%. After housing expenses, 85.3% of income remained for other costs. Avondale Heights' SEIFA income ranking places it in the 6th decile.

Avondale Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Avondale Heights' dwelling structures, as per the latest Census, consisted of 77.0% houses and 23.1% other dwellings (semi-detached, apartments, 'other'). In comparison, Melbourne metro had 67.9% houses and 32.1% other dwellings. Home ownership in Avondale Heights was at 49.3%, with mortgaged dwellings at 30.1% and rented ones at 20.6%. The median monthly mortgage repayment was $2,167, higher than Melbourne metro's $2,000. Weekly rent in Avondale Heights averaged $400, compared to Melbourne metro's $390. Nationally, mortgage repayments were significantly higher at $1,863 and rents exceeded the national figure of $375.

Avondale Heights has a typical household mix, with a fairly typical median household size

Family households constitute 74.7% of all households, including 34.8% couples with children, 26.5% couples without children, and 11.9% single parent families. Non-family households account for the remaining 25.3%, with lone person households at 23.2% and group households comprising 2.1%. The median household size is 2.6 people, which aligns with the Greater Melbourne average.

Avondale Heights performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes

In Avondale Heights, 29.6% of residents aged 15 and above have university degrees, compared to Greater Melbourne's 37.0%. This indicates potential for educational development. Bachelor degrees are the most common at 21.4%, followed by postgraduate qualifications (5.8%) and graduate diplomas (2.4%). Vocational credentials are also prevalent, with 26.0% of residents aged 15 and above holding them - advanced diplomas at 9.3% and certificates at 16.7%.

A significant 24.8% of the population is currently engaged in formal education. This includes 8.7% in primary education, 6.4% in secondary education, and 4.9% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Avondale Heights has 45 active public transport stops, all of which are bus stops. These stops are served by 7 different routes that together facilitate 1990 weekly passenger trips. Transport accessibility is considered good, with residents typically located 239 meters from the nearest stop. Most residents commute outwards, with cars being the dominant mode at 88%. Five percent of residents use trains for their commutes. The average vehicle ownership per dwelling is 1.4.

According to the 2021 Census, 30.6% of residents work from home, which may be due to COVID-19 conditions. On average, there are 284 trips per day across all routes, equating to approximately 44 weekly trips per individual stop.

Avondale Heights's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts

Avondale Heights residents' health data shows positive outcomes, aligning with national mortality rate benchmarks. Common health conditions are low overall but higher among older at-risk groups compared to national averages.

Private health cover is high at approximately 54% (~7007 people), slightly lower than Greater Melbourne's 56.7%. The most prevalent medical conditions are arthritis (9.1%) and mental health issues (7%). About 67.7% of residents report no medical ailments, compared to 72.6% in Greater Melbourne. Working-age residents have low chronic condition prevalence. Avondale Heights has a higher proportion of seniors aged 65 and over at 25.9% (~3331 people), compared to Greater Melbourne's 15.0%. Health outcomes among seniors present challenges but rank lower nationally than the broader population.

Avondale Heights is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Avondale Heights has a high level of cultural diversity, with 41.4% of its population born overseas and 48.8% speaking a language other than English at home. Christianity is the predominant religion in Avondale Heights, comprising 67.3% of people, compared to 43.0% across Greater Melbourne. The top three ancestry groups are Italian (19.7%), Australian (13.0%), and Other (12.5%).

Notably, Croatian (3.0%) is overrepresented in Avondale Heights compared to the regional average of 0.7%. Similarly, Vietnamese (6.0%) and Greek (5.9%) are also more prevalent than their respective regional averages of 1.9% and 2.7%.

Avondale Heights hosts a notably older demographic compared to the national average

The median age in Avondale Heights is 45 years, significantly higher than Greater Melbourne's average of 37 years and Australia's national average of 38 years. Compared to Greater Melbourne, Avondale Heights has a higher proportion of residents aged 75-84 (10.4%) but fewer residents aged 25-34 (10.5%). According to the 2021 Census, the population aged 15-24 increased from 9.5% to 10.6%, while the population aged 65-74 decreased from 11.5% to 10.7%. By 2041, demographic projections indicate significant shifts in Avondale Heights' age structure. The 85+ age group is expected to grow by 57% (354 people), reaching a total of 972 from the current figure of 617. Notably, the combined 65+ age groups will account for 51% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 5-14 and 0-4 age groups are projected to decrease in number.