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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 12,863 residents, up from 12,388 at the 2021 Census — a change of 475 people, or 3.8%. 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 census adjustments examined by AreaSearch for the surrounding district, combined with recent address verifications, the suburb of Avondale Heights has an estimated population of 12,863 in May 2026. This represents a gain of 475 people (3.8%) from the 12,388 individuals recorded during the 2021 Census. This adjustment stems from an estimated resident count of 12,861 calculated by AreaSearch using the June 2025 ABS demographic update, supplemented by 54 validated new addresses added since the census. The population density stands at 2,377 persons per square kilometer, which ranks in the top quarter of all locations evaluated nationwide by AreaSearch.
The local post-census expansion of 3.8% lags the broader SA3 region (4.9%) by 1.1 percentage points, indicating solid underlying demand. This growth was almost exclusively supported by arrivals from abroad, which served as the sole engine of demographic expansion recently. Projections developed by the ABS and Geoscience Australia released in 2024 (anchored to a 2022 baseline) are applied to each SA2 district. Where such data is unavailable, estimates rely on the 2023 Victoria State Government municipal forecasts, adjusted by aggregating growth patterns from local government areas to SA2 units. Age-specific growth trajectories from these models are carried forward for the period spanning 2032 to 2041. Based on these expected demographic transformations, population growth is projected to track slightly below the national median, with the local sector expanding by 1,014 persons by 2041 under the aggregated SA2 models, marking a total expansion of 7.9% 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 57th 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, 32% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 84, 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
An evaluation of statistical area building approvals by AreaSearch indicates that the suburb of Avondale Heights maintained an annual average of about 84 residential approvals, with 424 residences approved during the 5 financial years from FY-21 to FY-25, and 77 approvals recorded during the current FY-26 period. Given that only an average of 0.5 individuals moved to the locality for every new home built between FY-21 and FY-25, residential supply is keeping pace with or outpacing demand, increasing options for buyers and allowing for population growth beyond official forecasts, while the average value of new builds sits at $592,000, signaling that builders are targeting the higher-end market with premium projects.
Construction activity per capita in the suburb of Avondale Heights is closely aligned with Greater Melbourne, encouraging market equilibrium consistent with regional trends. Of the properties built recently, 32.0% were detached houses, whereas 68.0% consisted of townhouses or multi-unit complexes. This focus on higher-density developments offers more accessible price points, catering to individuals downsizing, property investors, and first-time buyers. This highlights a clear departure from the historical housing stock, which is 77.0% houses, showing a dwindling supply of vacant land alongside shifting lifestyle preferences and demand for diverse, budget-friendly choices. With approximately 199 residents per approval, the suburb of Avondale Heights ranks as a low-density community. Long-term forecasts indicate that the suburb of Avondale Heights will add 1,012 residents by 2041, based on the latest quarterly calculations by AreaSearch. If current building rates persist, the upcoming housing stock should easily satisfy local demand, maintaining favorable purchasing conditions and potentially enabling growth that exceeds current demographic 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 $46.1 billion. 14 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 infrastructure projects, major planning decisions, and new developments are critical drivers of local performance. AreaSearch has identified a total of 11 projects that are expected to influence the local area. Key projects include Reimagining Avondale Heights, the Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, and the Thomas Holmes Street Affordable Housing development, with the most relevant initiatives detailed in the list below.
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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
Mixed-use development designed by world renowned architects Buchan Group, featuring 5,953sqm neighbourhood shopping centre anchored by IGA supermarket, 174 residential apartments, medical facilities, childcare, 1,516sqm of office space and 477 car spaces on 2.18 hectare strategic site.
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 59.5%. 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 10,473, 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
The local workforce is highly educated, featuring a strong contingent of professionals, an unemployment rate of only 2.2%, and steady employment levels over the prior year, according to statistical area aggregations by AreaSearch. In March 2026, employed residents numbered 6,281, and the unemployment rate was 2.6% below the 4.8% average for Greater Melbourne, though the participation rate of 59.5% fell well short of the metropolitan average of 70.2%. Census data reveals that a high proportion of employed residents (30.6%) performed their duties from home, though this figure was likely influenced by pandemic restrictions.
Most employed residents work in healthcare & social assistance, retail, and construction. The local economy is particularly specialized in finance & insurance, with its employment share tracking at 1.3 times the regional average. Conversely, professional & technical services account for only 8.7% of local employment, which is lower than the Greater Melbourne benchmark of 10.1%. Comparison of the census working population against the resident population suggests this largely residential district provides limited local job opportunities. An analysis of SALM and ABS figures for the year ending March 2026 shows that local employment grew by 0.3% while the labor force shrank by 0.6%, resulting in a 0.9 percentage point drop in the unemployment rate. This trend diverged from Greater Melbourne, where employment grew by 2.1%, the workforce expanded by 2.3%, and unemployment rose by 0.2 percentage points. National forecasts released by Jobs and Skills Australia in May-25 provide clues regarding future demand in the suburb of Avondale Heights. These five and ten-year forecasts were applied to the local workforce structure to model future growth. Although national employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary widely by sector. Applying these trends to the local industry mix suggests employment among residents will grow by 6.5% over five years and 13.3% over ten years, though this is a simple weighted projection and does not account for localized population changes.
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
Based on ATO postcode statistics for financial year 2023 compiled by AreaSearch, tax returns in the suburb of Avondale Heights showed a median income of $54,773 and an average income of $69,956. This tracks slightly above the national median and compares with $57,688 (median) and $75,164 (average) across Greater Melbourne. Accounting for a 9.62% rise in the Wage Price Index since financial year 2023, current estimates correspond to a median of $60,042 and an average of $76,686 as of March 2026. The 2021 Census placed weekly household income at the 40th percentile ($1,587) and personal earnings at the 22nd percentile.
The data indicates that 26.9% of residents (3,460 people) earn weekly incomes between $1,500 - 2,999, which is comparable to the 32.8% regional average. After mortgage or rent payments, 85.3% of income remains for living expenses, placing the community in the 6th decile of the SEIFA 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
According to the latest Census, the housing inventory in the suburb of Avondale Heights consisted of 77.0% houses and 23.1% other types of homes, such as duplexes and apartments, compared to 67.9% houses and 32.1% other dwellings across metropolitan Melbourne. The rate of outright home ownership was high at 49.3%, with the remaining properties occupied by people with mortgages (30.1%) or tenants (20.6%). The median mortgage payment in the area was $2,167 per month, exceeding the metropolitan average of $2,000, while the median weekly rent was $400, compared to $390 across Greater Melbourne.
On a national level, mortgage repayments in the suburb of Avondale Heights are higher than the Australian average of $1,863, and weekly rents exceed the national benchmark 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 make up 74.7% of all households, consisting of 34.8% couples with children, 26.5% couples without children, and 11.9% single parents. Non-family households comprise 25.3% of the total, with single-person households representing 23.2% and group households making up 2.1%. The median household size of 2.6 people is identical to the Greater Melbourne average.
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
University graduation rates in the suburb of Avondale Heights are lower than regional averages, with 29.6% of residents aged 15+ holding tertiary degrees compared to 37.0% in Greater Melbourne. This disparity suggests room for educational expansion and upskilling. Bachelor degrees are the most common at 21.4%, followed by postgraduate degrees at 5.8% and graduate diplomas at 2.4%. Vocational skills are well represented, with 26.0% of the population aged 15+ holding technical qualifications, including advanced diplomas (9.3%) and certificates (16.7%). A significant 24.8% of residents are enrolled in formal studies. This includes 8.7% in primary schools, 6.4% in high schools, and 4.9% in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Avondale Heights reaches 45 stops on 7 routes, timetabled for about 2,000 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
Analysis of local transit options shows 45 active public transport stops operating in the suburb of Avondale Heights, consisting of bus services. These stops are served by 7 distinct routes, which accommodate 1,990 weekly passenger trips. Access to public transit is good, with residents living an average of 239 meters from the nearest stop. Because this is a residential area, most workers commute out of the district, with private cars being the primary mode of travel at 88%, followed by trains at 5%. Households own an average of 1.4 vehicles.
A high proportion of residents worked from home (30.6% in the 2021 Census), which may reflect pandemic-related conditions. Services run an average of 284 times per day across the network, which translates to about 44 weekly trips per bus 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 are positive for residents in the suburb of Avondale Heights, with AreaSearch calculations for mortality and chronic illness showing rates that align with national averages. The prevalence of common illnesses is low among the general population, though it rises above national figures for older, vulnerable groups. Private health insurance is common, covering approximately 54% of the population (~7,007 people), compared to 56.7% across Greater Melbourne. The most common medical diagnoses in the locality were arthritis (9.1%) and mental health conditions (7.0%), while 67.7% of residents reported having no chronic medical conditions, compared to 72.6% across Greater Melbourne.
The working-age population is healthy, with very low rates of chronic illness. Residents aged 65 and over make up 25.9% of the population (3,331 people), which is higher than the Greater Melbourne average of 15.0%. Health indicators for these older residents show some challenges, ranking lower nationally than the rest of the community.
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
The suburb of Avondale Heights exhibits high cultural diversity, with 41.4% of residents born outside Australia and 48.8% speaking a language other than English at home. The predominant religion is Christianity, representing 67.3% of the population, compared to 43.0% across Greater Melbourne. In terms of family ancestry, the three most common backgrounds in the suburb of Avondale Heights are Italian at 19.7% of the population (much higher than the regional average of 5.2%), Australian at 13.0% (much lower than the regional average of 18.4%), and Other at 12.5%. There are also notable concentrations of other ethnicities: Croatian ancestry is represented at 3.0% (compared to 0.7% regionally), Vietnamese at 6.0% (compared to 1.9% regionally), and Greek at 5.9% (compared to 2.7% regionally).
Frequently Asked Questions - Diversity
The median resident of Avondale Heights is 45, older than 80% of areas nationally. 21.1% 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 median age of 45 in the suburb of Avondale Heights is higher than the Greater Melbourne average of 37 and the national average of 38 years. Relative to Greater Melbourne, the area has a high proportion of people aged 75 - 84 (10.4%) but fewer residents aged 25 - 34 (10.5%). Since the 2021 Census, the 15 to 24 age bracket has increased from 9.5% to 10.6% of the population, while the 65 to 74 group has decreased from 11.5% to 10.7%. Looking forward to 2041, demographic models show significant shifts in the local age structure.
The 85+ cohort is projected to grow by 57% (354 people), increasing from 617 to 972. The combined 65+ age groups will account for 51% of total population growth, highlighting the aging profile of the community. In contrast, the cohorts aged 5 to 14 and 0 to 4 are expected to shrink.
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 Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 2 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 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 54 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (12,388 at the 2021 Census → 12,863 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 May 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.