Avondale Heights

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

Avondale Heights' population, as per AreaSearch's analysis, stood at 13,513 by February 2026. This figure indicates a rise of 1,125 individuals (9.1%) since the 2021 Census, which recorded a population of 12,388. The increase is inferred from the estimated resident population of 12,822 in June 2024 and an additional 52 validated new addresses post-Census. This results in a density ratio of 2,497 persons per square kilometer, placing Avondale Heights in the upper quartile nationally. The area's growth rate of 9.1% since the 2021 Census surpassed the SA3 average (7.3%), making it a growth leader in the region. Overseas migration was the primary driver of population gains during this period.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, they employ VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for the years 2032 to 2041. By 2041, Avondale Heights is projected to increase by approximately 1,101 persons, reflecting a total growth of around 3.0% over the 17-year period.

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

Avondale Heights has recorded approximately 84 residential properties granted approval annually. Over the past five financial years, from FY21 to FY25, a total of 424 homes were approved, with an additional 42 approved in FY26 up until now.

The average population growth per dwelling built over these five years has been around 0.5 people annually. This indicates that new supply is meeting or exceeding demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts. The average expected construction cost value of new homes being built is $402,000. Compared to Greater Melbourne, Avondale Heights has similar development levels per person, maintaining market equilibrium consistent with surrounding areas. Recent building activity shows 32% detached houses and 68% medium to high-density housing.

This shift towards compact living offers affordable entry pathways, attracting downsizers, investors, and first-time purchasers. This represents a significant change from the current housing mix of 77% houses, reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. With around 205 people per approval, Avondale Heights reflects a developing area. According to AreaSearch's latest quarterly estimate, the suburb is forecasted to gain approximately 410 residents by 2041. Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Avondale Heights has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 11 projects potentially impacting the area. Key projects include Reimagining Avondale Heights, Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, and Thomas Holmes Street Affordable Housing. The following list details those most relevant.

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

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The labour market in Avondale Heights demonstrates typical performance when compared to similar areas across Australia

Avondale Heights has a highly educated workforce with strong representation in professional services. The unemployment rate was 3.1% as of September 2025. Employment growth over the past year was estimated at 1.2%.

As of that date, 6,275 residents were employed while the unemployment rate was 1.5% lower than Greater Melbourne's rate of 4.7%. Workforce participation in Avondale Heights was 60.4%, significantly below Greater Melbourne's 71.0%. According to Census responses, 30.6% of residents worked from home. Leading employment industries among residents were health care & social assistance, retail trade, and construction.

The area had a particular specialization in finance & insurance, with an employment share 1.3 times the regional level. However, professional & technical services employed only 8.7% of local workers, below Greater Melbourne's 10.1%. Over the 12 months to September 2025, employment increased by 1.2% while labour force increased by 1.6%, causing the unemployment rate to rise by 0.4 percentage points. By comparison, Greater Melbourne recorded employment growth of 3.0%, labour force growth of 3.3%, with unemployment rising 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Avondale Heights' employment mix suggests local employment should increase by 6.5% over five years and 13.3% over ten years, assuming constant population projections for illustrative purposes.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2023, Avondale Heights SA2 had a median income among taxpayers of $59,254 with an average level of $74,125. This is higher than national averages, which stood at $57,688 and $75,164 across Greater Melbourne respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, estimated median income as of September 2025 would be approximately $64,142, with average income at around $80,240. According to the 2021 Census, household income ranks at the 40th percentile ($1,587 weekly), while personal income sits at the 22nd percentile. Distribution data shows that 26.9% of locals (3,634 people) fall within the $1,500 - 2,999 income category. After housing costs, 85.3% of income remains for other expenses. The area's 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 structure, as per the latest Census, consisted of 77.0% houses and 23.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Melbourne metro's 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 average of $2,000. Median weekly rent in Avondale Heights was $400, compared to Melbourne metro's $390. Nationally, Avondale Heights' mortgage repayments were significantly higher than the Australian average of $1,863, with rents exceeding the national figure of $375.

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

Family households comprise 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% of the total. The median household size is 2.6 people, which matches the Greater Melbourne average.

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

Educational qualifications in Avondale Heights lag behind regional benchmarks, with 29.6% of residents aged 15+ holding university degrees compared to 37.0% in Greater Melbourne. This difference indicates potential for educational development and skill enhancement. 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+ holding such qualifications – advanced diplomas comprise 9.3% while certificates make up 16.7%.

A significant proportion, 24.8%, 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 serving a mix of bus routes. These stops are covered by 7 different routes, offering a total of 1,990 weekly passenger trips. Transport accessibility is considered good, with residents typically located 239 meters from the nearest stop. Most residents commute outward due to the area's residential nature. Car remains the primary mode of transport at 88%, while train usage stands at 5%. On average, there are 1.4 vehicles per dwelling.

According to the 2021 Census, a high 30.6% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 284 trips per day across all routes, equating to approximately 44 weekly trips per stop.

Health outcomes in Avondale Heights are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Avondale Heights shows below-average health indicators based on AreaSearch's assessment of mortality rates and chronic condition prevalence.

The level of common health conditions among its general population is somewhat typical but higher than the national average among older cohorts. Private health cover is very high at approximately 56% of the total population, which numbers around 7,580 people. The most prevalent medical conditions are arthritis and mental health issues, affecting 9.1 and 7.0% of residents respectively. In contrast, 67.7% of residents report no medical ailments compared to Greater Melbourne's 72.6%. Under-65s in Avondale Heights have better than average health outcomes. The area has a higher proportion of seniors aged 65 and over at 26.8% (3,616 people) compared to Greater Melbourne's 15.1%. Health outcomes among seniors present some 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, accounting for 67.3% of people, compared to 43.0% across Greater Melbourne. The top three ancestry groups in Avondale Heights are Italian (19.7%), Australian (13.0%), and Other (12.5%).

Notably, Croatian is overrepresented at 3.0%, Vietnamese at 6.0%, and Greek at 5.9%.

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 considerably older than Australia's median age of 38 years. Compared to Greater Melbourne, Avondale Heights has a higher proportion of residents aged 75-84 (10.8%), but fewer residents aged 25-34 (9.9%). According to the 2021 Census, the population aged 15-24 increased from 9.5% to 10.2%, while the 25-34 age group decreased from 11.1% to 9.9%. By 2041, demographic projections indicate significant shifts in Avondale Heights' age structure. The 85+ age group is projected to grow by 49%, reaching 1,012 people from 679. Notably, the combined 65+ age groups will account for 54% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 0-4 and 5-14 age groups are projected to have reduced numbers.