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 was around 13,511 as of November 2025. This figure shows an increase of 1,123 people since the 2021 Census, which recorded a population of 12,388. The change is inferred from ABS data showing an estimated resident population of 12,822 in June 2024 and an additional 52 validated new addresses since the Census date. This results in a density ratio of 2,497 persons per square kilometer, placing Avondale Heights in the upper quartile compared to other locations assessed by AreaSearch. The area's growth rate of 9.1% since the 2021 census exceeded the SA3 area average of 7.3%. Overseas migration was the primary driver of population growth 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, AreaSearch utilises 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 years 2032 to 2041. By 2041, Avondale Heights' population is projected to increase by just below the median of national areas, with an expected expansion of 1,101 persons, reflecting a total increase of 3.0% over the 17 years.

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, around 424 homes have been approved, with an additional 42 approved so far in FY26.

On average, about 0.5 people per year moved to the area for each dwelling built during these years. This suggests that new supply is meeting or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average construction cost value of new homes being built is around $402,000. Comparatively, Avondale Heights has similar development levels per person to Greater Melbourne, maintaining market equilibrium consistent with surrounding areas. New building activity shows 32.0% detached houses and 68.0% medium and high-density housing, indicating a shift from the current housing mix of 77.0% houses.

This change reflects reduced availability of development sites and addresses 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 area is forecasted to gain approximately 412 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 likely impacting the area. Notable ones are Reimagining Avondale Heights, Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, and Thomas Holmes Street Affordable Housing.

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 professional services well represented. 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, with an unemployment rate of 1.5% below Greater Melbourne's rate of 4.7%. Workforce participation in Avondale Heights lagged behind Greater Melbourne's at 60.4% compared to 71.0%. According to Census responses, 30.6% of residents worked from home, potentially influenced by Covid-19 lockdown impacts. The leading employment industries among residents were health care & social assistance, retail trade, and construction.

Finance & insurance had an employment share 1.3 times the regional level, while professional & technical services employed only 8.7% of local workers compared to Greater Melbourne's 10.1%. Over the year to September 2025, employment increased by 1.2%, while labour force grew by 1.6%, causing the unemployment rate to rise by 0.4 percentage points. In contrast, Greater Melbourne recorded employment growth of 3.0% and a smaller increase in unemployment rate of 0.3 percentage points. National employment forecasts from Jobs and Skills Australia, published in May-25, project an expansion of 6.6% over five years and 13.7% over ten years. Applying these projections to Avondale Heights's employment mix suggests local employment should increase by 6.5% over five years and 13.3% over ten years, though these are simple extrapolations for illustrative purposes only and do not account for localized population projections.

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

AreaSearch aggregated latest postcode level ATO data released for financial year ending June 2023. Avondale Heights SA2 had a median income among taxpayers of $59,254 and an average income of $74,125. Nationally, the median was $57,688 and the average was $75,164. By September 2025, estimates suggest median income will be approximately $64,142 and average income will be around $80,240, based on an 8.25% Wage Price Index growth since financial year ending June 2023. According to the 2021 Census, Avondale Heights' household income ranked at the 40th percentile ($1,587 weekly) and personal income at the 22nd percentile. Income distribution showed that 26.9% of locals (3,634 people) fell into the $1,500 - 2,999 category. After housing costs, 85.3% of income remained for other expenses. Avondale Heights' SEIFA income ranking placed 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' dwellings, 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 stood at 49.3%, with mortgaged properties at 30.1% and rented ones at 20.6%. The median monthly mortgage repayment was $2,167, above 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 exceeded the Australian average of $1,863, while rents were higher than 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%. 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 trail regional benchmarks; 29.6% of residents aged 15+ hold university degrees compared to Greater Melbourne's 37.0%. This gap indicates potential for educational development and skills enhancement. Bachelor degrees are most prevalent at 21.4%, followed by postgraduate qualifications (5.8%) and graduate diplomas (2.4%). Trade and technical skills are prominent, with 26.0% of residents aged 15+ holding vocational credentials – advanced diplomas (9.3%) and certificates (16.7%).

A substantial 24.8% of the population actively pursues 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, with a mix of bus services. These are served by 7 routes, offering 1,990 weekly passenger trips in total. Transport accessibility is rated good, with residents located an average of 239 meters from the nearest stop. Most residents commute outward due to its residential nature. Cars remain the dominant mode at 88%, while trains account for 5%. On average, there are 1.4 vehicles per dwelling.

According to the 2021 Census, 30.6% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 284 trips daily across all routes, equating to approximately 44 weekly trips per individual 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 residents is somewhat typical but higher than the national average for older cohorts. Approximately 56% (~7,579 people) have private health cover, which is very high. The most common medical conditions are arthritis (9.1%) and mental health issues (7%). About 67.7% of residents claim to be completely clear of medical ailments, compared to 72.6% across Greater Melbourne. Health outcomes for the under-65 population are better than average. The area has a higher proportion of seniors aged 65 and over at 26.4% (3,572 people), compared to Greater Melbourne's 14.9%. Health outcomes among seniors present some challenges but rank lower nationally than those for 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. The predominant religion in Avondale Heights is Christianity, accounting for 67.3% of the population, compared to 43.0% across Greater Melbourne. The top three ancestry groups based on country of birth of parents are Italian (19.7%), Australian (13.0%), and Other (12.5%).

Notably, Croatian (3.0%) and Vietnamese (6.0%) populations are overrepresented in Avondale Heights compared to the regional averages of 0.7% and 1.9%, respectively. Greek population is also higher than the regional average at 5.9%.

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

The median age in Avondale Heights is 45 years, which is 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 (10.6%) but fewer residents aged 25-34 (10.3%). According to the 2021 Census, the population aged 35-44 grew from 13.4% to 14.1%, while the population aged 55-64 decreased from 11.1% to 10.2%. By 2041, demographic projections show significant shifts in Avondale Heights' age structure. The 85+ age group is projected to grow by 52%, reaching 1,012 people from the current 666. Notably, the combined population aged 65 and above will account for 54% of total population growth, reflecting the area's aging demographic trend. In contrast, both the 5-14 age group and the 0-4 age group are projected to decrease in numbers.