Chart Color Schemes
This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
Find a Recent Sale
Sales Detail
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 research conducted by AreaSearch, the population of Avondale Heights stands at approximately 12,866 as of Aug 2026. This represents an addition of 478 people (3.9%) relative to the 2021 Census tally of 12,388 people. Such movement draws upon the ABS estimated resident population figure of 12,861 recorded as of June 2025 alongside 53 validated new addresses identified following the Census. With 2,378 persons per square kilometer, the locality ranks in the top quartile among nationally assessed areas for population density. The local expansion rate of 3.9% since census sits within 1.0 percentage points of the broader SA3 area (4.9%), indicating sound growth dynamics.
Net overseas migration served as the primary driver of this demographic expansion, accounting for roughly 77.2% of recent net population additions. Projections from ABS/Geoscience Australia released in 2024 (using 2022 as the base year) are incorporated by AreaSearch for SA2 boundaries. Where localities lack coverage under that series, the VIC State Government's Regional/LGA projections from 2023 are applied via a weighted aggregation methodology translating LGA gains down to SA2 zones. These aggregated age-specific growth trajectories are likewise utilized across every district for 2032 to 2041. Based on expected demographic patterns, local gains are projected slightly below the national statistical area median, with the community anticipated to add 998 persons to 2041 according to recent annual ERP data, amounting to a cumulative rise of 7.7% over the 16 years.
Frequently Asked Questions - Population
422 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. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Annual residential building approvals in Avondale Heights have averaged roughly 84 dwellings, yielding 422 homes across the preceding 5 financial years. With an intake averaging only 0.5 new residents per year per completed dwelling across the past 5 financial years (between FY-22 and FY-26), local building activity is keeping pace with or exceeding demand, widening options for purchasers and facilitating expansion that may surpass initial expectations, with newly constructed residences carrying an average construction value of $524,000. Per capita residential construction in Avondale Heights closely tracks Greater Melbourne, reinforcing local market equilibrium alongside broader metropolitan trends.
Building approvals are divided between 35.0% detached houses and 65.0% attached dwellings. This transition toward higher-density formats creates accessible price points catering to downsizers, first-home purchasers, and investors. It marks a clear departure from the prevailing neighbourhood fabric (which currently features 77.0% houses), signaling tightening land availability while answering the call for diversified, budget-friendly housing choices. With roughly 201 people per approval, the suburb maintains a low-density character overall. Looking forward, the latest AreaSearch quarterly estimate indicates that Avondale Heights is on track to add 993 residents through to 2041. Sustaining recent construction volumes will enable dwelling supply to comfortably absorb incoming demand, fostering favorable buyer conditions and potentially enabling local demographic growth to outperform existing 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 3 current infrastructure and development projects inside Avondale Heights, worth an estimated $350 million. A further 125 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $100.7 billion. 33 are already under construction and 33 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
Major infrastructure developments, planning schemes, and capital projects play a key role in shaping district growth. AreaSearch has pinpointed 11 major projects with potential local implications. Primary initiatives include 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.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
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 59.6%. 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 10,477, 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 labour market in Avondale Heights is characterized by qualified workers and solid representation in professional services, maintaining a low jobless rate of 2.2% alongside consistent labour stability over the preceding twelve months. Employment count stood at 6,281 residents as of March 2026, while the local unemployment rate sits 2.6% below Greater Melbourne's 4.8%. However, the local participation rate of 59.6% trails the Greater Melbourne figure of 70.1% by a substantial margin. Census records show that 30.6% of local workers operated from home, though potential distortions from Covid-19 restrictions should be noted.
The primary employment sectors among local workers consist of health care & social assistance, retail trade, and construction. Finance & insurance constitutes an area of pronounced concentration, showing a local worker concentration 1.3 times the regional average. Conversely, professional & technical roles account for only 8.7% of the Avondale Heights labour pool compared to 10.1% across Greater Melbourne. Because of its primarily residential character, local employment capacity remains constrained relative to the resident workforce size indicated by Census daytime employment metrics. According to AreaSearch evaluations of ABS and SALM releases, the twelve-month timeframe recorded a 0.3% rise in employment alongside a 0.6% reduction in the overall workforce, which reduced the local unemployment rate by 0.9 percentage points. Over the same span, Greater Melbourne registered a 2.1% expansion in employment and a 2.3% gain in labour force, accompanied by a 0.2 percentage point rise in unemployment. Projections released by Jobs and Skills Australia as of Mar-26 provide broader perspective on future hiring demand across five- and ten-year horizons. Nationally, employment is modeled to rise by 6.6% over five years and 13.7% over ten years, with performance varying widely by sector. When applying these national industry trajectories to the local occupational breakdown, employment for Avondale Heights is projected to grow by 6.5% over five years and 13.3% over ten years (noting this represents an unadjusted weighted extrapolation for context rather than a localized population forecast).
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 $59,254 a year against an average of $74,125. 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
Taxation records compiled by AreaSearch for financial year 2023 from the ATO indicate personal earnings in the Avondale Heights SA2 sit higher than national benchmarks. Taxpayers in Avondale Heights recorded a median income of $59,254 and an average income of $74,125, compared with $57,688 and $75,164 across Greater Melbourne. Factoring in a 9.62% increase in the Wage Price Index since financial year 2023, updated figures reach approximately $64,954 (median) and $81,256 (average) as of March 2026. Data from the Census 2021 shows household earnings ranking at the 40th percentile ($1,587 weekly) alongside an individual income ranking at the 22nd percentile.
The largest group of local income earners comprises 26.9% of residents (3,460 people) within the $1,500 - 2,999 bracket, closely aligning with the 32.8% regional proportion. Residual income following housing commitments stands at 85.3%, placing the area 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 show that the residential building stock in Avondale Heights was composed of 77.0% houses and 23.1% other dwellings (incorporating apartments, semi-detached properties, and 'other' dwellings), whereas Melbourne metro recorded 67.9% houses and 32.1% other dwellings. Outright home ownership reached 49.3%, outperforming the metropolitan average, while 30.1% of homes were mortgaged and 20.6% were tenanted. Monthly median mortgage costs stood at $2,167 locally compared to $2,000 regionally, while typical weekly rents were $400 in the suburb versus $390 across Melbourne metro. In a nationwide context, local mortgage servicing significantly exceeds the Australian average of $1,863, and weekly rents surpass the broader 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
Family arrangements represent the dominant living structure, comprising 74.7% of all households. This group consists of 34.8% couples with children, 26.5% couples without children, and 11.9% single parent families. Non-family residences make up the remaining 25.3%, of which lone person households account for 23.2% and group households represent 2.1%. The area's 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
Tertiary attainment in Avondale Heights trails metropolitan levels, with 29.6% of residents aged 15+ holding a university degree relative to 37.0% across Greater Melbourne. Among degree holders, bachelor qualifications represent 21.4%, postgraduate degrees make up 5.8%, and graduate diplomas account for 2.4%. Vocational education is strongly represented, with 26.0% of residents aged 15+ holding technical credentials, broken down into advanced diplomas (9.3%) and certificates (16.7%). Formal education engages 24.8% of the local population. This cohort comprises 8.7% enrolled in primary education, 6.4% attending secondary education, and 4.9% undertaking tertiary education.
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
Public transport connectivity within Avondale Heights includes 45 active transport stops dedicated to local bus networks. These stops are served by 7 individual routes that together operate 3,177 weekly passenger trips. Transit access is generally convenient, with locals living an average of 239 meters from the closest boarding point. Because the suburb is primarily residential, outbound commuting prevails, with 88% of journeys made by car and 5% by train. Private vehicle ownership stands at 1.4 per dwelling. Additionally, 30.6% of residents worked from home according to the 2021 Census, which may reflect pandemic-era workplace conditions.
Service frequency averages 453 trips per day across the network, translating to 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 56.1% hold private health cover. The standardised death rate runs at 6.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Evaluations by AreaSearch regarding chronic illness incidence and mortality rates point to lower general health ratings for Avondale Heights. Chronic conditions track near standard levels across the wider populace but present higher incidence within older cohorts, while private hospital coverage is held by approximately 56% of the population (~7,217 people). Prevalent medical conditions reported locally include arthritis (affecting 9.1% of residents) and mental health issues (affecting 7.0%), while 67.7% of locals reported no chronic health diagnoses compared to 72.6% across Greater Melbourne. Health metrics for residents aged under 65 are above average.
Senior citizens aged 65 and over comprise 25.1% of the suburb (3,230 people), markedly higher than the 15.1% share across Greater Melbourne, and this age segment experiences greater health burdens that nevertheless rate comparatively well against national senior benchmarks.
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 forms the predominant religious affiliation, encompassing 67.3% of the community compared to 43.0% across Greater Melbourne. Regarding parental lineage, the three leading ancestries in Avondale Heights are Italian at 19.7% (compared to the regional level of 5.2%), Australian at 13.0% (against 18.4% regionally), and Other at 12.5%. Further distinct cultural representations include Croatian ancestry at 3.0% (vs 0.7% regionally), Vietnamese at 6.0% (vs 1.9%), and Greek at 5.9% (vs 2.7%).
Frequently Asked Questions - Diversity
The median resident of Avondale Heights is 45, older than 78% of areas nationally. 21.6% 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
Avondale Heights maintains an older demographic profile geared toward lifestyle and retirement. Estimates for August 2026 indicate that 25.1% of the community consists of retiree and elderly cohorts (65+), substantially above the 15.1% observed across Greater Melbourne, while young to middle aged adults (25 - 44) account for 25.0% locally versus 32.1% across the metropolitan area. The median age is an estimated 45 as at August 2026, identical to the 2021 Census figure and 8 years older than the Greater Melbourne median of 37 at that Census, which compared to an Australian median of 38.
The proportion of retiree and elderly cohorts has eased from 26.7% at the Census to an estimated 25.1%. By 2041, seniors are projected to generate the largest absolute gain, increasing by 621 (19%) to 3,852, whereas the young to middle aged cohort is expected 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 Sep 2026.
Everything is aggregated to the SA2 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 last month 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 last month 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 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 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 Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 3 months ago all 3 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 6 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 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago 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 (210011533). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.