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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
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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 findings from AreaSearch, the resident count for Avondale Heights stands at approximately 12,863 by May 2026. This indicates a growth of 475 individuals (3.8%) from the 2021 Census, which documented 12,388 residents. This shift is calculated using the ABS estimated resident population of 12,861 in June 2025 combined with 54 validated new addresses identified after the Census. Such a population size results in a density of 2,377 persons per square kilometer, placing the locality in the top quartile of Australian areas analyzed. The 3.8% post-census growth rate is within 1.1 percentage points of the broader SA3 region (4.9%), indicating strong relative growth.
The main driver of this population increase was overseas migration, which was responsible for about 77.2% of the total growth in recent times. AreaSearch incorporates projections from the ABS and Geoscience Australia published in 2024 using 2022 as the baseline year for each SA2. Where these projections are unavailable, the VIC State Government's 2023 Regional/LGA projections are used, adjusted via a weighted aggregation of population expansion from the LGA to the SA2 level. The age structure growth patterns derived from these calculations are applied to all locations for the period spanning 2032 to 2041. Future demographic projections suggest the area will experience growth slightly below the national median, with a projected increase of 1,013 residents by 2041 relative to the most recent annual ERP data, representing a total rise 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 68 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 SA2 boundary and are updated monthly as the ABS releases them.
Detail
Avondale Heights records an average of about 84 home approvals annually, with 424 residences approved during the prior 5 financial years (from FY-21 to FY-25) and 77 approvals recorded during FY-26 so far. An average ratio of 0.5 people moving to the area for every completed dwelling during the prior 5 financial years (from FY-21 to FY-25) suggests that building supply is meeting or exceeding local demand, which supports buyer selection and allows for population expansion beyond current projections, with new builds averaging a construction cost of $402,000. Compared to Greater Melbourne, Avondale Heights displays a comparable per capita rate of construction, maintaining a balanced property market aligned with regional trends.
Recent building approvals show 32.0% are stand-alone houses while 68.0% consist of semi-detached or high-density dwellings. This concentration of higher-density options supports more budget-friendly entry points and draws interest from downsizers, property investors, and first-home buyers. This pattern represents a marked departure from the established housing stock (which stands at 77.0% houses), reflecting fewer available development plots alongside changing buyer preferences and budget considerations. The area records approximately 207 people for every dwelling approval, indicating a low-density development landscape. Future demographic projections indicate that Avondale Heights will add 1,011 residents by 2041 based on the most recent AreaSearch quarterly metrics. If current construction rates continue, the supply of housing will comfortably satisfy demand, establishing favourable conditions for buyers and potentially supporting population growth that surpasses current 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 124 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $88.7 billion. 32 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
Local infrastructure projects, planning choices, and development works represent key factors in regional performance. AreaSearch has identified 11 projects likely to influence the area. Principal developments include Reimagining Avondale Heights, Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, and Thomas Holmes Street Affordable Housing, with the most relevant detailed in the list below.
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.
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.
Rosemont Townhomes
Rosemont introduces a collection of 42 modern townhomes in a hidden pocket of Keilor East, positioned on undulating topography with private courtyards and secondary living spaces. Designed by Jesse Ant Architects, each home features refined materials, modern elegance, light-filled environments, Miele appliances, stone benchtops, and a choice of dark or light color schemes.
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 10,474, 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
Avondale Heights is home to a highly qualified labor force, featuring a strong contingent in professional services, a low unemployment rate of 2.2%, and stable employment levels over the prior year. In March 2026, 6,281 local citizens are employed, with the unemployment rate tracking 2.6% lower than the Greater Melbourne average of 4.8%, while participation in the workforce is notably lower (59.6% relative to 70.2% in Greater Melbourne). Census data shows that a substantial 30.6% of workers performed their duties from home, though this figure may reflect the influence of Covid-19 pandemic restrictions.
The primary employment fields for local residents are health care & social assistance, retail trade, and construction. The community displays a distinct concentration in finance & insurance, where the proportion of workers is 1.3 times the regional average. Conversely, professional & technical services are less common, employing 8.7% of residents compared to 10.1% across the region. The largely residential character of the suburb means local job availability is somewhat restricted, as shown by the comparison of Census local workers to resident workers. An analysis of SALM and ABS statistics by AreaSearch shows that during the 12-month period, employment rose by 0.3% while the total labor force contracted by 0.6%, resulting in a 0.9 percentage point decrease in the unemployment rate. Over the same timeframe, Greater Melbourne saw employment rise by 2.1%, labor force size grow by 2.3%, and the unemployment rate increase by 0.2 percentage points. National employment projections from Jobs and Skills Australia released in May-25 offer additional context on future demand in Avondale Heights. These five and ten-year forecasts have been combined with the local workforce distribution to project future employment movements. Although national employment is expected to rise by 6.6% over five years and 13.7% over ten years, growth rates vary widely by industry. Projecting these national industry trends onto the local labor profile suggests Avondale Heights's employment base will expand by 6.5% over five years and 13.3% over ten years (this represents a direct mathematical weighting for illustration and does not incorporate local population forecasts).
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
The Avondale Heights SA2 area has a median taxpayer income of $59,254 and an average taxpayer income of $74,125 based on the most recent postcode ATO data compiled by AreaSearch for the 2023 financial year. This exceeds the national average, though it compares to a median of $57,688 and an average of $75,164 across Greater Melbourne. Accounting for a 9.62% increase in the Wage Price Index since the 2023 financial year, current estimates would stand at roughly $64,954 for the median and $81,256 for the average as of March 2026.
According to the 2021 Census, weekly household income is at the 40th percentile ($1,587 weekly), while personal income ranks at the 22nd percentile. The income distribution shows 26.9% of the population (3,460 people) earning in the $1,500 - 2,999 range, which is similar to the regional average of 32.8%. After housing costs are met, 85.3% of income is available for other household spending, and the SEIFA index for income places the area in the 6th decile.
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
The distribution of housing types in Avondale Heights at the last Census was 77.0% stand-alone houses and 23.1% semi-detached, units, or other dwelling types, compared to 67.9% houses and 32.1% alternative dwellings across the Melbourne metropolitan area. Home ownership rates in Avondale Heights were notably higher than the Melbourne average, with 49.3% owning their homes outright, while the remaining homes were held under a mortgage (30.1%) or occupied by renters (20.6%). The median monthly mortgage payment in the suburb was higher than the Melbourne metropolitan average at $2,167, and the median weekly rent was $400, compared to metropolitan averages of $2,000 and $390 respectively.
Compared nationally, mortgage commitments in Avondale Heights are higher than the Australian average of $1,863, while weekly rental payments also exceed the national median 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 the majority of local households at 74.7%, consisting of couples with children at 34.8%, couples without children at 26.5%, and single parent families at 11.9%. Non-family living arrangements account for the remaining 25.3% of households, with single person dwellings representing 23.2% and group houses making up 2.1%. The median household occupancy of 2.6 people matches the metropolitan average for Greater Melbourne.
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
The proportion of residents with tertiary qualifications in Avondale Heights is lower than the metropolitan average, with 29.6% of individuals aged 15+ holding a university degree, compared to 37.0% in Greater Melbourne. This indicates opportunities for further educational attainment and professional training. Bachelor degrees represent the most common university qualification at 21.4%, followed by postgraduate degrees (5.8%) and graduate diplomas (2.4%). Vocational and technical training is common, with 26.0% of the population aged 15+ holding vocational qualifications, split between advanced diplomas (9.3%) and certificate courses (16.7%). A total of 24.8% of the local population is enrolled in formal studies, which includes 8.7% attending primary schools, 6.4% in high schools, and 4.9% undertaking higher education courses.
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
Public transport analysis identifies 45 bus stops operating in Avondale Heights. These stops are served by 7 distinct routes, which accommodate 1,990 passenger trips each week. Access to transit is rated as good, with dwellings situated an average of 239 meters from the closest stop. Given the residential nature of the suburb, the majority of workers travel outside the area, with private vehicles remaining the primary choice at 88% and rail transport accounting for 5%. Households own an average of 1.4 cars. A high proportion of residents (30.6%) worked from home according to the 2021 Census, which may have been influenced by pandemic conditions.
Transit services average 284 daily trips across the network, which translates to about 44 weekly departures from each 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
Based on AreaSearch's evaluation of mortality data and the prevalence of long-term health issues, health outcomes in Avondale Heights are below the national average. The rate of common health problems in the general population is average, though it rises above the national baseline among older age cohorts, while the proportion of residents with private health insurance is high at approximately 56% of the population (~7,216 people). Arthritis and mental health conditions are the most prevalent medical issues, affecting 9.1% and 7.0% of the population respectively, while 67.7% of residents reported having no chronic medical conditions, compared to 72.6% across Greater Melbourne.
Residents under the age of 65 experience better health outcomes than the national average. The suburb has 25.8% of its population aged 65 and over (3,321 people), which is higher than the Greater Melbourne average of 15.0%. Health indicators for senior residents present some difficulties, ranking lower nationally than the outcomes seen in the broader local 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
Avondale Heights exhibits a high level of cultural diversity, with 41.4% of residents born outside Australia and 48.8% speaking a language other than English in the home. The primary religious affiliation is Christianity, accounting for 67.3% of residents, compared to 43.0% recorded across Greater Melbourne. Regarding ancestry (based on parents' place of birth), the three largest heritages represented in Avondale Heights are Italian at 19.7% of the population (which is higher than the metropolitan average of 5.2%), Australian at 13.0% (which is lower than the metropolitan average of 18.4%), and Other at 12.5%.
There are also distinct differences in other ethnic backgrounds, with Croatian heritage overrepresented at 3.0% of the population (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 78% of areas nationally. 21.0% 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 years in Avondale Heights is higher than the Greater Melbourne average of 37 and the national median of 38 years. Compared to Greater Melbourne, Avondale Heights has a higher proportion of residents in the 75 - 84 age group (10.4%) and fewer in the 25 - 34 bracket (10.5%). Since the 2021 Census, the proportion of residents aged 15 to 24 grew from 9.5% to 10.5%, while the 65 to 74 demographic decreased from 11.5% to 10.6%. By 2041, demographic projections indicate shifts in the local age profile, with the 85+ cohort expected to increase by 56% (348 people) to reach 971, up from 622.
The collective age cohorts over 65 will make up 50% of the total population growth, reflecting an aging population, whereas the cohorts aged 5 to 14 and 0 to 4 are projected to decrease in size.
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 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) | 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 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 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 (210011533). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.