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 of November 2025, is approximately 12,850. This figure represents an increase of 462 people, a 3.7% rise since the 2021 Census which reported a population of 12,388. The change was inferred from the estimated resident population of 12,822 as of June 2024 and an additional 52 validated new addresses since the Census date. This results in a population density ratio of 2,375 persons per square kilometer, placing Avondale Heights in the upper quartile compared to national locations assessed by AreaSearch. The area's 3.7% growth since the census is within 0.8 percentage points of the SA3 area (4.5%), indicating competitive growth fundamentals. Population growth was primarily driven by overseas migration during recent periods.

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 the VIC State Government's Regional/LGA projections released in 2023, adjusted using a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Looking ahead, Avondale Heights is expected to experience population growth just below the national median by 2041, with an increase of 1,101 persons projected based on the latest annual ERP population numbers, reflecting an 8.3% total increase over the 17 years.

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

Avondale Heights has granted around 84 residential properties approval annually. Between FY-21 and FY-25, a total of 424 homes were approved, with an additional 34 approved so far in FY-26.

On average, about 0.5 people moved to the area each year for every dwelling built over these five financial years. This indicates 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 $402,000. Compared to Greater Melbourne, Avondale Heights has similar development levels per person, maintaining market equilibrium consistent with surrounding areas. New building activity shows 32.0% detached houses and 68.0% medium and high-density housing.

This shift towards compact living offers affordable entry pathways, attracting downsizers, investors, and first-time purchasers. This is a significant change from the current housing mix of 77.0% houses, reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. Avondale Heights reflects a low density area with around 205 people per approval. According to AreaSearch's latest quarterly estimate, the suburb is forecasted to gain 1,073 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 moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Eleven projects identified by AreaSearch are expected to impact the area significantly, with key initiatives including Reimagining Avondale Heights, Military Road and Clarendon Street Intersection Upgrade, Anthem Essendon, and Thomas Holmes Street Affordable Housing. The following list details those considered 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 professional services well-represented. Its unemployment rate is 3.1%, lower than the Greater Melbourne average of 4.7%.

Employment growth over the past year was estimated at 1.2%. As of September 2025, 6,275 residents are employed, with an unemployment rate of 1.5% below Greater Melbourne's figure and workforce participation at 54.5%, significantly lower than Greater Melbourne's 64.1%. Health care & social assistance, retail trade, and construction are the leading employment industries among residents. Finance & insurance is particularly specialized, employing 1.3 times the regional level.

However, professional & technical services employ only 8.7% of local workers, below Greater Melbourne's 10.1%. Over the year to September 2025, employment increased by 1.2%, while labour force grew by 1.6%, resulting in a rise in unemployment rate by 0.4 percentage points. In comparison, Greater Melbourne recorded employment growth of 3.0% and labour force growth of 3.3%, with unemployment rising by 0.3 percentage points. In broader context, as of 25-Nov-25, Victorian employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. Nationally, the unemployment rate was 4.3%, and employment growth outpaced the national average of 0.14%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Avondale Heights' employment should increase by 6.5% over five years and 13.3% over ten years, based on industry-specific projections applied to the local employment mix.

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 for financial year 2022. Avondale Heights SA2 had a median taxpayer income of $54,773 and an average income of $69,956. Nationally, the averages were $54,892 and $73,761 respectively in Greater Melbourne. By September 2025, estimates based on 12.16% Wage Price Index growth would be approximately $61,433 (median) and $78,463 (average). According to the 2021 Census, household income ranked at the 40th percentile ($1,587 weekly), with personal income at the 22nd percentile. Distribution data showed 26.9% of locals (3,456 people) in the $1,500 - 2,999 income 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' 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 75.8% houses and 24.2% other dwellings. Home ownership in Avondale Heights was higher than Melbourne metro at 49.3%, with mortgaged dwellings at 30.1% and rented ones at 20.6%. The median monthly mortgage repayment was $2,167, aligning with the Melbourne metro average, while the median weekly rent was $400, compared to Melbourne metro's $410. Nationally, Avondale Heights' mortgage repayments were significantly higher than the Australian average of $1,863, and rents exceeded the national figure of $375.

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

Family households constitute 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, aligning with Greater Melbourne's 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. As of the latest data, 29.6% of residents aged 15 years and over hold university degrees, compared to 37.0% in Greater Melbourne. 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 years and over holding vocational credentials – advanced diplomas (9.3%) and certificates (16.7%). A significant proportion of the population is actively pursuing formal education, with 24.8% engaged in studies. This includes 8.7% in primary education, 6.4% in secondary education, and 4.9% pursuing tertiary education.

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Avondale Heights has 46 active public transport stops, all of which are bus stops. These stops are served by 7 different routes that together facilitate 3,830 weekly passenger trips. The accessibility of these services is rated as good, with residents on average being located 239 meters from the nearest stop.

Across all routes, there are an average of 547 trips per day, which amounts to approximately 83 weekly trips per individual stop.

Health performance in Avondale Heights is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Avondale Heights faces significant health challenges, with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is very high at approximately 54% of the total population (~6,990 people), compared to 58.6% across Greater Melbourne.

The most common medical conditions in the area are arthritis and mental health issues, impacting 9.1 and 7.0% of residents respectively. Conversely, 67.7% of residents declare themselves completely clear of medical ailments, compared to 70.1% across Greater Melbourne. As of a recent study (date not specified), the area has 26.4% of residents aged 65 and over (3,397 people), which is higher than the 21.9% in Greater Melbourne. Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

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 dominant religion in Avondale Heights, making up 67.3% of the population, compared to 66.4% across Greater Melbourne. The top three ancestry groups are Italian (19.7%), Australian (13.0%), and Other (12.5%).

Notably, Croatian (3.0%) is overrepresented in Avondale Heights compared to the regional average of 2.0%. Similarly, Vietnamese (6.0%) and Greek (5.9%) are also overrepresented compared to their respective regional averages of 2.3% and 5.0%.

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 Australia's median age 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 55-64 age group declined 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 60%, reaching 1,012 people from 633. Notably, the combined 65+ age groups will account for 52% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 5-14 and 0-4 age groups are projected to decrease in number.