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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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Northcote - East has an estimated 15,971 residents, up from 15,068 at the 2021 Census — a change of 903 people, or 6.0%. 129 new addresses have been validated here since Census night. Overseas migration accounts for 84.1% of that increase. That puts 4,550 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
AreaSearch evaluates the population of Northcote - East to be approximately 15,971 as of Aug 2026, marking an expansion of 903 people (6.0%) above the 15,068 people recorded in the 2021 Census. This calculation incorporates the ABS estimated resident population figure of 15,969 as of June 2025 alongside 129 validated new addresses established post-Census. With a density of 4,550 persons per square kilometer, the locality ranks in the top 10% of areas assessed nationwide by AreaSearch, underscoring intense demand for local land. The post-census increase of 6.0% sits within 2.0 percentage points of the broader SA3 area (8.0%), confirming sound growth dynamics.
Inbound overseas migration formed the primary driver of demographic expansion, delivering roughly 84.1% of recent net gains. Projections for each SA2 area rely on ABS/Geoscience Australia models released in 2024 using 2022 as a base year, while unrepresented SA2s use 2023 VIC State Government Regional/LGA projections adjusted via weighted growth aggregation from LGA down to SA2 boundaries. Aggregated age-bracket growth trajectories are likewise applied to every location for 2032 to 2041. Future demographic modelling indicates superior expansion that ranks within the top 10 percent of statistical regions across Australia, with the locality projected to add 6,197 persons to 2041 relative to current annual ERP figures, representing an overall rise of 38.8% over the 16 years.
Frequently Asked Questions - Population
295 new dwellings have been approved in Northcote - East over the past five years, an average of 59 a year. That is 3.8 approvals per 1,000 residents. Of the 59 dwellings approved in the latest reporting year, 41% 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 Northcote - East have averaged roughly 59 dwellings, totaling 295 homes across the last 5 financial years (from FY-22 to FY-26). Because local population contracted in recent times, this incoming supply has likely satisfied prevailing demand to give purchasers ample selection, with newly approved residences carrying an average construction cost of $756,000 to highlight builder emphasis on the higher-tier property market. In addition, commercial construction approvals totaled $5.4 million during this financial year, reflecting subdued non-residential development. Per-capita building approval volumes in Northcote - East mirror those of Greater Melbourne, matching regional patterns to reinforce market stability despite recent slowing in construction volume.
The breakdown of newly approved homes consists of 41.0% detached dwellings alongside 59.0% medium and high-density formats. Emphasizing higher-density structures delivers more accessible price thresholds suitable for downsizers, first-home purchasers, and investors. Representing approximately 411 people per approval, the district exhibits the characteristics of an established, mature market. Demographic projections indicate an influx of 6,195 residents into Northcote - East through to 2041 from the latest AreaSearch quarterly benchmark. Should current approval volumes persist unchanged, new housing additions could lag behind population gains, potentially intensifying buyer rivalry and driving upward pricing momentum.
Frequently Asked Questions - Development
Development applications around Northcote - East
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 9 current infrastructure and development projects inside Northcote - East, worth an estimated $691 million. A further 160 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $20.6 billion. 55 are already under construction and 71 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and communities. 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
Strategic developments, major infrastructure projects, and planning frameworks play a central role in shaping local area dynamics. AreaSearch has pinpointed 25 initiatives expected to influence the district, including major works such as Northcote Green (Northcote Plaza Redevelopment), YarraBend - Papersmith Apartments, McDonald's Northcote, and Northcote Railway Station Upgrade, with prime projects outlined in the following section.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Northcote Green (Northcote Plaza Redevelopment)
A $500 million revitalization of the southern 15,000 sqm portion of Northcote Plaza. The VCAT-approved masterplan, designed by Fender Katsalidis, features four residential towers (up to 18 storeys) containing approximately 605 apartments, including a Build-to-Rent component and a 10% commitment to social and affordable housing. The precinct includes 6,500 sqm of new retail space, 15,000 sqm of A-grade office space, a central park, and a public through-site link connecting High Street to All Nations Park.Key amenities include a library, cinema, and a residents gymnasium.
Bastings Community
47 architecturally designed, fossil fuel-free townhouses by KUD for Lucent Group. Features a 7.5 Star NatHERS rating, rooftop solar, north-facing courtyards, and a central communal space.
Corner Northcote
Corner Northcote is an 18-residence townhouse development on the corner of Simpson and Roberts Streets in Northcote, four storeys over one building. The site sits metres from Dennis railway station and is close to Westgarth Primary School and the High Street shopping and dining strip. Construction is underway with the development currently listed as under construction and selling.
Thomas Embling Hospital Expansion
The Victorian Government is investing 515.7 million AUD to expand the Thomas Embling Hospital forensic mental health facility. The project delivers 82 additional beds, including a 34-bed women's precinct and a 48-bed medium security men's facility. It also features a new entry complex, clinical administration facilities, and a multi-deck carpark. This expansion implements key recommendations from the Royal Commission into Victoria's Mental Health System.
The Wilds Northcote
A collection of 15 carbon-neutral, fully electric detached houses on Merri Creek in Northcote, delivered by Beulah and designed by Edition Office. Homes feature solar arrays, passive design, double glazing and biophilic landscaping. Construction is underway with sales active; move-in targeted for 2026.
Alphington Village
A major mixed-use precinct on the former Amcor Paper Mill site, featuring 632 build-to-rent apartments, 150 affordable housing units, and 25,000sqm of retail and commercial space. The development includes six towers ranging from 5 to 14 levels, a Coles supermarket, ALDI, childcare centre, and community facilities centered around a village square.
Piedimonte Supermarket Redevelopment
The Piedimonte Supermarket Redevelopment is a mixed-use project in Fitzroy North that received VCAT approval in May 2021. The plan involves the demolition of the existing 1960s supermarket to make way for a new two-level 5,473sqm supermarket, 66 apartments, townhouses, and a cafe. The project includes the restoration of heritage facades on Scotchmer and Best Streets. As of April 2026, the project is under review by the developer following Yarra City Council's September 2025 decision to reject the sale of a critical laneway required for the full scope of the approved design.
Northcote Aquatic and Recreation Centre Redevelopment
State-of-the-art sustainable aquatic and recreation centre featuring indoor 25m and outdoor 50m pools, warm water rehabilitation pool, splash zones, 800sqm gymnasium, group fitness studios, sauna, steam room, spa facilities, cafe, and childcare. Achieved 6 Star Green Star rating and won multiple awards including 2024 Victorian Premier Design Awards. Opened November 2023 with over 8,000 members.
10,065 residents of Northcote - East are employed, from a labour force of 10,591. Unemployment sits at 5.0%, with participation at 76.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 12,681, about 79% 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 force in Northcote - East is highly qualified, showing standout concentration in the technology field, an unemployment rate standing at 5.0%, and a 3.6% increase in employment over the preceding year. There were 10,065 employed residents as of March 2026, while the jobless rate tracking 0.2% higher than Greater Melbourne's 4.8% is offset by an exceptionally high labour participation rate of 76.6% versus 70.1% across Greater Melbourne. Census records indicated that 52.9% of local workers performed their duties from home, though pandemic restrictions in place during Covid-19 should be noted.
Key employment sectors for resident workers are professional & technical, health care & social assistance, and education & training. Specialization in professional & technical fields is especially pronounced, capturing an employment share 1.6 times the regional benchmark. Conversely, construction employment remains modest at 5.2% compared to 9.7% regionally. Given its primarily residential character, local employment opportunities within the boundary are limited when comparing resident worker counts against the Census working population. AreaSearch's evaluation of ABS and SALM figures shows that over the 12 months leading to March 2026, resident employment rose by 3.6% against a 3.7% expansion in the labour pool, nudging the unemployment rate upward by 0.1 percentage points. Across Greater Melbourne over the same timeframe, employment climbed 2.1% and the labour force increased 2.3%, leading to a 0.2 percentage points rise in unemployment. Long-term outlooks from Jobs and Skills Australia as of Mar-26 provide additional context on future local demand. When these five and ten-year national industry forecasts—projecting overall job growth of 6.6% over five years and 13.7% over ten years—are weighted against the area's specific industry composition, Northcote - East is estimated to achieve employment growth of 7.3% over five years and 14.8% over ten years (note that this weighting extrapolation serves illustrative purposes and excludes local population dynamics).
Frequently Asked Questions - Employment
Median household income in Northcote - East is $2,251 a week (about $117,000 a year), with median personal income at $1,130 a week. ATO records put median taxable income at $71,523 a year against an average of $99,385. 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
According to AreaSearch's evaluation of ATO postcode data for financial year 2023, Northcote - East SA2 taxpayers recorded a median income of $71,523 and an average of $99,385, ranking exceptionally high across Australia compared to Greater Melbourne's median of $57,688 and average of $75,164. Accounting for a 9.62% rise in the Wage Price Index since financial year 2023, updated estimates reach roughly $78,404 (median) and $108,946 (average) as of March 2026. Figures from the 2021 Census place local personal, family, and household earnings between the 81st and 87th percentiles nationally.
Income distribution shows the largest segment, comprising 27.8% of residents (4,439 people), falls into the $1,500 - 2,999 bracket, closely mirroring the wider metropolitan share of 32.8%. Affluence is further illustrated by the 38.7% of households taking in more than $3,000 per week, reinforcing robust purchasing power. Although shelter takes up 15.4% of earnings, elevated remuneration places disposable income at the 80th percentile and secures a SEIFA income score in the 9th decile.
Frequently Asked Questions - Income
Northcote - East had 6,049 occupied dwellings at the 2021 Census, 53% detached houses and 24% apartments. 31% are owned with a mortgage, 38% rented and 32% owned outright. At that Census the median rent was $461 a week and the median mortgage repayment $2,427 a month, a total housing cost higher than 80% of areas nationally. Rent absorbs 20.5% of household income here and mortgage repayments 24.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, residential dwellings in Northcote - East were divided into 53.1% separate houses and 46.9% semi-detached, apartments, or other residential formats, compared against 67.9% houses and 32.1% other dwellings across Melbourne metro. Outright property ownership mirrored the broader metropolitan level at 31.5%, while mortgaged properties accounted for 30.8% and rental arrangements made up 37.7%. Median monthly mortgage costs stood at $2,427 and median weekly rent reached $461, both well above the respective Melbourne metro benchmarks of $2,000 and $390. On a national scale, local monthly repayments substantially exceed the Australian figure of $1,863, with weekly rental rates also tracking well ahead of the national $375 baseline.
Frequently Asked Questions - Housing
Northcote - East counted 6,049 households at the 2021 Census, an estimated 6,412 today, averaging 2.4 people each. 28% are couples with children, against 24% couples without children. 30% of households are people living alone, and families average 1.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the majority of local living arrangements at 61.2%, consisting of 28.0% couples with children, 24.3% couples without children, and 7.9% single parent families. The remaining 38.8% consists of non-family households, including 30.3% single-occupant homes and 8.6% group shared living arrangements. The typical household contains 2.4 people, slightly below the Greater Melbourne median of 2.6.
Frequently Asked Questions - Households
57.0% of adults in Northcote - East hold a university qualification, including 33.2% with a bachelor degree and 17.3% with postgraduate qualifications, higher than 87% of areas nationally. A further 8.9% hold a vocational qualification. 2 schools serve the area, with 1,320 enrolment places and an average ICSEA of 1,152 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 qualification levels in Northcote - East substantially exceed state and national averages, as 57.0% of individuals aged 15+ hold a university degree compared with 33.4% across VIC and 30.4% across Australia, giving the community a significant advantage in knowledge-intensive sectors. Bachelor degrees represent the largest proportion at 33.2%, accompanied by postgraduate qualifications at 17.3% and graduate diplomas at 6.5%. Vocational credentials comprise 16.8% of qualifications among residents aged 15+, consisting of certificates (8.9%) and advanced diplomas (7.9%). Local educational engagement is elevated, with 28.9% of the population actively pursuing formal study.
Among these learners, 8.7% are enrolled in tertiary programs, 7.9% in primary schooling, and 7.0% attending secondary school.
Frequently Asked Questions - Education
Schools Detail
Public transport in Northcote - East reaches 75 stops on 13 routes, timetabled for about 8,500 services a week. The typical home sits about 140 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 0.9 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
Northcote - East is served by 75 public transport stops providing bus and lightrail connectivity across 13 unique routes, which together generate 8,463 weekly passenger trips. Access to public transit is rated as excellent, with typical walking distances to a stop averaging 139 meters. With the area being predominantly residential, outward commuting is standard; private cars serve as the main travel mode at 64%, complemented by 11% using trains and 10% commuting by bicycle. Household vehicle ownership stands at 0.9 per dwelling, which is under the metropolitan norm. A substantial 52.9% of workers worked from home according to the 2021 Census, which may reflect pandemic circumstances.
Transit services maintain an average volume of 1,209 trips per day across the network, translating to roughly 112 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
69.0% of residents in Northcote - East report no long-term health condition. 5.1% need daily assistance with core activities, and 70.4% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators in Northcote - East outshine national averages according to AreaSearch metrics on chronic disease and mortality, showing low rates of routine conditions among both younger and older demographics. Furthermore, private health insurance coverage is notably widespread at approximately 70% of residents (11,243 people), outperforming the 56.7% proportion in Greater Melbourne and the 55.7% national baseline. Mental health conditions and asthma represent the primary reported health challenges locally, affecting 11.3 and 8.3% of the community respectively, while 69.0% reported no long-term medical conditions compared to 72.6% regionally. Better-than-average outcomes are observed across residents under 65.
Those aged 65 and over make up 14.5% of the local population (2,311 people), with older cohorts recording above-average health results that align broadly with wider population benchmarks across the country.
Frequently Asked Questions - Health
Northcote - East is largely Australian-born, at 75.1% of residents, with 20.7% speaking a language other than English at home. The largest reported ancestries are English (23.5%) and Australian (19.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Northcote - East exceeds most comparable areas, with 24.9% of residents born abroad and 20.7% utilizing a language other than English in the home. Christianity represents the most common faith, accounting for 32.3% of the populace. Meanwhile, Judaism shows notable presence at 0.6% of local residents, compared to 1.0% across Greater Melbourne. Based on parental country of birth, the primary ancestries in Northcote - East are English (23.5%), Australian (19.7%), and Irish (10.8%). Distinct variations also exist among other heritages, with Greek ancestry significantly elevated at 7.0% versus 2.7% across the region, Italian standing at 6.3% versus 5.2%, and Macedonian representing 0.7% versus 0.7% regionally.
Frequently Asked Questions - Diversity
The median resident of Northcote - East is 38. 31.2% 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
Demographics in Northcote - East lean toward younger cohorts, with young to middle aged adults aged 25 - 44 representing 36.5% of the community as at August 2026 compared to 32.1% throughout Greater Melbourne, while the 0 - 24 youth cohort comprises 24.7% against 30.5% regionally. The estimated median age sits at 38 as at August 2026, identical to the 2021 Census and 1 year older than Greater Melbourne's median of 37 at that time. The 25 - 44 age bracket has expanded from 34.6% at the Census to an estimated 36.5%.
Looking ahead to 2041, residents aged 45 - 64 will see the greatest numerical increase, rising by 1,983 (51%) to reach 5,856, while the 65+ senior cohort will experience the quickest relative growth, advancing 73% to 3,993 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Northcote - East
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 | Aug 2026 last month all 9 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 Aug 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 — 129 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (15,068 at the 2021 Census → 15,971 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 (206021499). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.