Ascot Vale
VICAscot Vale is a growing suburb in VIC with 15,197 residents.
- SAL code
- 20075
- SA2
- 206031113
- Population
- 15,197
- LGA
- Moonee Valley
Ascot Vale, VIC had 15,197 residents at the 2021 Census, with the broader statistical area showing a 3.9% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 37. Households are most often couples with children, and those with a mortgage repay a median of $2,458 a month. Around 59.8% of homes are owner-occupied, with the largest single tenure being rented at 38.0%. Most dwellings are separate houses, making up 46.2% of the suburb's housing stock. The suburb has 17 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Ascot Vale, VIC at a glance
Ascot Vale is an established inner-NW Melbourne suburb ~6 km from the CBD in the City of Moonee Valley, framed by the Maribyrnong River to the west and Moonee Ponds Creek to the east. The housing mix runs from preserved Victorian and Edwardian cottages to inter-war bungalows and a growing layer of modern townhouses and apartments. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Ascot Vale is an inner-city suburb that still feels lived-in rather than slick. Union Road is the village spine — heritage hotels, specialty grocers, cafes — and Puckle Street in neighbouring Moonee Ponds is a short walk for a bigger shop. The Maribyrnong River edge anchors recreation: river trails, the Riverside golf course, tennis and netball courts. Ascot Vale station sits on the Craigieburn line (about 10 minutes to the City Loop) and tram routes 57 and 59 cover Mt Alexander and Union Roads. Schools include Ascot Vale Primary, Ascot Vale West Primary and St Mary's Catholic Primary; Ascot Vale Heights School at the Travancore Estate serves students with disabilities. In short: a well-connected, character-rich inner suburb with riverside green space and a working high-street, priced accordingly.
For investors
Ascot Vale is a capital-growth play with thin yield. Median house price ~$1.33M against $700/week rent gives a ~2.90% gross yield (Your Investment Property May 2026); units sit around $500K with ~$435/week rent. 12-month annual capital growth on houses ~+2.31%. Days-on-market 42 (houses) and 19 (units), with 239 house and 119 unit sales over 12 months — a deep, liquid market by inner-Melbourne standards (htag.com.au, April 2026).
Strengths
- Deep, liquid inner-city market — ~358 combined house + unit sales in 12 months (htag.com.au, April 2026).
- Tight unit DOM at 19 days (down ~54% YoY) signals strong leasing and resale velocity.
- Heritage stock on standard inner lots gives renovation and dual-occupancy optionality.
- Direct Craigieburn line + tram coverage = durable rental demand from CBD commuters.
Trade-offs
- Gross yield ~2.7-2.9% on houses (Your Investment Property May 2026) — negative-gearing territory at current rates.
- Annual house growth +2.31% over the past year is muted versus the long-run inner-Melbourne average.
- House DOM 42 days (htag.com.au, April 2026) is longer than unit stock — entry-level houses move faster than the upper end.
- Major public housing renewal nearby (Dunlop Avenue) means construction disruption from mid-2026 through 2027+.
What's coming
Moonee Valley's Draft Budget 2026/27 proposes $43.8M of capital works across the city. The biggest local change is the Ascot Vale Public Housing Estate renewal: Homes Victoria has progressed Stage 2 on Dunlop Avenue, with demolition scheduled for mid-2026 and construction from 2027 — a multi-year uplift in dwelling supply and amenity on the estate footprint.
Bottom line
For homebuyers: an inner-NW suburb with heritage character, river access and a 10-minute train to the city. For investors: a long-horizon capital-growth play with thin current yield and a multi-year estate-renewal overhang.
Population
?15,197
Suburb · Census 2021
5-Year Growth
+3.9%
3yr: +8.3% · 10yr: +7.7%
SA2 · 5yr
Household Income
$2,192/wk
Suburb · Census 2021 median
Median Age
37
Suburb · Census 2021
Socio-Economic Index
?6/10
SA2 · middle-range
Unemployment
?8.6%
SA2 · Q4 2025
Schools
4
3 primary
Hospitals
No data for this suburb
Childcare services
?11
4 long day, 4 OSHC, 1 family
Parks & green space
?17
Parks, reserves
Transport stops
?57
GTFS stops
Dwelling approvals
?41
Moonee Valley · Feb 2026
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Ascot Vale (SA2)
ABS publishes annual estimates only at SA2; Ascot Vale suburb alone is ~15,197 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 12,516 to 16,398 over 24 years, averaging 1.1% per year.
Schools
4 in suburbSector
3 public · 1 private
Type
3 primary · 1 special
Total enrolment
1,258
Avg per school
315
Government school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 9.3%Mostly detached houses (46.2%), mixed tenure (59.8% own or mortgage).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
This suburb falls outside every bushfire polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: Vicmap Planning — Bushfire Prone Area + Vicmap flood overlays.
Flood risk
Source: VIC DTP Vicmap Planning Overlay (flood codes)
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
11 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| R1Z | Residential 1 ZoneResidential | 49.0% | 1.88 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 25.3% | 0.97 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 14.8% | 0.57 km² |
| TRZ2 | TRZ2Special use | 3.3% | 0.13 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 1.9% | 0.07 km² |
| B1Z | Business 1 ZoneBusiness | 1.5% | 0.06 km² |
| B2Z | Business 2 ZoneBusiness | 1.4% | 0.05 km² |
| MUZ | Mixed Use ZoneResidential | 0.8% | 0.03 km² |
| TRZ1 | TRZ1Special use | 0.7% | 0.03 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 0.7% | 0.03 km² |
| CDZ1 | Comprehensive Development Zone Schedule 1Business | 0.5% | 0.02 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.