Boronia
VICBoronia is a growing suburb in VIC with 23,607 residents.
- SAL code
- 20304
- SA2
- 211011446
- Population
- 23,607
- LGA
- Knox
Boronia, VIC had 23,607 residents at the 2021 Census, with the broader statistical area showing a 3.5% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 39. Households are most often couples with children, and those with a mortgage repay a median of $1,870 a month. Around 69.9% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 39.8%. Most dwellings are separate houses, making up 71.7% of the suburb's housing stock. The suburb has 54 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
Boronia, VIC at a glance
Boronia is an established foothills suburb ~29 km east of Melbourne CBD in the City of Knox, sitting at the base of the Dandenong Ranges. The character is post-war detached housing on generous lots, with townhouses and apartments gradually infilling around the activity centre and station. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Boronia trades distance from the CBD for space, greenery and the Dandenongs on the doorstep. Streets are mostly single-storey brick-veneer homes from the 1960s-80s on standard quarter-acre lots, with newer townhouses clustering around the activity centre. The undergrounded Boronia Station puts you on the Belgrave line (~50 min to Flinders Street); the Eastlink ramp at Boronia Road is ~5 min, making the CBD ~40 min off-peak. Westfield Knox is ~6 min by car for the larger shop, while the Boronia Junction strip and Boronia Mall handle daily needs. The suburb is well stitched with parks, and the new Chandler Road shared path links recreation through to the foothills. Knox Central Primary (Darwin Rd) anchors the public-school catchment; secondary options include Boronia K-12 College and Fairhills High in neighbouring suburbs. In short: an affordable detached-housing pocket with the Dandenongs as a backyard, suited to buyers comfortable with a ~30 km eastern commute.
For investors
Boronia is a steady detached-housing market with modest yield. Median house sale $880,000 against $610/week rent gives a 3.64% gross yield; units sit at $696,500 / $570 / 4.44% (Your Investment Property May 2026). 12-month house growth +4.64% (units +5.53%); quarterly +1.38% / +2.43%. Days-on-market 20 across both segments. 279 house and 236 unit sales in the past 12 months — a deep, liquid market by outer-east standards.
Strengths
- Deep transactional market (~515 combined sales in 12 months) makes entry and exit straightforward.
- Unit segment outperforms on yield (~4.44%) and 12-month growth (~+5.53%) per Your Investment Property May 2026.
- Boronia Station upgrade + Renewal Strategy 2024 give a credible activity-centre uplift thesis.
- Detached stock on standard lots opens dual-occupancy and townhouse value-add plays consistent with Knox's infill direction.
Trade-offs
- House yield ~3.64% (Your Investment Property May 2026) is on the softer side for outer-east Melbourne cashflow plays.
- Days-on-market at 20 (vs. ~10 in tighter Perth/SEQ corridors) signals a balanced, not heated, market.
- Quarterly house growth +1.38% suggests the 12-month figure is decelerating — momentum is moderate, not breakout.
- Knox's activity-centre densification policy will progressively add unit supply around the station, a watch-item for unit yields into 2027.
What's coming
Knox City Council adopted the Boronia Renewal Strategy in May 2024 and is delivering 'Building a Better Boronia' alongside the Victorian Government's Suburban Revitalisation Board. Boronia Station's upgrade and a new Dorset Road plaza are due to complete in 2026, and the Chandler Road shared path moves to its planting stage in 2026/27, subject to funding.
Bottom line
For homebuyers: an affordable detached foothold near the Dandenongs with a station upgrade in flight. For investors: a liquid, steady-growth market with units doing the heavier lifting on yield.
Population
?23,607
Suburb · Census 2021
5-Year Growth
+3.5%
3yr: +3.9% · 10yr: +10.4%
SA2 · 5yr
Household Income
$1,619/wk
Suburb · Census 2021 median
Median Age
39
Suburb · Census 2021
Socio-Economic Index
?6/10
SA2 · middle-range
Unemployment
?5.9%
SA2 · Q4 2025
Schools
6
5 primary, 2 secondary
Hospitals
No data for this suburb
Childcare services
?18
9 long day, 5 OSHC
Parks & green space
?54
Parks, reserves
Transport stops
?90
GTFS stops
Dwelling approvals
?27
Knox · 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 — Boronia (SA2)
ABS publishes annual estimates only at SA2; Boronia suburb alone is ~23,607 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 20,673 to 24,763 over 24 years, averaging 0.8% per year.
Schools
6 in suburbSector
4 public · 2 private
Type
4 primary · 1 secondary · 1 K-12
Total enrolment
1,230(4 of 6 reporting)
Avg per school
308
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 2.3%Predominantly detached houses (71.7%), mixed tenure (69.9% own or mortgage), built for families (51% are 3 bed).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
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.
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
20 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| NRZ1 | Neighbourhood Residential Zone Schedule 1Residential | 35.2% | 3.94 km² |
| NRZ4 | Neighbourhood Residential Zone Schedule 4Residential | 20.4% | 2.27 km² |
| NRZ5 | Neighbourhood Residential Zone Schedule 5Residential | 8.3% | 0.93 km² |
| GRZ4 | General Residential Zone Schedule 4Residential | 6.7% | 0.75 km² |
| IN1Z | Industrial 1 ZoneIndustrial | 5.0% | 0.55 km² |
| LDRZ | Low Density Residential ZoneResidential | 4.3% | 0.48 km² |
| TRZ2 | TRZ2Special use | 3.9% | 0.44 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 3.5% | 0.39 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 2.4% | 0.26 km² |
| C1Z | Commercial 1 ZoneBusiness | 2.1% | 0.24 km² |
| SUZ1 | Special Use Zone Schedule 1Special use | 2.0% | 0.23 km² |
| UFZ | Urban Floodway ZoneWaterway | 1.2% | 0.14 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.1% | 0.12 km² |
| TRZ3 | TRZ3Special use | 1.0% | 0.11 km² |
| TRZ1 | TRZ1Special use | 0.8% | 0.09 km² |
| NRZ3 | Neighbourhood Residential Zone Schedule 3Residential | 0.7% | 0.08 km² |
| PUZ7 | Public Use Zone Schedule 7Special use | 0.6% | 0.06 km² |
| MUZ | Mixed Use ZoneResidential | 0.3% | 0.04 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.3% | 0.03 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 0.3% | 0.03 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.