Carnegie
VICCarnegie is a growing suburb in VIC with 17,909 residents.
- SAL code
- 20498
- SA2
- 208021176
- Population
- 17,909
Carnegie, VIC had 17,909 residents at the 2021 Census, with the broader statistical area showing a 8.1% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 36. Households are most often couples without children, and those with a mortgage repay a median of $2,040 a month. Around 55.1% of homes are owner-occupied, with the largest single tenure being rented at 42.3%. Most dwellings are flats or apartments, making up 39.8% of the suburb's housing stock. The suburb has 9 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
Carnegie, VIC at a glance
Carnegie sits ~12 km south-east of Melbourne CBD in the City of Glen Eira, on the Cranbourne / Pakenham line between Caulfield and Oakleigh. Character is split: pre-war and inter-war houses on the side streets, a dense and growing apartment band along Koornang Road and around the (now elevated) station. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle, and council context they don't.
For homebuyers
Carnegie's draw is the Koornang Road eat street — Thai, Shanghainese, Malaysian, Greek, Italian and a deep cafe bench, all walkable from the station. The Level Crossing Removal Project elevated the rail line and reopened the streetscape, so the centre feels less cut in two than it used to. Packer Park anchors the south side with a velodrome, ovals, tennis, an off-leash dog area and a wetland walk. Express trains reach Flinders Street in roughly 20 minutes. Carnegie Primary is the in-suburb public school and Glen Eira College (just over Grange Road) is the zoned secondary; Caulfield Grammar's two campuses sit a short drive away for the private option. Housing splits between Edwardian and inter-war single-fronts on the streets, and a thick band of newer apartments along Koornang and around the station. In short: a walk-up, transport-rich, food-driven middle-ring suburb with a real high street and an apartment-heavy core.
For investors
Median house sale ~$1.73m at a thin ~2.62% gross yield on ~$790/wk; units run a much sharper ~4.49% yield with stronger flow. 96 house sales vs 331 unit sales in the 12 months to January 2026 (htag, January 2026) — this is a unit market with a house overlay. Days on market 29 (houses) / 38 (units); vacancy 2.68% — neutral, neither tight nor soft (htag, January 2026). Yield-vs-growth trade-off is the central call here.
Strengths
- Train + tram + bus access plus an elevated, opened-up station precinct (Level Crossing Removal complete).
- Genuine high street — Koornang Road's restaurant and cafe density is one of the deeper in middle-ring Melbourne.
- Unit yields ~4.49% on ~$790/wk equivalent rents (htag, January 2026) sit above the Glen Eira average.
- Activity Centre + Carnegie Structure Plan controls lock in long-run renewal density rather than leaving it ad hoc.
Trade-offs
- House yields are thin at ~2.62% (htag, January 2026) — this is a capital-growth play on the freestanding stock, not a cashflow one.
- Unit-to-house sales ratio ~3.4:1 (331 vs 96 in the year to January 2026) signals a saturated apartment segment — competition for tenants is real.
- Days on market 38 for units points to selectivity, not scarcity.
- More apartment supply is coming under the Activity Centres Program — future stock pressure on the unit segment is a known headwind.
What's coming
Council adopted the Carnegie Structure Plan and Amendment C237 controls; the State's Activity Centres Program (finalised 31 March 2026 for Stage 1) reinforces Carnegie as a designated growth centre with new height and density rules expected through 2026. Glen Eira's 2025/26 Capital Works program includes a Packer Park upgrade, Carnegie Library safe roof access, and a Coorigil Road reconstruction design review.
Bottom line
For homebuyers: a transport-rich middle-ring suburb with a real high street and a clear pick between period houses and station-precinct apartments. For investors: a low-yield growth play on houses, a higher-yield but supply-watched play on units.
Population
?17,909
Suburb · Census 2021
5-Year Growth
+8.1%
3yr: +12.5% · 10yr: +14.1%
SA2 · 5yr
Household Income
$1,878/wk
Suburb · Census 2021 median
Median Age
36
Suburb · Census 2021
Socio-Economic Index
?8/10
SA2 · least disadvantaged
Unemployment
?4.2%
SA2 · Q4 2025
Schools
1
1 primary
Hospitals
No data for this suburb
Childcare services
?5
2 long day, 2 OSHC
Parks & green space
?9
Parks, reserves
Transport stops
?59
GTFS stops
Dwelling approvals
No data for this suburb
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 — Carnegie (SA2)
ABS publishes annual estimates only at SA2; Carnegie suburb alone is ~17,909 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 14,982 to 21,266 over 24 years, averaging 1.5% per year.
Schools
3 in suburbSector
2 public · 1 private
Type
3 primary
Total enrolment
1,534
Avg per school
511
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 1.1%Mostly apartments (39.8%), mixed tenure (55.1% own or mortgage), built for families (42% are 2 bed).
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
14 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| NRZ1 | Neighbourhood Residential Zone Schedule 1Residential | 34.8% | 1.28 km² |
| HCTZ1 | HCTZ1Other | 24.9% | 0.92 km² |
| HCTZ2 | HCTZ2Other | 20.9% | 0.77 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 5.4% | 0.20 km² |
| C1Z | Commercial 1 ZoneBusiness | 3.7% | 0.14 km² |
| TRZ2 | TRZ2Special use | 3.3% | 0.12 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 1.8% | 0.07 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 1.7% | 0.06 km² |
| TRZ1 | TRZ1Special use | 1.3% | 0.05 km² |
| MUZ1 | Mixed Use Zone Schedule 1Residential | 0.9% | 0.03 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 0.8% | 0.03 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.3% | 0.01 km² |
| IN3Z | Industrial 3 ZoneIndustrial | 0.2% | 6,460 m² |
| RGZ1 | Residential Growth Zone Schedule 1Residential | 0.2% | 6,243 m² |
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.