Clayton
VICClayton is a growing suburb in VIC with 18,988 residents.
- SAL code
- 20569
- SA2
- 212051568
- Population
- 18,988
- LGA
- Monash
Clayton, VIC had 18,988 residents at the 2021 Census, with the broader statistical area showing a 10.4% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 28. Households are most often couples without children, and those with a mortgage repay a median of $2,000 a month. Around 35.6% of homes are owner-occupied, with the largest single tenure being rented at 60.7%. Most dwellings are townhouses or semi-detached homes, making up 42.7% of the suburb's housing stock. The suburb has 60 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
Clayton, VIC at a glance
Clayton sits ~19 km south-east of Melbourne CBD in the City of Monash, anchored by Monash University's Clayton campus and the Monash Medical Centre. Older post-war houses on standard lots sit beside a dense and growing apartment band along Clayton Road and around the train station. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council-pipeline context.
For homebuyers
Clayton runs hot on activity rather than quiet. The Clayton Road strip carries 150-plus shops and one of Melbourne's best Asian dining scenes; Monash Uni (~50,000 students) and the Monash Medical Centre sit immediately west. The train station was rebuilt elevated in 2018 after the level-crossing removal, putting the city ~30 min away on the Cranbourne/Pakenham line. Westall and Huntingdale stations bracket the suburb. Housing splits sharply: older single-storey houses on ~600-700m² lots in the residential pockets; high-density apartments along Clayton Road and around the station precinct. Notable schools include Westall Secondary College and Clayton North Primary; private options sit in neighbouring Mount Waverley and Glen Waverley. In short: a working, multicultural, university-driven suburb with city-rail access and a heavy apartment overlay — not for buyers chasing leafy quiet.
For investors
Clayton is a two-speed market. Median house ~$1.30M against ~$650/wk rent gives a ~2.79% gross yield; units sit at ~$600/wk with a ~4.77% yield (htag.com.au, May 2026). 12-month house growth +8.63%; units -8.72% (htag.com.au, May 2026) — the apartment glut from the past decade is still working through. Days-on-market 33 (houses) / 39 (units); 106 house and 236 unit sales in the past 12 months.
Strengths
- Anchor employment — Monash Uni + Monash Medical Centre + Monash Technology Precinct underpin a deep, durable rental pool.
- House capital growth +8.63% over 12 months (htag.com.au, May 2026) reflects scarcity of standalone stock close to the SRL precinct.
- Deep transaction market — ~342 sales/yr across houses and units (htag.com.au, May 2026); easy to enter and exit.
- Train + future SRL station = two-line connectivity once SRL East opens (~2035).
Trade-offs
- Headline house yield ~2.79% (htag.com.au, May 2026) — a growth play, not cashflow.
- Unit values down ~8.72% over 12 months (htag.com.au, May 2026); apartment oversupply around the station continues to weigh.
- House DOM 33 days (htag.com.au, May 2026) is moderate, not tight — buyers have time and negotiating room.
- Heavy student tenant share concentrates exposure to Monash enrolment cycles and international-student policy.
What's coming
SRL East main works at Clayton Station begin April 2026, with tunnel boring under the Monash campus from early 2027 (Victoria's Big Build, Feb 2026); 300-plus new homes already approved in the precinct. Monash Medical Centre's Tower Expansion moves into major construction in 2026 — new operating theatres, ICU and maternity. City of Monash structure-plan work continues to shape the Clayton activity centre.
Bottom line
For homebuyers: a busy, multicultural, transit-rich suburb with serious infrastructure on the way. For investors: a long-horizon house-growth play near an SRL anchor; the unit market needs more time to absorb.
Population
?18,988
Suburb · Census 2021
5-Year Growth
+10.4%
3yr: +20.2% · 10yr: +25.8%
SA2 · 5yr
Household Income
$1,494/wk
Suburb · Census 2021 median
Median Age
28
Suburb · Census 2021
Socio-Economic Index
?4/10
SA2 · middle-range
Unemployment
?1.8%
SA2 · Q4 2025
Schools
3
2 primary, 1 secondary
Hospitals
?1
Within suburb
Childcare services
?12
9 long day, 2 OSHC, 1 family
Parks & green space
?60
Parks, reserves
Transport stops
?94
GTFS stops
Dwelling approvals
?150
Monash · 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 — Clayton - Central (SA2)
ABS publishes annual estimates only at SA2; Clayton suburb alone is ~18,988 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 8,825 to 15,483 over 24 years, averaging 2.4% per year.
Schools
3 in suburbSector
2 public · 1 private
Type
2 primary · 1 secondary
Total enrolment
1,496
Avg per school
499
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 1.7%Mostly townhouses (42.7%), rental-heavy (60.7% renting).
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
19 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ3 | General Residential Zone Schedule 3Residential | 15.6% | 1.22 km² |
| GRZ6 | General Residential Zone Schedule 6Residential | 14.8% | 1.16 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 12.8% | 1.00 km² |
| RGZ3 | Residential Growth Zone Schedule 3Residential | 12.4% | 0.97 km² |
| IN1Z | Industrial 1 ZoneIndustrial | 12.1% | 0.95 km² |
| SUZ6 | Special Use Zone Schedule 6Special use | 11.5% | 0.90 km² |
| TRZ2 | TRZ2Special use | 7.2% | 0.56 km² |
| PUZ3 | Public Use Zone Schedule 3Special use | 2.0% | 0.15 km² |
| CA | CAOther | 2.0% | 0.15 km² |
| SUZ5 | Special Use Zone Schedule 5Special use | 1.5% | 0.12 km² |
| C2Z | Commercial 2 ZoneBusiness | 1.5% | 0.12 km² |
| C1Z | Commercial 1 ZoneBusiness | 1.5% | 0.12 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 1.4% | 0.11 km² |
| CDZ2 | Comprehensive Development Zone Schedule 2Business | 1.4% | 0.11 km² |
| TRZ1 | TRZ1Special use | 0.9% | 0.07 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 0.9% | 0.07 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 0.4% | 0.03 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.2% | 0.01 km² |
| RGZ1 | Residential Growth Zone Schedule 1Residential | 0.1% | 0.01 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.