Doncaster
VICDoncaster is a growing suburb in VIC with 25,020 residents.
- SAL code
- 20771
- SA2
- 207021157
- Population
- 25,020
- LGA
- Manningham
Doncaster, VIC had 25,020 residents at the 2021 Census, with the broader statistical area showing a 12.9% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 40. Households are most often couples without children, and those with a mortgage repay a median of $2,167 a month. Around 64.5% of homes are owner-occupied, with the largest single tenure being owned outright at 37.5%. Most dwellings are separate houses, making up 53.1% of the suburb's housing stock. The suburb has 53 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
Doncaster, VIC at a glance
Doncaster sits on an elevated ridge ~15 km east of Melbourne's CBD in the City of Manningham. The lower streets are mid-century houses on generous lots; the Doncaster Hill activity centre on the ridge has accumulated more than a thousand apartments around Westfield. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Doncaster splits in two: established detached houses on the slopes (many built 1960s-80s on ~700m²+ lots) and the high-density Doncaster Hill ridge above Westfield, where towers like Panorama, Magnolia, The Pinnacle and Nest at the Hill have added thousands of apartments around the centre. Westfield Doncaster anchors retail and dining; Ruffey Lake Park (the suburb is ~17% open space) is the obvious recreation draw. There is no train — buses (DART/SmartBus) and the Eastern Freeway carry the commute, with Box Hill station ~4 km away on the Belgrave/Lilydale lines. Schools include Doncaster Secondary College and Doncaster Primary; the suburb is strongly multicultural, with Chinese ancestry the largest group at 26.6% (2021 Census) and Mandarin/Cantonese the most-spoken non-English languages at home. In short: a mature, amenity-rich middle-ring suburb with a true high-rise core — strong on shops, parks and schools, weaker on rail.
For investors
Doncaster is a capital-growth + apartment-yield split. Median house $1,550,000 against $800/week rent gives a 2.72% gross yield; median unit $640,000 against $640/week gives 4.78% (Your Investment Property May 2026). 12-month house growth +5.55%, units flat at 0.00%; quarterly +2.72% / +1.59%. Days-on-market 50 (houses) and 44 (units) on 307 house + 298 unit sales — a deep, stratified market thanks to the Doncaster Hill stock.
Strengths
- Deep two-tier market — ~605 sales/yr across houses and units gives easy entry/exit at both price points (YIP May 2026).
- Solid house capital growth (~+5.55% YoY) on a $1.55m median — dollar growth meaningful on a high-base asset (YIP May 2026).
- Unit yields ~4.78% on a $640K median offer cashflow against the metro Melbourne grain.
- Westfield Doncaster + ridge-top apartment cluster underpin tenant demand without rail.
Trade-offs
- House yields just 2.72% — a growth play, not cashflow (YIP May 2026).
- Unit growth flat (0.00% YoY) — oversupply pressure from Doncaster Hill towers continues to weigh on capital returns.
- Days-on-market 44-50 indicates a measured market without bidding-war dynamics — vendors don't always clear quickly.
- No train station — commute reliance on bus + Eastern Freeway is a recurring point in resident reviews.
What's coming
Manningham's $49.42m Capital Works Program 2025/26 spreads $14.46m on roads and bridges and $7.44m on parks and open space. The Doncaster Hill Development Contribution Plan was refreshed November 2025, levying new towers for streetscape, public art and pedestrian/cycling links. The state-approved Westfield Doncaster expansion (Amendment C104) remains the long-run anchor — 43,000 m² retail and an 18,000 m² office tower.
Bottom line
For homebuyers: a mature, amenity-rich east-Melbourne suburb with two distinct housing options — ridge-top apartments or established houses. For investors: houses for growth on a high base; units for yield, with apartment supply still a drag on capital returns.
Population
?25,020
Suburb · Census 2021
5-Year Growth
+12.9%
3yr: +10.6% · 10yr: +34.5%
SA2 · 5yr
Household Income
$1,592/wk
Suburb · Census 2021 median
Median Age
40
Suburb · Census 2021
Socio-Economic Index
?6/10
SA2 · middle-range
Unemployment
?5.4%
SA2 · Q4 2025
Schools
4
3 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?14
9 long day, 5 OSHC
Parks & green space
?53
Parks, reserves
Transport stops
?105
GTFS stops
Dwelling approvals
?83
Manningham · 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 — Doncaster (SA2)
ABS publishes annual estimates only at SA2; Doncaster suburb alone is ~25,020 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 18,365 to 28,353 over 24 years, averaging 1.8% per year.
Schools
4 in suburbSector
3 public · 1 private
Type
3 primary · 1 secondary
Total enrolment
2,556
Avg per school
639
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 0.5%Predominantly detached houses (53.1%), mixed tenure (64.5% 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
14 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ1 | General Residential Zone Schedule 1Residential | 45.7% | 4.02 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 13.0% | 1.15 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 7.9% | 0.69 km² |
| ACZ1 | Activity Centre Zone Schedule 1Business | 7.1% | 0.63 km² |
| TRZ2 | TRZ2Special use | 6.7% | 0.59 km² |
| RGZ2 | Residential Growth Zone Schedule 2Residential | 5.6% | 0.49 km² |
| RGZ1 | Residential Growth Zone Schedule 1Residential | 5.3% | 0.47 km² |
| GRZ3 | General Residential Zone Schedule 3Residential | 5.3% | 0.47 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.2% | 0.11 km² |
| C1Z | Commercial 1 ZoneBusiness | 0.7% | 0.06 km² |
| PUZ3 | Public Use Zone Schedule 3Special use | 0.5% | 0.05 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 0.5% | 0.04 km² |
| MUZ | Mixed Use ZoneResidential | 0.2% | 0.02 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 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.