Glen Waverley
VICGlen Waverley is a growing suburb in VIC with 42,642 residents.
- SAL code
- 21013
- SA2
- 212051322
- Population
- 42,642
- LGA
- Monash
Glen Waverley, VIC had 42,642 residents at the 2021 Census, with the broader statistical area showing a 7.6% growth over the last five years. The predominant age group is 35-44 years, and the median age sits at 40. Households are most often couples with children, and those with a mortgage repay a median of $2,500 a month. Around 69.3% of homes are owner-occupied, with the largest single tenure being owned outright at 41.0%. Most dwellings are separate houses, making up 79.2% of the suburb's housing stock. The suburb has 102 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
Glen Waverley, VIC at a glance
Glen Waverley is an established middle-ring suburb ~20 km south-east of Melbourne CBD in the City of Monash, anchored by The Glen shopping centre, the Kingsway dining strip and a train station on the Glen Waverley line. Single-storey post-war houses on standard lots dominate older pockets while higher-density apartments cluster around the activity centre. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Glen Waverley suits buyers who want a connected, established east-Melbourne address with strong schools and food. The Glen shopping centre carries 240+ stores plus a renovated dining precinct, and the Kingsway strip is one of Melbourne's deepest Asian-dining clusters (Wikipedia + Sitchu, May 2026). Glen Waverley Secondary College is a long-running top-ranked Victorian state school and pulls families from across the east. Glen Waverley station sits at the end of the Glen Waverley line into Flinders Street; the Monash Freeway is a short drive. Recreation anchors include Jells Park on the Dandenong Creek edge and Central Reserve, where the south oval is currently closed for a ~12-month redevelopment (City of Monash, 2026). Population was 42,642 at the 2021 Census across 16,567 dwellings. In short: an established eastern suburb with strong schools, a deep dining scene and direct rail to the CBD, priced accordingly.
For investors
Glen Waverley is a high-value, low-yield growth market. Median house $1,732,500 against $750/week rent gives a ~2.24% gross yield; units median $880,000 at $720/week run ~3.82% (Your Investment Property May 2026). 12-month house growth +4.15%; unit values -3.56% over the same period. Days-on-market 29 for houses; 539 house and 227 unit sales in the last 12 months. Vacancy ~1.39% and stock-on-market just 0.31% (htag.com.au, May 2026).
Strengths
- Tight supply — stock-on-market 0.31% and ~0.93 months of inventory (htag.com.au, May 2026) keeps competitive pressure on listings.
- Deep transaction market for a single suburb (~766 house + unit sales in 12 months, Your Investment Property May 2026) — easy to enter and exit.
- Major rail-led infrastructure pipeline: Suburban Rail Loop East underground station (2035 opening) plus the $110m+ Glen Waverley Civic Precinct (City of Monash, 2026).
- Top-tier state schooling (Glen Waverley Secondary College) drives durable owner-occupier demand from families across the east.
Trade-offs
- Gross yield ~2.24% on houses (Your Investment Property May 2026) — well below the 3% cashflow threshold; this is a growth-only play.
- Unit values down 3.56% over 12 months (Your Investment Property May 2026) reflect apartment supply concentrated around the activity centre.
- High entry price ($1.73m median house, May 2026) limits the buyer pool and amplifies rate-cycle sensitivity.
- Construction disruption: SRL station-box works at Glen Waverley continue through late 2027 (Victoria's Big Build, Feb 2026), affecting central-suburb amenity in the meantime.
What's coming
The Suburban Rail Loop East station at Glen Waverley is in site-establishment phase through 2026 with tunnelling launching from Burwood later this year; station-box construction runs to late 2027 (Victoria's Big Build, Feb 2026). City of Monash's Glen Waverley Civic Precinct — a $110m+ new library, civic hall, public space and 117-bay car park — is heading to construction tender in FY2026/27. The Central Reserve south-oval redevelopment is mid-delivery.
Bottom line
For homebuyers: an established eastern suburb with rail, top schools and a major civic-precinct upgrade in the pipeline. For investors: a long-hold capital-growth play, not a yield play, with construction disruption priced into the next 18-24 months.
Population
?42,642
Suburb · Census 2021
5-Year Growth
+7.6%
3yr: +8.9% · 10yr: +17.4%
SA2 · 5yr
Household Income
$1,918/wk
Suburb · Census 2021 median
Median Age
40
Suburb · Census 2021
Socio-Economic Index
?7/10
SA2 · middle-range
Unemployment
?2.0%
SA2 · Q4 2025
Schools
13
8 primary, 3 secondary
Hospitals
No data for this suburb
Childcare services
?31
14 long day, 9 OSHC
Parks & green space
?102
Parks, reserves
Transport stops
?141
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 — Glen Waverley - West (SA2)
ABS publishes annual estimates only at SA2; Glen Waverley suburb alone is ~42,642 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 17,233 to 23,417 over 24 years, averaging 1.3% per year.
Schools
13 in suburbSector
10 public · 3 private
Type
8 primary · 3 secondary · 2 special
Total enrolment
10,147
Avg per school
781
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%Almost entirely detached houses (79.2%), mixed tenure (69.3% own or mortgage).
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
18 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| NRZ4 | Neighbourhood Residential Zone Schedule 4Residential | 30.1% | 5.07 km² |
| GRZ3 | General Residential Zone Schedule 3Residential | 29.3% | 4.94 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 10.7% | 1.79 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 8.9% | 1.50 km² |
| TRZ2 | TRZ2Special use | 4.1% | 0.69 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 3.8% | 0.63 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 2.7% | 0.46 km² |
| C1Z | Commercial 1 ZoneBusiness | 2.1% | 0.35 km² |
| NRZ3 | Neighbourhood Residential Zone Schedule 3Residential | 1.8% | 0.30 km² |
| PUZ7 | Public Use Zone Schedule 7Special use | 1.2% | 0.21 km² |
| GRZ7 | General Residential Zone Schedule 7Residential | 1.2% | 0.20 km² |
| IN1Z | Industrial 1 ZoneIndustrial | 1.0% | 0.17 km² |
| RGZ4 | Residential Growth Zone Schedule 4Residential | 0.8% | 0.14 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 0.6% | 0.10 km² |
| NRZ2 | Neighbourhood Residential Zone Schedule 2Residential | 0.5% | 0.09 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.5% | 0.09 km² |
| TRZ1 | TRZ1Special use | 0.3% | 0.05 km² |
| GRZ8 | General Residential Zone Schedule 8Residential | 0.2% | 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.