Mulgrave (Vic.)
VICMulgrave (Vic.) is a stable suburb in VIC with 19,889 residents.
- SAL code
- 21827
- SA2
- 212051325
- Population
- 19,889
- LGA
- Monash
Mulgrave (Vic.), VIC had 19,889 residents at the 2021 Census, with the broader statistical area showing a 1.8% 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 $2,167 a month. Around 74.8% of homes are owner-occupied, with the largest single tenure being owned outright at 38.0%. Most dwellings are separate houses, making up 83.2% of the suburb's housing stock. The suburb has 68 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
Mulgrave (Vic.), VIC at a glance
Mulgrave is a settled south-eastern Melbourne suburb ~22 km from the CBD in the City of Monash, wrapped between EastLink, the Monash Freeway and Wellington Road. Stock is mostly 1970s-80s brick-veneer houses on 600-700 m² lots, with a growing layer of medium-density redevelopment along the arterials. The data tiles below cover the demographic baseline; this card adds the live market + lifestyle context.
For homebuyers
Mulgrave reads as practical outer-east Melbourne: detached brick houses on standard lots, increasingly Asian-Australian, with the Monash employment precinct (university, hospital, CSIRO) on the doorstep. There's no train station inside the suburb — the nearest are Glen Waverley (~5 km north) and Springvale (~5 km south) — so most households drive. EastLink and the Monash Freeway define the commute; the $1.1B Monash Freeway Upgrade has been easing the M1 squeeze. Waverley Gardens Shopping Centre is the local anchor; The Glen and Brandon Park sit a short drive away. Schools include Wellington Secondary College, Mazenod College, Mulgrave Primary and St John Vianney's. Plenty of reserves and the Police Paddocks corridor for weekend walks. In short: a quiet, freeway-connected south-east option with the Monash jobs precinct at the door, if you can live without a station.
For investors
Mulgrave is a capital-growth-led market with thin yield. Median house $1,125,444, units $848,000; rent ~$650/wk (houses) and ~$655/wk (units) gives gross yields of ~3.0% and ~4.0% (htag + propertyvalue.com.au, May 2026). Houses +3.6% YoY; units -1.77% YoY but +2.17% last quarter. 287 house + 44 unit sales in the past 12 months, days-on-market ~30, vacancy ~1.89% (Your Investment Property + propertyvalue.com.au, May 2026).
Strengths
- Direct exposure to the Monash National Employment & Innovation Cluster — one of Melbourne's deepest non-CBD job markets — anchors tenant demand.
- Tight vacancy (~1.89%, May 2026) and ~30-day days-on-market make leasing quick.
- Deep transaction market for an established suburb (~287 house sales / yr) — easy to enter and exit.
- Larger 1970s-80s lots open knock-down-rebuild and dual-occ value-add plays under Monash's residential codes.
Trade-offs
- Gross yield on houses is thin (~3.0%, May 2026) at a $1.1M+ entry — heavy negative gearing at current rates.
- No train station inside the suburb — Glen Waverley line stops at Glen Waverley, Cranbourne/Pakenham line at Springvale; reliant on bus + car for non-Monash commutes.
- Unit segment ran at -1.77% over 12 months (propertyvalue.com.au, May 2026) — apartment supply along Wellington Rd and Police Rd has pressured the strata end.
- Wellington Rd and Princes Hwy frontages carry traffic noise and freight — street-by-street due diligence matters.
What's coming
Monash Council adopted its 2025/26 Annual Budget on 27 May 2025, funding the rolling capital works program across roads, drains, libraries and reserves. Shape Monash lists the new Mulgrave Reserve playspace (opened June 2025 with upgraded toilets and cricket nets) and the adjacent Brandon Park Reserve pavilion rebuild, due for completion around May 2026. The Monash Freeway Upgrade continues to ease M1 capacity east of EastLink.
Bottom line
For homebuyers: a freeway-connected, jobs-rich south-east suburb that trades a station for space. For investors: a growth-tilted, low-yield hold with reliable leasing and value-add optionality on the older lots.
Population
?19,889
Suburb · Census 2021
5-Year Growth
+1.8%
3yr: +4.3% · 10yr: +4.4%
SA2 · 5yr
Household Income
$1,913/wk
Suburb · Census 2021 median
Median Age
40
Suburb · Census 2021
Socio-Economic Index
?7/10
SA2 · middle-range
Unemployment
?2.7%
SA2 · Q4 2025
Schools
5
3 primary, 2 secondary
Hospitals
No data for this suburb
Childcare services
?13
7 long day, 6 OSHC
Parks & green space
?68
Parks, reserves
Transport stops
?116
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 — Mulgrave (SA2)
ABS publishes annual estimates only at SA2; Mulgrave (Vic.) suburb alone is ~19,889 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 16,951 to 21,072 over 24 years, averaging 0.9% per year.
Schools
5 in suburbSector
3 public · 2 private
Type
3 primary · 2 secondary
Total enrolment
4,160
Avg per school
832
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 1.3%Almost entirely detached houses (83.2%), owner-occupied (74.8%), built for families (53% 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
13 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ3 | General Residential Zone Schedule 3Residential | 38.1% | 4.09 km² |
| SUZ6 | Special Use Zone Schedule 6Special use | 17.0% | 1.82 km² |
| NRZ4 | Neighbourhood Residential Zone Schedule 4Residential | 15.0% | 1.61 km² |
| TRZ2 | TRZ2Special use | 10.6% | 1.13 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 5.4% | 0.58 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 3.7% | 0.39 km² |
| IN1Z | Industrial 1 ZoneIndustrial | 3.3% | 0.36 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 2.5% | 0.26 km² |
| C1Z | Commercial 1 ZoneBusiness | 1.2% | 0.13 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.1% | 0.12 km² |
| C2Z | Commercial 2 ZoneBusiness | 0.9% | 0.10 km² |
| CDZ1 | Comprehensive Development Zone Schedule 1Business | 0.7% | 0.07 km² |
| MUZ2 | Mixed Use Zone Schedule 2Residential | 0.5% | 0.05 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.