Northcote
VICNorthcote is a declining suburb in VIC with 25,276 residents.
- SAL code
- 21971
- SA2
- 206021499
- Population
- 25,276
Northcote, VIC had 25,276 residents at the 2021 Census, with the broader statistical area showing a 1.3% decline over the last five years. The predominant age group is 25-34 years, and the median age sits at 37. Households are most often couples with children, and those with a mortgage repay a median of $2,400 a month. Around 60.3% of homes are owner-occupied, with the largest single tenure being rented at 37.5%. Most dwellings are separate houses, making up 49.5% of the suburb's housing stock. The suburb has 26 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
Northcote, VIC at a glance
Northcote is an inner-north Melbourne suburb ~6 km from the CBD in the City of Darebin, built around High Street's cafes, live-music venues and tram corridor. Housing stock is a mix of Victorian terraces, Californian bungalows and newer townhouses + apartments. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Northcote suits people who want inner-city culture without the CBD price tag. Housing is a mix of restored Victorian terraces, Californian bungalows and newer townhouse + apartment infill. High Street is the spine — independent cafes, live-music venues (the Northcote Social Club, the Croxton), bookshops and the Welcome to Thornbury food-truck venue — and All Nations Park anchors recreation with skating, basketball and play equipment. Merri Creek and Darebin Creek trails run through the suburb. Transport is genuinely strong: five train stations across the Mernda line (Merri, Northcote, Croxton) and Hurstbridge line (Westgarth, Dennis), plus the 86 and 11 trams along High Street and St Georges Road. Schools include Northcote Primary (Helen Street, est. 1874), Wales Street Primary and Northcote High on St Georges Road — historically a sought-after state secondary. In short: a culturally rich inner-north suburb with strong public transport and walkable amenity, priced accordingly.
For investors
Northcote is a capital-growth, lower-yield play typical of inner-Melbourne. Median house ~$1.7M against $850/wk rent gives ~2.6% gross yield (houses); units median $580/wk rent at ~4.87% (Your Investment Property + htag.com.au, May 2026). 12-month house growth ~+6.2% on ~302 sales; days-on-market 29 (houses), 31 (units). Stock is deep — both Victorian terraces and modern apartments — but capital outlay is high and yields compressed.
Strengths
- Deep, liquid market — ~302 house sales over 12 months supports easy entry and exit.
- Steady recent capital growth (~+6.2% YoY houses) on a high price base (Your Investment Property May 2026).
- Five train stations across two lines plus High Street trams — exceptional inner-north transport access.
- Mixed dwelling stock (terraces, bungalows, townhouses, apartments) opens multiple investment strategies.
Trade-offs
- Gross yield ~2.6% on houses is among the lower in metro Melbourne — negative gearing territory at current rates.
- Median house ~$1.7M means a high capital outlay; entry barrier excludes many investors.
- 29-31 days on market is longer than tight outer-Melbourne suburbs — selling cycle is slower than headline price growth suggests.
What's coming
Darebin Council's Northcote Town Hall Civic Square is funded across the 2025/26-2026/27 capital program ($400K design Year 3, $2.45M land purchase Year 4). The Northcote Aquatic and Recreation Centre redevelopment continues. Merri Park track renewal and the Parade playground refresh are also in delivery. Track the City of Darebin Capital Works Program 2025/26-2034/35 for cell-by-cell pacing.
Bottom line
For homebuyers: an inner-north cultural hub with terrific transport and amenity, at inner-Melbourne prices. For investors: a capital-growth + liquidity play with low yields — not a cashflow position.
Population
?25,276
Suburb · Census 2021
5-Year Growth
-1.3%
3yr: +5.9% · 10yr: +1.8%
SA2 · 5yr
Household Income
$2,287/wk
Suburb · Census 2021 median
Median Age
37
Suburb · Census 2021
Socio-Economic Index
?8/10
SA2 · least disadvantaged
Unemployment
?5.1%
SA2 · Q4 2025
Schools
6
3 primary, 2 secondary
Hospitals
No data for this suburb
Childcare services
?12
6 long day, 4 OSHC
Parks & green space
?26
Parks, reserves
Transport stops
?107
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 — Northcote - East (SA2)
ABS publishes annual estimates only at SA2; Northcote suburb alone is ~25,276 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 12,844 to 15,969 over 24 years, averaging 0.9% per year.
Schools
6 in suburbSector
4 public · 2 private
Type
3 primary · 2 secondary · 1 special
Total enrolment
4,029
Avg per school
672
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 2.9%Mostly detached houses (49.5%), mixed tenure (60.3% 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
19 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ2 | General Residential Zone Schedule 2Residential | 36.3% | 2.18 km² |
| NRZ1 | Neighbourhood Residential Zone Schedule 1Residential | 24.2% | 1.46 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 10.7% | 0.64 km² |
| C1Z | Commercial 1 ZoneBusiness | 5.0% | 0.30 km² |
| HCTZ2 | HCTZ2Other | 4.3% | 0.26 km² |
| HCTZ1 | HCTZ1Other | 3.9% | 0.24 km² |
| TRZ2 | TRZ2Special use | 3.1% | 0.19 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 2.5% | 0.15 km² |
| TRZ1 | TRZ1Special use | 2.3% | 0.14 km² |
| TRZ3 | TRZ3Special use | 2.0% | 0.12 km² |
| IN3Z | Industrial 3 ZoneIndustrial | 1.4% | 0.08 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.3% | 0.08 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 1.2% | 0.07 km² |
| MUZ | Mixed Use ZoneResidential | 0.5% | 0.03 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.5% | 0.03 km² |
| RGZ1 | Residential Growth Zone Schedule 1Residential | 0.3% | 0.02 km² |
| MUZ3 | Mixed Use Zone Schedule 3Residential | 0.2% | 0.01 km² |
| MUZ1 | Mixed Use Zone Schedule 1Residential | 0.2% | 0.01 km² |
| UFZ | Urban Floodway ZoneWaterway | 0.1% | 6,526 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.