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ABS 2021 Census · Updated 21 May 2026
Carrum is an outer-metropolitan suburb of Melbourne, Australia, with a population of approximately 4,239, making it a boutique locality. Located approximately 33 km from the Melbourne CBD, Carrum is a outer metro area in Victoria. The median household income is $90,064 per year.
Strong household incomes in Carrum underpin solid property demand. The outer location offers affordability but may see slower price appreciation.
Official Australia Post postcode for Carrum. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Carrum on My School →Estimated 2 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Carrum is a smaller community of 4,239 — about 57% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. At $90,064/year, household income in Carrum is within 5% of the Victoria median ($95,160), placing the suburb firmly in the state's mainstream demographic band. Rent of $406/week (85% coverage of the $2,069/month median mortgage) leaves a gap of roughly $310/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 33 km from Melbourne, Carrum is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price. Only 41% of dwellings are separate houses (vs 78% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Outer-metro suburbs reward careful property selection — aim for homes near infrastructure rather than generic house-and-land packages. Local rents consume roughly 23% of household income — a useful sanity check on tenant affordability.
How Carrum stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Carrum sits above the state median; negative means below.
| Metric | Carrum | VIC median | Δ vs state |
|---|---|---|---|
| Population | 4,239 | 7,416 | -43% |
| Median household income | $90,064/yr | $95,160/yr | -5% |
| Median rent (weekly) | $406 | $380 | +7% |
| Median mortgage (monthly) | $2,069 | $1,950 | +6% |
| Distance to CBD | 33 km | 32 km | +3% |
| Separate houses | 41% | 78% | -37pp |
Pre-inspection briefing for Carrum — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Carrum's 4,239-person market and $90,064 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Strong rental coverage: $406/week (~$1,759/month) covers 85% of the $2,069/month median mortgage repayment, so the shortfall sits at just $310/month. Investors targeting positive cash flow should shortlist this suburb.
Only 41% of dwellings are separate houses (vs 78% VIC median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Carrum property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Carrum are modest for 2026 — incomes 5% below the VIC median of $95,160 and a population of 4,239 suggest gains will lag headline metro markets. Rental coverage runs at ~85% of the typical mortgage ($1,759/month rent vs $2,069/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 62/100 places Carrum in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Carrum scores 62/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 4,239, median household income of $90,064/year and median weekly rent of $406. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Carrum are a median household income of $90,064/year, a dwelling mix that is 41% separate houses, roughly 1 schools and 2 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Carrum has a usual resident population of approximately 4,239, compared with a Victoria suburb median of 7,416 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Carrum sits 33 km straight-line from the Melbourne CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $406 in Carrum, equating to approximately $21,112/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Carrum is $2,069, or approximately $24,828/year (vs $1,950/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $406 works out to $1,759/month, covering 85% of the median mortgage repayment of $2,069/month. That leaves a $310/month shortfall (around $3,720/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (4,239 residents), interest-rate sensitivity on the $2,069 median mortgage, the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.