Suburb Overview
Elwood is an outer-metropolitan suburb of Melbourne, Australia, with a population of approximately 15,153, making it a smaller community. Located approximately 8 km from the Melbourne CBD, Elwood is a outer metro area in Victoria. The median household income is $108,992 per year.
Location
Key Indicators
Postcode
3184
Postcode for Elwood, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
15,153
Usual resident population at the most recent census.
Median weekly rent
$415/wk
Median weekly rent recorded at the 2021 Census — market rents have risen since, so treat this as a dated baseline, not a current figure.
Median household income
$108,992
Annual median household income (before tax) across all households.
Distance to CBD
8 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Sale prices & yield
Median house price
$2,100,000
Median house sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Median unit price
$610,000
Median unit sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$2,300/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
12% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Elwood
- Short commute into Melbourne: ~8 km from the CBD.
- Several schools in the area (around 4), attractive for families.
- Good green-space access with around 6 parks and reserves nearby.
- Well-serviced by public transport and major roads.
- High-density unit mix (88% non-house dwellings) — urban, low-maintenance living.
Who Elwood Suits
Pros and Cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Access to several schools nearby (around 4).
- Local parks and reserves (around 6) add to liveability.
- Solid transport links into employment hubs.
- Short distance to the CBD makes commuting straightforward.
Cons
- Median mortgage sits above the Victoria state median — entry costs are stretched.
- Traffic can build during peak hours, especially on arterial roads.
Investment Insight
With 15,153 residents, Elwood is one of Victoria's more populous suburbs — roughly 2.0× the state median of 7,416 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Median household income of $108,992/year runs 15% above the Victoria suburb median of $95,160, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. At the 2021 Census, rent of $415/week covered 78% of the $2,300/month median mortgage recorded at the same Census, leaving a gap of roughly $502/month at the time. Rents and repayments have both risen since — re-run the numbers with current figures before drawing conclusions. At 8 km from the Melbourne CBD, Elwood sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks. Only 12% 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.
Investment Tip
Outer-metro suburbs reward careful property selection — aim for homes near infrastructure rather than generic house-and-land packages. At the 2021 Census, local rents consumed roughly 20% of household income — a dated but useful sanity check on tenant affordability.
Elwood vs Victoria Median
How Elwood stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Elwood sits above the state median; negative means below.
| Metric | Elwood | VIC median | Δ vs state |
|---|---|---|---|
| Population | 15,153 | 7,416 | +104% |
| Median household income | $108,992/yr | $95,160/yr | +15% |
| Median rent (weekly, 2021 Census) | $415 | $380 | +9% |
| Median mortgage (monthly, 2021 Census) | $2,300 | $1,950 | +18% |
| Distance to CBD | 8 km | 32 km | -75% |
| Separate houses | 12% | 78% | -66pp |
Investor Checklist
Pre-inspection briefing for Elwood — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 15,153 residents — 204% of the VIC suburb median (7,416).
- Purchasing power: median household income $108,992/year (+15% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $415/week rent (≈ $1,798/month) covered ~78% of the $2,300/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 8 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 12% separate houses — unit-heavy market (vs 78% state median).
- Rate stress-test: budget ~$230/month extra for a 1-percentage-point RBA rate rise on top of the $2,300/month median repayment.
- Tenant rent burden: 20% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Solid buy-and-hold profile: a population of 15,153 and household income close to the VIC median ($108,992 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage at the 2021 Census: rent of $415/week covered 78% of a $2,300/month mortgage, a $502/month gap bridged with equity, depreciation and tax benefits. Re-check with current rents and rates before committing.
Only 12% 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.
Risk Factors
- Interest-rate sensitivity: the $2,300/month median mortgage in Elwood means a 1-percentage-point RBA rate rise could add roughly $230/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Strata exposure: only 12% of dwellings in Elwood are separate houses, so most investment stock is apartments or townhouses subject to body-corporate fees, sinking-fund levies and competing supply from new developments.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Elwood regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Elwood with a 10–15% price pullback scenario before committing capital — returns to date are not a guarantee of future performance.
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Start your first-home journey →2026 Outlook
Property values in Elwood should track the wider Victoria market through 2026, with the $108,992/year median household income (15% above the $95,160 state median) keeping the suburb firmly mid-pack. At the 2021 Census, rental coverage ran at ~78% of the typical mortgage ($1,798/month rent vs $2,300/month repayment), leaving a manageable top-up for most investors. Verify against current rents and rates. Overall investor sentiment for Elwood is constructive heading into the second half of 2026, based on its income, rent and mortgage profile relative to the Victoria median.
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Frequently Asked Questions
Is Elwood a good suburb for investment?
Whether Elwood suits you depends on your strategy, but the fundamentals are concrete: a population of 15,153, a median household income of $108,992/year and median weekly rent of $415. Weigh those against your goal — cash flow, capital growth, or a value-add renovation — each of which we break down with suburb-specific ABS numbers elsewhere on this page.
What drives property demand in Elwood?
The main demand drivers in Elwood are proximity to Melbourne (8 km), an above-state-median household income of $108,992/year, a dwelling mix that is 12% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Elwood?
Elwood has a usual resident population of approximately 15,153, compared with a Victoria suburb median of 7,416 — placing it in the upper 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.
How far is Elwood from the Melbourne CBD?
Elwood sits 8 km straight-line from the Melbourne CBD. This is inner-ring territory — pricing competes directly with established Melbourne employment nodes.
What is the median rent in Elwood?
The most recent census recorded a median weekly rent of $415 in Elwood, equating to approximately $21,580/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.
What is the typical mortgage repayment in Elwood?
The median monthly mortgage repayment in Elwood is $2,300, or approximately $27,600/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.
Is Elwood cash-flow positive for investors?
A median weekly rent of $415 works out to $1,798/month, covering 78% of the median mortgage repayment of $2,300/month. That leaves a $502/month shortfall (around $6,024/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.
What are the main risks of investing in Elwood?
The main risks are interest-rate sensitivity on the $2,300 median mortgage, a unit-heavy dwelling mix (12% houses) where body-corporate costs and apartment supply affect resale, the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
How we built this Elwood profile
The population, postcode, median household income, and dwelling mix on this page are real figures from the ABS 2021 Census (income is the ABS median weekly household income annualised) and Australia Post. Distance to the CBD is calculated from the suburb's ABS centroid. The Census median rent and mortgage repayment are 2021 figures and are clearly labelled as such wherever they appear — they are five years old and have moved substantially since. We do not publish an investment score or school/park counts for this suburb. See our methodology and data sources for exactly what's measured and what's estimated.