Suburb Overview
Glenroy is a well-established middle-ring suburb of Melbourne, Australia, with a population of approximately 23,792, making it a sizeable community. Located approximately 13 km from the Melbourne CBD, Glenroy is a middle ring area in Victoria. The median household income is $86,060 per year.
Location
Key Indicators
Postcode
3046
Postcode for Glenroy, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
23,792
Usual resident population at the most recent census.
Median weekly rent
$369/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
$86,060
Annual median household income (before tax) across all households.
Distance to CBD
13 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
$850,000
Median house sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Median unit price
$569,000
Median unit sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$1,927/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
53% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Glenroy
- Well-connected to Melbourne at ~13 km from the CBD.
- Plenty of schooling options nearby — around 6 schools within reach.
- Good green-space access with around 10 parks and reserves nearby.
- Strong transport links into the city and nearby employment hubs.
- Established streets, local shops, and schools within the neighbourhood.
Who Glenroy Suits
Pros and Cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Mortgage costs are lower than the Victoria median, improving cash-flow margins.
- Access to several schools nearby (around 6).
- Local parks and reserves (around 10) add to liveability.
- Solid transport links into employment hubs.
Cons
- Traffic can build during peak hours, especially on arterial roads.
- Prices may rise further as demand continues.
Investment Insight
With 23,792 residents, Glenroy is one of Victoria's more populous suburbs — roughly 3.2× 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. Household income of $86,060/year is 10% below the Victoria median of $95,160, typically translating into lower entry prices and a tenant base more sensitive to rent increases. At the 2021 Census, rent of $369/week covered 83% of the $1,927/month median mortgage recorded at the same Census, leaving a gap of roughly $328/month at the time. Rents and repayments have both risen since — re-run the numbers with current figures before drawing conclusions. 13 km from Melbourne places Glenroy in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 53% 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
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. At the 2021 Census, local rents consumed roughly 22% of household income — a dated but useful sanity check on tenant affordability.
Glenroy vs Victoria Median
How Glenroy stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Glenroy sits above the state median; negative means below.
| Metric | Glenroy | VIC median | Δ vs state |
|---|---|---|---|
| Population | 23,792 | 7,416 | +221% |
| Median household income | $86,060/yr | $95,160/yr | -10% |
| Median rent (weekly, 2021 Census) | $369 | $380 | -3% |
| Median mortgage (monthly, 2021 Census) | $1,927 | $1,950 | -1% |
| Distance to CBD | 13 km | 32 km | -59% |
| Separate houses | 53% | 78% | -25pp |
Investor Checklist
Pre-inspection briefing for Glenroy — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 23,792 residents — 321% of the VIC suburb median (7,416).
- Purchasing power: median household income $86,060/year (-10% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $369/week rent (≈ $1,599/month) covered ~83% of the $1,927/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 13 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 53% separate houses — mixed market (vs 78% state median).
- Rate stress-test: budget ~$193/month extra for a 1-percentage-point RBA rate rise on top of the $1,927/month median repayment.
- Tenant rent burden: 22% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Moderate buy-and-hold potential: Glenroy's 23,792-person market and $86,060 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Moderate rental coverage at the 2021 Census: rent of $369/week covered 83% of a $1,927/month mortgage, a $328/month gap bridged with equity, depreciation and tax benefits. Re-check with current rents and rates before committing.
Only 53% 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 $1,927/month median mortgage in Glenroy means a 1-percentage-point RBA rate rise could add roughly $193/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Glenroy regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Glenroy 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 Glenroy should track the wider Victoria market through 2026, with the $86,060/year median household income (10% below the $95,160 state median) keeping the suburb firmly mid-pack. At the 2021 Census, rental coverage ran at ~83% of the typical mortgage ($1,599/month rent vs $1,927/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Glenroy is balanced 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 Glenroy a good suburb for investment?
Whether Glenroy suits you depends on your strategy, but the fundamentals are concrete: a population of 23,792, a median household income of $86,060/year and median weekly rent of $369. 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 Glenroy?
The main demand drivers in Glenroy are proximity to Melbourne (13 km), a median household income of $86,060/year, a dwelling mix that is 53% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Glenroy?
Glenroy has a usual resident population of approximately 23,792, 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 Glenroy from the Melbourne CBD?
Glenroy sits 13 km straight-line from the Melbourne CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
What is the median rent in Glenroy?
The most recent census recorded a median weekly rent of $369 in Glenroy, equating to approximately $19,188/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 Glenroy?
The median monthly mortgage repayment in Glenroy is $1,927, or approximately $23,124/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 Glenroy cash-flow positive for investors?
A median weekly rent of $369 works out to $1,599/month, covering 83% of the median mortgage repayment of $1,927/month. That leaves a $328/month shortfall (around $3,936/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 Glenroy?
The main risks are interest-rate sensitivity on the $1,927 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.
How we built this Glenroy 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.