micromarkets

Armadale, VIC 3143

Property data updated July 20269,368 residents

Last 12 months snapshot

303 sales · 507 leases · Refreshed July 2026

Armadale property market

Most of Armadale's recent activity is unit rentals, with 422 leases (down 8.5%) at $625 a week (up 4.2%) as of July 2026, renting out in about 18 days (down from 21 days last year), more sought-after than most unit rental markets in Victoria, with more than half being 2-bedroom.

Unit sales are the next-biggest market, with 231 sales (up 2.7%) at around $676k (up 2.2%), taking about 25 days to sell, among Victoria's most in-demand unit markets, with 2-bedroom the most common at around 60%. Then come 85 house rentals at $1,050 a week. 72 house sales at around $2.334M (among the country's biggest house price drops).

House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.

Census · ABS 2021

Armadale demographics & population

Population

9,368

Median age

38yrs

Avg household

2.0people

Male · Female

46% · 54%

Owner-occupied

Renting

Lone person

Couples, no kids

Born overseas

Year 12+ⓘ

Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.

The full Armadale report

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InsideWho lives here · What homes cost to buy & rent · How fast homes are selling · How much is for sale or rent · How it compares to nearby suburbs · Schools nearby

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Census · ABS 2021

Who lives in Armadale?

The age structure, household make-up, and cultural fabric of the people who call this suburb home.

Age & sex6,611 residentsMaleFemale

Share of all residents by 5-year band · hover a band for the count + split

Life stage

50%

Children0–1450%Youth15–2450%Young adults25–3450%Midlife35–5450%Mature55–6450%Seniors65+50%

Household composition

50%

Lone person50%Couples, no kids50%Families with kids50%Other families50%Group / share50%

1.0 people / household0.8 persons / bedroom50% are 5+ person

Household sizepersons per dwelling

50%1

50%2

50%3

50%4

50%5

50%6+

Cultural make-upshare of residents · diversity = odds two differ

Born overseas50%

Other language at home50%

Limited English50%

Both parents overseas50%

Australian citizens50%

Birthplace diversity40%

Chance two random residents were born in different countries

Language diversity23%

Chance two random residents speak different languages at home

Religious diversity48%

Chance two random residents follow different religions

Where residents were borntop birthplaces

Afghanistan50%

Australia50%

Bangladesh50%

Bosnia & Herzegovina50%

Brazil50%

Cambodia50%

Canada50%

Chile50%

Languages at hometop languages

English only50%

Afrikaans50%

Arabic50%

Australian Indigenous50%

Cantonese50%

Mandarin50%

Other Chinese50%

Croatian50%

Ancestry% reporting · multi-response

Australian50%

Aboriginal/Torres Strait Islander50%

Chinese50%

Croatian50%

Dutch50%

English50%

Faith & belieftap Christianity

No religion50%

Christianity50%

Islam50%

Buddhism50%

Hinduism50%

Judaism50%

Other religions50%

Family originsparents’ birthplace

50%

Both parents overseas50%One parent overseas50%Both parents in Australia50%

A strongly multicultural community with deep migrant heritage.

When migrants arrivedshare of overseas-born

Before 198150%

1981-200050%

2001-201050%

2011-201550%

2016-202150%

2020–21 understated — COVID border closures.

Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.

Census · ABS 2021

Housing & affordability in Armadale

What it costs to live here, who owns versus rents, and the shape of the housing stock.

Affordability at a glance

LowMedianHighPercentile

Median weekly rentBottom 49%

Median monthly mortgageBottom 45%

Rent stress (rent ÷ income)Top 50%

Mortgage stress (repay ÷ income)Top 50%

High mortgage (≥$3k/mo)Top 50%

Social housingTop 50%

Unoccupied on census nightTop 50%

Large dwellings (4+ bed)Top 50%

This suburb Typical range (middle 50%) Median suburb

Bedrooms per dwellingshare of dwellings

50%0

50%1

50%2

50%3

50%4

50%5

50%6+

Who owns vs rentsoccupied dwellings

50%

Owned outright50%Mortgage50%Renting50%Other50%

What’s built heredwelling types

50%

House50%Townhouse50%Apartment50%Other50%

50% separate houses50% apartments50% high-rise

Census · ABS 2021

Income & employment in Armadale

Incomes, employment, and the occupation mix of the people who live here.

Income & work at a glance

LowMedianHighPercentile

Median personal incomeTop 35%

Median family incomeTop 38%

Managers & professionalsTop 50%

High earners (≥$2k/wk)Top 50%

This suburb Typical range (middle 50%) Median suburb

Occupations

LowMedianHighPercentile

Managers & professionalsTop 50%

Clerical & adminTop 50%

Community & personal serviceTop 50%

Sales workersTop 50%

Technicians, trades & labourersTop 50%

Household incomeheight = share of households · weekly

Personal incomeheight = share of residents 15+ · weekly

A typical household pulls in about 2.0× the typical individual — a multi-earner area.

Labour forceemployment status · residents 15+

50%

Employed full-time50%Employed part-time50%Employed (away/other)50%Unemployed50%Not in labour force50%

LowMedianHighPercentile

Full-time workersTop 50%

Part-time workersTop 50%

Unemployment rateTop 50%

Not in labour forceTop 50%

Labour-force participationTop 50%

This suburb Typical range (middle 50%) Median suburb

Census · ABS 2021

Getting around Armadale

How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.

Transport at a glance

LowMedianHighPercentile

Public transport to workTop 50%

Walked or cycled to workTop 50%

Worked from homeTop 50%

No motor vehicleTop 50%

Vehicles per dwellingBottom 12%

This suburb Typical range (middle 50%) Median suburb

Journey to workamong commuters · top modes

Car (driver)50%

Car (passenger)50%

Train50%

Bus50%

Tram/light rail50%

Ferry50%

Walked50%

Vehicles per dwellingshare of households

50%0

50%1

50%2

50%3

50%4+

Education · ACARA My School 2025

Schools in and around Armadale

3 schools inside Armadale, plus the closest options around it. Families can choose from 113 primary schools in Armadale and its surrounds, and 68 high schools covering the secondary years. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.

Within Armadale3schools in the suburb itself

Primary schools113within 5 km · nearest in suburb

Secondary schools68within 5 km · nearest in suburb

Median ICSEA rank50thenrolment-weighted

What is ICSEA Rank?

ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.

Nearby within150 schools

Within Armadale · 3Order by
1
Lauriston Girls' SchoolIndependent · Combined · Co-ed · Years Prep-12 · Within suburb
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
2
The King David SchoolIndependent · Combined · Co-ed · Years Prep-12 · Within suburb
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
3
Armadale Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Within suburb
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
Nearby · within 5 km · 147
4
Melbourne High SchoolGovernment · Secondary · Co-ed · Years 9-12 · South Yarra · 2.7 km
State RankTop 1%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
5
MacRobertson Girls High SchoolGovernment · Secondary · Co-ed · Years 9-12 · Melbourne · 2.7 km
State RankTop 1%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
6
South Melbourne Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Southbank · 2.7 km
State RankTop 1%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
7
Kilvington Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Ormond · 2.7 km
State RankP Top 1%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
8
Camberwell Girls Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Canterbury · 2.7 km
State RankP Top 1%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
9
Camberwell Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Canterbury · 2.7 km
State RankP Top 1%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
10
Fintona Girls' SchoolIndependent · Combined · Years Prep-12 · Balwyn · 2.7 km
State RankP Top 1%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
11
Loreto Mandeville HallCatholic · Combined · Co-ed · Years Prep-12 · Toorak · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
12
St Catherine's SchoolIndependent · Combined · Co-ed · Years Prep-12 · Toorak · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
13
St Michael's Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · St Kilda · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
14
St Kevin's CollegeCatholic · Combined · Co-ed · Years Prep-12 · Toorak · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
15
Caulfield Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · St Kilda East · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
16
Bialik CollegeIndependent · Combined · Co-ed · Years Prep-12 · Hawthorn · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
17
Scotch CollegeIndependent · Combined · Co-ed · Years Prep-12 · Hawthorn · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
18
Sacre CoeurCatholic · Combined · Co-ed · Years Prep-12 · Glen Iris · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
19
Auburn High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Hawthorn East · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
20
Korowa Anglican Girls' SchoolIndependent · Combined · Co-ed · Years Prep-12 · Glen Iris · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
21
Wesley CollegeIndependent · Combined · Co-ed · Years Prep-12 · Melbourne · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
22
Glen Eira CollegeGovernment · Secondary · Co-ed · Years 7-12 · Caulfield East · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
23
Melbourne Girls GrammarIndependent · Combined · Co-ed · Years Prep-12 · South Yarra · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
24
Yesodei HaTorah CollegeIndependent · Combined · Co-ed · Years Prep-12 · Elwood · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
25
Melbourne Girls CollegeGovernment · Secondary · Co-ed · Years 7-12 · Richmond · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
26
Melbourne Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Melbourne · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
27
Xavier CollegeCatholic · Combined · Co-ed · Years Prep-12 · Kew · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
28
Methodist Ladies' CollegeIndependent · Combined · Years Prep-12 · Kew · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
29
Carey Baptist Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Kew · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
30
Ruyton Girls' SchoolIndependent · Combined · Years Prep-12 · Kew · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
31
Trinity Grammar School KewIndependent · Combined · Co-ed · Years Prep-12 · Kew · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
32
Firbank Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Brighton · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
33
Victorian College Of The Arts Secondary SchoolGovernment · Secondary · Co-ed · Years 7-12 · Southbank · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
34
Canterbury Girls Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Canterbury · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
35
Strathcona Baptist Girls' GrammarIndependent · Combined · Co-ed · Years Prep-12 · Canterbury · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
36
Genazzano FCJ CollegeCatholic · Combined · Co-ed · Years Prep-12 · Kew · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
37
Brighton Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Brighton · 2.7 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students406Multilingual50%ICSEA Rank50th
38
Albert Park CollegeGovernment · Secondary · Co-ed · Years 7-12 · Albert Park · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
39
Mckinnon Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Mckinnon · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
40
St Joseph's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Malvern · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
41
Malvern Central SchoolGovernment · Primary · Co-ed · Years Prep-6 · Malvern · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
42
Caulfield Junior CollegeGovernment · Primary · Co-ed · Years Prep-6 · Caulfield North · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
43
Cheder Levi Yitzchok IncIndependent · Combined · Co-ed · Years Prep-10 · St Kilda · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
44
St Joseph's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Elsternwick · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
45
Sholem Aleichem CollegeIndependent · Primary · Co-ed · Years Prep-6 · Elsternwick · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
46
Caulfield Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Caulfield South · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
47
Melbourne Montessori CollegeIndependent · Combined · Co-ed · Years Prep-12 · Caulfield South · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
48
South Yarra Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · South Yarra · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
49
Erasmus Primary SchoolIndependent · Primary · Co-ed · Years Prep-6 · Hawthorn · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
50
Christ Church Grammar SchoolIndependent · Primary · Co-ed · Years Prep-6 · South Yarra · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
51
Camberwell South Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Glen Iris · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
52
St Cecilia's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Glen Iris · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
53
Glen Iris Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Glen Iris · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
54
Camberwell Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Camberwell · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
55
Glen Huntly Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Glen Huntly · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
56
Carnegie Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Carnegie · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
57
Yarra Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Richmond · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
58
Solway Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ashburton · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
59
Murrumbeena Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Murrumbeena · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
60
St Michael's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Ashburton · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
61
Ormond Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ormond · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
62
Ashburton Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ashburton · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
63
Abbotsford Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Abbotsford · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
64
Hartwell Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Camberwell · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
65
Albert Park Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Albert Park · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
66
Brighton Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Brighton · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
67
Mckinnon Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ormond · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
68
Canterbury Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Canterbury · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
69
Bentleigh West Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Bentleigh · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
70
Wattle Park Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Burwood · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
71
Valkstone Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Bentleigh East · 2.7 km
State RankTop 50%EnglishMathsStudents406Multilingual50%ICSEA Rank50th
72
De La Salle CollegeCatholic · Combined · Co-ed · Years 6-12 · Malvern · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
73
Our Lady of Lourdes SchoolCatholic · Primary · Co-ed · Years Prep-6 · Prahran · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
74
Toorak Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Toorak · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
75
St Mary's SchoolCatholic · Primary · Co-ed · Years Prep-6 · St Kilda East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
76
St Mary's College MelbourneCatholic · Secondary · Co-ed · Years 7-12 · St Kilda East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
77
Beth Rivkah Ladies CollegeIndependent · Combined · Co-ed · Years Prep-12 · St Kilda East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
78
Yeshivah CollegeIndependent · Combined · Co-ed · Years Prep-12 · St Kilda East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
79
Windsor Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Windsor · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
80
Oakwood SchoolGovernment · Secondary · Co-ed · Years 7-12 · Caulfield North · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
81
Malvern Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Malvern East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
82
Ripponlea Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · St Kilda East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
83
Prahran High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Windsor · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
84
Alia CollegeIndependent · Secondary · Co-ed · Years 7-12 · Hawthorn East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
85
St Roch's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Glen Iris · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
86
KamarukaIndependent · Special · Co-ed · Years 2-10 · South Yarra · 2.7 km
State Rank—English—Maths—Students406Multilingual1%ICSEA Rank50th
87
Auburn South Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Hawthorn East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
88
St Kilda Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · St Kilda · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
89
Adass Israel SchoolIndependent · Combined · Co-ed · Years Prep-12 · Elsternwick · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
90
Centre for Higher Education StudiesGovernment · Secondary · Co-ed · Years 10-12 · South Yarra · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
91
St Mary's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Malvern East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
92
Victorian College For The DeafGovernment · Special · Co-ed · Years U · Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
93
Richmond Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
94
Lloyd Street Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Malvern East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
95
St Kilda Park Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · St Kilda · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
96
St Joseph's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Hawthorn · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
97
Elwood Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Elwood · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
98
Japanese School of MelbourneIndependent · Secondary · Co-ed · Years Prep-9 · Caulfield South · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
99
Rossbourne SchoolIndependent · Special · Co-ed · Years 7-12 · Hawthorn · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
100
Glenferrie Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Hawthorn · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
101
St Anthony's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Glen Huntly · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
102
Leibler Yavneh CollegeIndependent · Combined · Co-ed · Years Prep-12 · Elsternwick · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
103
The Currajong SchoolIndependent · Special · Co-ed · Years Prep-6 · Malvern East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
104
Elwood CollegeGovernment · Secondary · Co-ed · Years 7-12 · Elwood · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
105
Hawthorn West Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Hawthorn · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
106
Elsternwick Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Brighton · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
107
Swinburne Senior Secondary CollegeGovernment · Secondary · Co-ed · Years 11-12 · Hawthorn · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
108
Caulfield South Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Caulfield South · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
109
St Columba's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Elwood · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
110
SEDA College (Victoria)Independent · Secondary · Co-ed · Years 11-12 · Camberwell · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
111
Melbourne Indigenous Transition SchoolIndependent · Special · Co-ed · Years 7-8 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
112
Richmond High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
113
Trinity Catholic SchoolCatholic · Primary · Co-ed · Years Prep-6 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
114
Star of the Sea CollegeCatholic · Secondary · Co-ed · Years 7-12 · Brighton · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
115
Bindjiroo Yaluk Community SchoolGovernment · Secondary · Co-ed · Years 7-12 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
116
St James' SchoolCatholic · Primary · Co-ed · Years Prep-6 · Brighton · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
117
Auburn Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Hawthorn East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
118
Youth2Industry CollegeIndependent · Secondary · Co-ed · Years 11-12 · South Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
119
Gardenvale Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Brighton East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
120
Divrei EminehIndependent · Combined · Co-ed · Years Prep-12 · Ormond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
121
Richmond West Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
122
South Melbourne Park Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Albert Park · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
123
Preshil, The Margaret Lyttle Memorial SchoolIndependent · Combined · Co-ed · Years Prep-12 · Kew · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
124
Middle Park Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Middle Park · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
125
Camberwell High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Canterbury · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
126
Sacred Heart SchoolCatholic · Primary · Co-ed · Years Prep-6 · Kew · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
127
Andale SchoolIndependent · Special · Co-ed · Years U · Kew · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
128
Kew Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Kew · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
129
St Dominic's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Camberwell · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
130
Malvern Valley Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Malvern East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
131
Siena College LtdCatholic · Secondary · Years 7-12 · Camberwell · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
132
Galilee Regional Catholic Primary SchoolCatholic · Primary · Co-ed · Years Prep-6 · South Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
133
Giant Steps MelbourneIndependent · Primary · Co-ed · Years U · Kew · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
134
Collingwood English Language SchoolGovernment · Special · Co-ed · Years Prep-12 · Collingwood · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
135
St Patrick's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Murrumbeena · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
136
Sophia Mundi Steiner SchoolIndependent · Combined · Co-ed · Years Prep-12 · Abbotsford · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
137
Our Lady of Good Counsel SchoolCatholic · Primary · Co-ed · Years Prep-6 · Deepdene · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
138
St Finbar's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Brighton East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
139
Deepdene Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Deepdene · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
140
Collingwood CollegeGovernment · Combined · Co-ed · Years Prep-12 · Collingwood · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
141
Montague SchoolGovernment · Special · Co-ed · Years U · South Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
142
Ozford CollegeIndependent · Secondary · Co-ed · Years 10-12 · Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
143
Brighton Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Brighton East · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
144
Oakleigh GrammarIndependent · Combined · Co-ed · Years Prep-12 · Oakleigh · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
145
St Joseph's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Collingwood · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
146
Hester Hornbrook AcademyIndependent · Special · Co-ed · Years 10-12 · Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
147
Sacred Heart SchoolCatholic · Primary · Co-ed · Years Prep-6 · Fitzroy · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
148
Port Phillip Specialist SchoolGovernment · Special · Co-ed · Years U · Port Melbourne · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank50th
149
Ignatius Learning CentreCatholic · Secondary · Co-ed · Years 11-12 · Richmond · 2.7 km
State Rank—English—Maths—Students406Multilingual50%ICSEA Rank—
150
Victorian School Of LanguagesGovernment · Combined · Collingwood · 2.7 km
State Rank—English—Maths—Students—Multilingual—ICSEA Rank—

Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.

School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.

Census · ABS 2021

Turnover

How settled or transient the community is — and where newcomers came from.

Settledness at a glance

LowMedianHighPercentile

Settled 5+ yearsTop 50%

Moved in past yearTop 50%

Arrived from overseas (5 yr)Top 50%

This suburb Typical range (middle 50%) Median suburb

Where residents lived 5 years agoof those who stated

50%

Same address50%Moved within area50%From elsewhere in Australia50%From overseas50%

Residential paceshare of residents

Moved in the past year50%

Moved in the past 5 years50%

Arrived from overseas (5 yr)50%

Property market

Market snapshot

Armadale median house price & rent

Headline price, rent, yield and time on market for Armadale — choose a property type and size below.

Active segment

Houses

Units

Median priceⓘLast 12 months

1.36M

↑ +50.0% YoY

Days on marketⓘLast 12 months

↑ 4 days YoY

SoldⓘLast 12 months

↑ +50.0% YoY

Months of supplyⓘLast 12 months

1.1mo

Median rentⓘLast 12 months

$649/w

↑ +50.0% YoY

Days to leaseⓘLast 12 months

↑ 2 days YoY

LeasedⓘLast 12 months

↑ +0.5% YoY

Gross yieldⓘLast 12 months

2.94%

Annualised

Data confidenceSales sample41StrongLease sample89Strong

Segment breakdown

House & unit prices by bedroom

Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.

Demand percentile 0–100 · last 12 months12-mo change

Segment

Sold

Price

DOM

Leased

Rent

DOM

Yield

SalesRent

Houses · 2 bed41 sales · 89 leases

43+0.5%

$1.36M+50.0%

19 days−4d

81+0.5%

$649/wk+50.0%

10 days−2d

2.94%

50/100

Houses · 3 bed41 sales · 89 leases

43+0.5%

$1.36M+0.5%

19 days−4d

81+50.0%

$649/wk+50.0%

10 days−2d

2.94%

50/100

Houses · 4 bed41 sales · 89 leases

43+0.5%

$1.36M+0.5%

19 days−4d

81+0.5%

$649/wk+0.5%

10 days−2d

2.94%

—

Units · 1 bed41 sales · 89 leases

43+0.5%

$1.36M+50.0%

19 days−4d

81+0.5%

$649/wk+50.0%

10 days−2d

2.94%

50/100

Units · 2 bed41 sales · 89 leases

43+50.0%

$1.36M+0.5%

19 days−4d

81+0.5%

$649/wk+50.0%

10 days−2d

2.94%

50/100

Units · 3 bed41 sales · 89 leases

43+0.5%

$1.36M+0.5%

19 days−4d

81+50.0%

$649/wk+50.0%

10 days−2d

2.94%

50/100

All houses

43+0.5%

$1.36M+0.5%

19 days−4d

81+0.5%

$649/wk+50.0%

10 days−2d

2.94%

50/100

All units

43+50.0%

$1.36M+50.0%

19 days−4d

81+0.5%

$649/wk+50.0%

10 days−2d

2.94%

50/100

Where each segment ranks

Armadale property growth

Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.

Metric

Ranked against

Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.

Houses

3/3above median

02550 · MEDIAN75100

Percentile vs VIC

Value

Units

4/4above median

02550 · MEDIAN75100

Percentile vs VIC

Value

The buy-versus-rent equation

Buying vs renting in Armadale

What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.

Property

Compare to

Houses · 2 bed: +50%

Houses · 3 bed: +50%

Houses · Total: +50%

Units · 1 bed: +50%

Units · 2 bed: +50%

Units · 3 bed: +50%

Units · Total: +50%

VIC MEDIAN · +45%

Rent covers itRenting matches or beats the cost of owning−10% to 0%

BalancedMortgage roughly matches asking rent+30% to +60%

Far pricier to ownBuying costs much more than renting+100% to +130%+

BreakdownLast 12 months

Holding cost

Mortgage

Rent

Premium

Band

Houses · 2 bed43 sales81 leases

−$518/wk

$1,167/wk

$649/wk

+50%

Typical premium

Houses · 3 bed43 sales81 leases

−$518/wk

$1,167/wk

$649/wk

+50%

Typical premium

Units · 1 bed43 sales81 leases

−$518/wk

$1,167/wk

$649/wk

+50%

Typical premium

Units · 2 bed43 sales81 leases

−$518/wk

$1,167/wk

$649/wk

+50%

Typical premium

Units · 3 bed43 sales81 leases

−$518/wk

$1,167/wk

$649/wk

+50%

Typical premium

Assumes 80% LVR6.0% rate30y P&I

Premium = (weekly mortgage − weekly rent) ÷ weekly rent. Band thresholds are national breakpoints across ~11,400 eligible Australian segments — the Typical premium band spans national P25 to P75, so it’s literally what’s typical.

Market data

How strong is demand, and which way is it heading?

Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.

Side

View

Property

Bedrooms

Radius

Compared against

Sales market velocity

5 nearby suburbs · 10km · Total unit · sales

rising

DOM change YoYis demand rising or falling?

falling

median

Recoveryweak but rising

Boomstrong and rising

Troughweak and falling

Peakstrong but easing

Nearby suburb

Demand index

97 / 100vs VIC

Days on market

18 days0 days YoY

Median price

$297k▼ −3.4% YoY

Sold (last year)

212▲ +3.0% YoY

Nearby suburb

Demand index

80 / 100vs VIC

Days on market

17 days▲ +1 day YoY

Median price

$412k▼ −0.6% YoY

Sold (last year)

113▼ −0.5% YoY

Nearby suburb

Demand index

90 / 100vs VIC

Days on market

22 days0 days YoY

Median price

$317k▼ −1.0% YoY

Sold (last year)

203▼ −2.4% YoY

Nearby suburb

Demand index

96 / 100vs VIC

Days on market

17 days▼ −1 day YoY

Median price

$485k▼ −0.5% YoY

Sold (last year)

288▲ +1.0% YoY

Nearby suburb

Demand index

92 / 100vs VIC

Days on market

23 days0 days YoY

Median price

$800k▲ +4.2% YoY

Sold (last year)

176▲ +7.5% YoY

Armadale · this suburb

Demand index

90 / 100vs VIC

Days on market

19 days▼ −4 days YoY

Median price

$1.36M▲ +50.0% YoY

Sold (last year)

43▲ +50.0% YoY

weakSales market velocityhow strong sales demand isstrong

This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures

Sales market velocity

How strong is sales demand — and is it rising or falling?

What this shows

Each dot is one of this suburb's property segments on the sales side. Left-right shows how strong sales demand is — combining how many properties sold in the last 12 months with how quickly they sold (median days on market). Top-bottom shows whether that demand is rising or falling compared to 12 months ago.

The two axes

Sales market velocityX axis

how strong sales demand is

A composite of 12-month sales volume and median days on market. Higher means more sales completed faster — stronger sales demand right now.

Days on market change (Year-on-year)Y axis

is demand rising or falling?

How much faster (or slower) sales are completing compared to 12 months ago. Top half means sales are completing faster than a year ago (demand growing).

Market data

Armadale against the neighbourhood

Eight diagnostic views cutting the data a different way each time — Armadale in blue, peers in colour.

Pair

View

Property

Bedrooms

Radius

How fast — and is it getting faster?

5 peer suburbs · 10km · Total unit

faster

DOM change YoYvs 12 months ago

slower

median

Recoveringquiet but accelerating

Boomingbusy and accelerating

Stalledquiet and slowing further

Coolingbusy but slowing

Nearby suburb

Demand index

83 / 100vs Australia

Days on market

18 days0 days YoY

Median price

$297k▼ −3.4% YoY

Sold (last year)

212▲ +3.0% YoY

Gross yield

5.43%

Nearby suburb

Demand index

50 / 100vs Australia

Days on market

17 days▲ +1 day YoY

Median price

$412k▼ −0.6% YoY

Sold (last year)

113▼ −0.5% YoY

Gross yield

3.46%

Nearby suburb

Demand index

55 / 100vs Australia

Days on market

22 days0 days YoY

Median price

$317k▼ −1.0% YoY

Sold (last year)

203▼ −2.4% YoY

Gross yield

3.08%

Nearby suburb

Demand index

58 / 100vs Australia

Days on market

17 days▼ −1 day YoY

Median price

$485k▼ −0.5% YoY

Sold (last year)

288▲ +1.0% YoY

Gross yield

3.67%

Nearby suburb

Demand index

64 / 100vs Australia

Days on market

23 days0 days YoY

Median price

$800k▲ +4.2% YoY

Sold (last year)

176▲ +7.5% YoY

Gross yield

2.04%

Armadale · this suburb

Demand index

50 / 100vs Australia

Days on market

19 days▼ −4 days YoY

Median price

$1.36M▲ +50.0% YoY

Sold (last year)

43▲ +50.0% YoY

Gross yield

2.94%

slowDays on marketmedian days to sellfast

This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures

How much is available right now?

Housing supply & months of stock

How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.

View

Hide thin-sample rows

Sales market

Band	Months of supply left	YoY	Listed	Sold	Per month
Severe shortage	1.1	▼ -2.5	4	43	3.6
Balanced	2.7	▲ +2.3	10	43	3.6
Slightly loose	3.4	▼ -1.2	12	43	3.6
Loose	4.0	▲ +2.0	14	43	3.6
Loose	5.3	▲ +3.5	19	43	3.6
Loose	5.5	▲ +3.4	20	43	3.6
Loose	5.6	▲ +4.0	20	43	3.6
Loose	6.6	▲ +3.7	24	43	3.6

median

Rental market

Band	Months of supply left	YoY	Listed	Leased	Per month
Tight	0.4	▼ -0.5	3	81	6.8
Tight	0.5	▲ +0.5	3	81	6.8
National typical	0.7	▲ +0.2	5	81	6.8
Loose	1.3	▼ -0.2	9	81	6.8
Loose	1.5	▲ +0.7	10	81	6.8
Oversupply	2.0	▲ +0.8	14	81	6.8
Oversupply	2.1	▼ -1.0	14	81	6.8
Oversupply	2.5	▲ +1.3	17	81	6.8

median

Severe

Very Tight

Tight

Balanced

Loose

Very Loose

Saturated

Under-suppliedOver-supplied

Market data

Who's transacting — buyers or tenants?

Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.

Property

Armadale — Units & Houses, all bedrooms

Jul 2021 – Jun 2026 · each point = a 12-month window

Sales · buyer transactions

Leases · tenant transactions

Five-year arc

Armadale median house price & rent history

Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.

Five-year summaryAs of Jun 2026, the median house sale price in Armadale fell from $1.85M (Jul 2021) to $1.46M (Jun 2026) — a 21.1% decline over five years — peaking at $2.31M between Oct 2020 and Sep 2021. Median house rent went from $639/wk to $672/wk (+5.2%) over the same period. For units, the median sale price rose from $431k to $580k (+34.5%), with rent up from $220/wk to $375/wk (+70.5%) over the same period.

Property

Bedrooms

Median price (trailing year)

Jun 2026

$1.46M+4.2%

5y median $1.86Mvs last year $1.40M

Total sales (trailing year)

Jun 2026

60-15.5%

5y median 71vs last year 71

Days on market (trailing year)

Jun 2026

20 days-42

5y median 37 daysvs last year 62 days

Median rent (trailing year)

Jun 2026

$672/wk-3.4%

5y median $619/wkvs last year $696/wk

Total leases (trailing year)

Jun 2026

62-29.5%

5y median 77vs last year 88

Days on market (rental) (trailing year)

Jun 2026

13 days+4

5y median 13 daysvs last year 9 days

Gross yield (trailing year)

Jun 2026

2.10%+0.53 pt

5y median 1.25%vs last year 1.57%

Months of supply

Jun 2026

1.9 months+8.4%

5y median 2.0 monthsvs last year 1.8 months

Months of supply (rental)

Jun 2026

1.5 months+66.5%

5y median 1.2 monthsvs last year 0.9 months

Nearby markets

Suburbs near Armadale: prices compared

The nearest suburbs to Armadale, ranked by distance — each lined up against Armadale on the same measures, so the differences jump out at a glance.

Market

Property

Bedrooms

Radius

Colour by

This marketArmadaleVIC 3143 · Units · Total

Price$1.36M

DOM19 days

Sold43

5 markets within 5kmLast 12 months

ToorakVIC 31421.0kmUnits · Total

PrahranVIC 31811.1kmUnits · Total

Price$297k

DOM18 days

Sold212

much cheapersimilar speed

MalvernVIC 31441.2kmUnits · Total

Caulfield NorthVIC 31611.3kmUnits · Total

St Kilda EastVIC 31831.6kmUnits · Total

Stat colourHow each suburb's stat compares to Armadale

Much lowerLowerSimilarHigherMuch higher

Similar markets

Suburbs like Armadale

Suburbs anywhere in VIC that behave like Armadale — matched on price, growth, selling speed and demand, not on distance. A shortlist of markets that move the same way — including ones far away you'd never think to compare. (Want the suburbs right next door instead? See Nearby markets above.)

Armadale vs Elwood: the closest sales-market match trades at a median of $340k against Armadale's $1.36M — about 75% lower, with homes selling in 21 days versus 19 days here.

Colour by

Property

Bedrooms

Market

This marketArmadaleVIC 3143Units · Total

Price$1.36M

DOM19 days

Sold43

Most similar sales markets · within 2.3–8 kmLast 12 months

ElwoodVIC 31843km58% match

Price$340k

DOM21 days

Sold274

Hawthorn EastVIC 31232km78% match

Price$414k

DOM18 days

Sold233

Carlton NorthVIC 30546km73% match

Price$503k

DOM20 days

Sold27

Heidelberg WestVIC 30818km53% match

Price$543k

DOM21 days

Sold46

Fitzroy NorthVIC 30687km59% match

Price$423k

DOM20 days

Sold86

Stat colourHow each suburb's stat compares to Armadale

Much lowerLowerSimilarHigherMuch higher

Comparable sales markets to Armadale: Elwood average house price, Hawthorn East property prices, Carlton North, VIC property market, Heidelberg West property market and Fitzroy North property market.

Armadale's closest rental-market twins: Hawthorn East market trends, Carlton North median house price, Fitzroy North property market, Elwood property prices and Heidelberg West property growth. Each link opens that suburb's full market report.

Market data

Frequently asked · Armadale

26 data-driven answers about Armadale's property market — every one computed from the metrics above.

What things cost

Prices, rent, yield, ownership cost

What is the median house price in Armadale?

The median house price in Armadale, VIC 3143 is $1.36M as of June 2026, based on 41 sales over the past 12 months. Houses there have moved +0.5% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.

What is the median unit price in Armadale?

The median unit price in Armadale, VIC 3143 is $1.36M as of June 2026, based on 41 sales over the past 12 months. Units have moved +50.0% year-on-year and currently trade at roughly 100% of the median house price.

How much does it cost to rent in Armadale?

The median weekly house rent in Armadale is $649 as of June 2026, drawn from 89 leases over the past 12 months. Units rent for around $649 per week. House rents have moved +50.0% year-on-year. Current vacancy pressure is shown in the supply section above.

How much is rent for a 3 bedroom house in Armadale?

A 3 bedroom house in Armadale rents for a median $649 per week as of June 2026, drawn from 89 leases over the past 12 months. Across other house sizes: 2-bedroom $649/week, 4-bedroom $649/week. Unit rents: 1-bedroom $649/week, 2-bedroom $649/week, 3-bedroom $649/week. Figures cover only segments with enough recent leases to be statistically meaningful; sparse segments are excluded. The segment breakdown covers rent, yield and days on market for every property type and bedroom count.

What is the gross rental yield in Armadale?

Gross rental yield in Armadale is 2.94% for houses and 2.94% for units as of June 2026, compared with the VIC unit median of 4.58%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.

How much is a 3 bedroom house in Armadale?

As of June 2026, Armadale medians by bedroom count:

How much is a 3 bedroom house in Armadale?
Property	1 bed	2 bed	3 bed	4 bed	Total
Houses	—	$1.36M	$1.36M	$1.36M	$1.36M
Units	$1.36M	$1.36M	$1.36M	—	$1.36M

Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.

What does it cost to own versus rent at the Armadale median?

At the median Armadale house ($1.36M purchase, $649/week rent), weekly mortgage repayments sit at roughly $1167 — about $518 more per week than renting. That gap is the ownership premium. For the median unit ($1.36M purchase, $649/week rent), repayments run about $1167 per week. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.

How the market is moving

Speed, supply, growth, cycle phase

What are Armadale's property market trends?

Armadale's property market trends to June 2026: house prices rose +0.5% year-on-year and units +50.0%; weekly house rents moved +50.0%; homes now sell in a median 19 days — faster than a year ago by 4; sales supply sits at 5.3 months (very loose). Read together — price, rent, selling speed and supply — they show which way the Armadale market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.

What does the data say about Armadale as an investment?

As of June 2026 in Armadale, house prices rose +0.5% over the year, gross rental yield is 2.94% against a VIC median of 2.61%, houses take a median 19 days to sell, sales supply is 5.3 months (very loose). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.

How quickly do houses sell in Armadale?

Houses in Armadale sell in a median 19 days on market as of June 2026, with units clearing slightly similarly at 19 days. Days on market have tightened by 4 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.

Is Armadale a tight or loose property market right now?

Armadale's sales market sits at 5.3 months of supply for houses as of June 2026 — classified as Very Loose against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is tighter still at 0.4 months of supply.

Have property prices in Armadale gone up or down?

House prices in Armadale moved +0.5% over the 12 months to June 2026, while units moved +50.0%. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.

How active is the rental market in Armadale?

Armadale's house rental market sits at 0.4 months of supply as of June 2026 — classified as Severe (extreme shortage), with 81 houses leased over the past 12 months. Units sit at 2.0 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.

Where is Armadale in its property market cycle?

Armadale's house market is currently in the 'in_demand_growing' phase as of June 2026 — combining above-median sales velocity nationally with year-on-year tightening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.

How it compares

Vs state, vs nearby, vs popular

How does Armadale compare to other VIC suburbs?

Armadale's median house price ($1.36M) is 152% above the VIC median ($540k) as of June 2026. On selling speed, houses clear in 19 days vs 23 days state median. On gross yield, Armadale sits at 2.94% vs 2.61% state median.

How does Armadale compare to neighbouring suburbs?

Armadale's most-similar nearby market is Glen Iris (2.4 km away) with a median house price of $1.39M — about 2% pricier. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.

What's the most popular property type in Armadale?

The most-transacted segment in Armadale over the 12 months to June 2026 is 2 bed houses with 43 sales. 3 bed houses come second at 43 sales. The buying-versus-renting section above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.

How many properties were sold and leased in Armadale last year?

Armadale recorded 43 house sales and 43 unit sales over the 12 months to June 2026 — a combined 86 transactions. On the rental side, 81 houses and 81 units were leased. Segments with statistically thin samples are excluded from displayed figures.

About the area

Population, income, who lives here, schools

What postcode is Armadale in?

Armadale is in postcode 3143, in the Inner Melbourne region of VIC. Addresses there are written as Armadale, VIC 3143.

What is the population of Armadale?

Armadale, VIC 3143 is home to 6,611 residents (ABS Census 2021). The median resident age is 28, and the average household holds 1.0 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.

What is the median household income in Armadale?

The median household in Armadale earns $2k per week — roughly $96k a year (ABS Census 2021). Median personal income runs $926/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.

What is the unemployment rate in Armadale?

The unemployment rate in Armadale is 50.0% (ABS Census 2021). That sits right around the median for Australian suburbs. The rate counts people who are working or actively looking for work — not a share of all residents. Workforce participation sits at 50%. The local economy section above covers incomes, employment status and the occupation mix.

Do people own or rent in Armadale?

Armadale is mostly owner-occupied: about 100% of households are owner-occupiers and 50% rent (ABS Census 2021). Of owners, 50% own outright and 50% are paying off a mortgage.

What schools are near Armadale?

Armadale has 150 schools within reach, 3 of them inside the suburb itself — including Armadale Primary School, Lauriston Girls' School, The King David School. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).

Is Armadale a good place to live?

Armadale, VIC 3143 has a population of 6,611, a median age of 28, a median household income around $2k/week, 50% of households renting (ABS Census 2021). There are 150 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.

About this data

Methodology and update cadence

When was this Armadale market data last updated?

This Armadale market data was last updated July 2026, covering the 12 months to June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.