Abbotsford (Vic.)

Abbotsford lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, Abbotsford's population is estimated at around 10,389 as of Nov 2025. This reflects an increase of 1,301 people (14.3%) since the 2021 Census, which reported a population of 9,088 people. The change is inferred from the resident population of 10,294, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 136 validated new addresses since the Census date. This level of population equates to a density ratio of 5,970 persons per square kilometer, placing it in the top 10% of national locations assessed by AreaSearch. Abbotsford's 14.3% growth since the 2021 census exceeded the national average (9.7%), along with the state, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 83.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Looking at population projections moving forward, exceptional growth is predicted over the period, placing it in the top 10 percent of statistical areas across the nation. The Abbotsford (Vic.) statistical area (Lv2) is expected to increase by 6,036 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 57.2% in total over the 17 years.

AreaSearch assessment of residential development activity positions Abbotsford among the top 25% of areas assessed nationwide

Abbotsford saw around 49 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, approximately 247 homes were approved, with 1 more approved in FY-26 so far. Each dwelling built over these years gained an average of 2.8 new residents per year, indicating strong demand supporting property values.

The average construction cost value for new homes was $736,000, suggesting a focus on the premium segment with upmarket properties. In FY-26, commercial development approvals totalled $114,000, reflecting a predominantly residential focus. Compared to Greater Melbourne, Abbotsford showed approximately 75% of the construction activity per person as of recent data. It ranked among the 79th percentile nationally for construction activity, though this has intensified recently.

Recent construction comprised 7.0% detached houses and 93.0% townhouses or apartments, indicating a focus on higher-density living which creates more affordable entry points for downsizers, investors, and first-home buyers. Abbotsford reflected a developing area with around 141 people per approval based on recent data. Population forecasts from AreaSearch's latest quarterly estimate indicate Abbotsford will gain 5,941 residents through to 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Abbotsford has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Local infrastructure changes significantly influence an area's performance. AreaSearch identified 52 projects likely impacting the region. Key initiatives include New Johnston, Victoria Gardens Expansion, 198 Noone Street Development Site, and 35-41 Spensley Street Royal Hotel. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

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Employment performance in Abbotsford exceeds national averages across key labour market indicators

Abbotsford has an educated workforce with the technology sector well-represented. Its unemployment rate was 3.9% in September 2025, below Greater Melbourne's 4.7%.

Employment growth over the past year was estimated at 4.4%, based on AreaSearch data aggregation. As of September 2025, 7,736 residents were employed with a workforce participation rate of 77.6%, higher than Greater Melbourne's 64.1%. The leading employment industries are professional & technical (with an employment share 1.8 times the regional level), health care & social assistance, and education & training. Construction employs only 5.0% of local workers, lower than Greater Melbourne's 9.7%.

There is a ratio of 1.2 workers per resident, indicating Abbotsford functions as an employment hub attracting external workers. Between September 2024 and 2025, employment increased by 4.4%, while labour force grew by 4.9%, leading to a 0.5 percentage point rise in unemployment rate. In contrast, Greater Melbourne saw employment growth of 3.0% and labour force growth of 3.3%, with a 0.3 percentage point rise in unemployment rate. State-level data from 25-Nov-25 shows Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with an unemployment rate of 4.7%. National employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Abbotsford's employment mix suggests local employment could grow by 7.3% over five years and 14.7% over ten years, though these are simple extrapolations for illustrative purposes only.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

The suburb of Abbotsford had a high national income level according to AreaSearch data aggregated from latest ATO records for financial year 2023. The median income among taxpayers was $68,277 and the average income stood at $88,427. This compared to Greater Melbourne's figures of $57,688 and $75,164 respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, estimates for September 2025 would be approximately $73,910 (median) and $95,722 (average). Census data showed individual earnings at the 96th percentile nationally were $1,354 weekly. Income distribution revealed that 35.4% of locals (3,677 people) fell into the $1,500 - 2,999 category, similar to the broader area where this cohort also represented 32.8%. A substantial proportion, 33.3%, earned above $3,000 weekly, indicating strong economic capacity throughout the district. High housing costs consumed 17.2% of income, but strong earnings placed disposable income at the 75th percentile. The area's SEIFA income ranking placed it in the 9th decile.

Abbotsford features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

In Abbotsford, as per the latest Census, 10.2% of dwellings were houses while 89.7% were other types such as semi-detached homes, apartments and 'other' dwellings. In contrast, Melbourne metropolitan area had 12.8% houses and 87.2% other dwellings. Home ownership in Abbotsford stood at 15.9%, with mortgaged dwellings at 27.5% and rented ones at 56.6%. The median monthly mortgage repayment was $2,167, lower than Melbourne metro's average of $2,326. The median weekly rent in Abbotsford was $425, compared to Melbourne metro's $451. Nationally, Abbotsford's mortgage repayments were higher at $2,167 against Australia's average of $1,863, and rents were substantially above the national figure of $375.

Abbotsford features high concentrations of group households and lone person households, with a lower-than-average median household size

Family households constitute 47.9% of all households, including 12.4% couples with children, 29.9% couples without children, and 4.2% single parent families. Non-family households comprise the remaining 52.1%, with lone person households at 40.7% and group households making up 11.4%. The median household size is 1.9 people, which is smaller than the Greater Melbourne average of 2.0.

Educational achievement in Abbotsford places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

Educational attainment in Abbotsford is notably higher than broader benchmarks. Among residents aged 15 and above, 62.7% hold university qualifications, compared to 30.4% nationally and 33.4% in Victoria. The most common qualification is bachelor degrees at 39.5%, followed by postgraduate qualifications at 18.2% and graduate diplomas at 5.0%. Vocational pathways make up 18.3% of qualifications, with advanced diplomas at 9.2% and certificates at 9.1%.

A significant portion of the population is actively pursuing education, with 24.8% engaged in formal learning. This includes 11.7% in tertiary education, 3.5% in primary education, and 2.8% pursuing secondary education.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Analysis of public transport in Abbotsford indicates 24 active transport stops operating within the area. These comprise a mix of train, light rail, and bus services. A total of 33 individual routes serve these stops, collectively facilitating 10,448 weekly passenger trips.

Transport accessibility is rated as excellent, with residents typically located 180 meters from the nearest transport stop. Service frequency averages 1,492 trips per day across all routes, equating to approximately 435 weekly trips per individual stop.

The level of general health in Abbotsford is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Abbotsford shows above-average health outcomes with a low prevalence of common health conditions among its general population, although this rate is higher than the national average for older and at-risk cohorts. Approximately 62% of Abbotsford's total population (6,406 people) have private health cover, compared to 71.3% in Greater Melbourne and a national average of 55.7%. Mental health issues and asthma are the most common medical conditions in Abbotsford, affecting 11.8% and 9.1% of residents respectively.

71.0% of Abbotsford residents declare themselves completely clear of medical ailments, compared to 70.6% across Greater Melbourne. The area has 9.6% of residents aged 65 and over (997 people), which is lower than the 12.1% in Greater Melbourne. Health outcomes among seniors require more attention than those for the broader population.

Abbotsford was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Abbotsford's population showed higher cultural diversity than most local areas, with 24.8% speaking a language other than English at home and 35.9% born overseas. Christianity was the predominant religion in Abbotsford, accounting for 25.7%. Judaism was overrepresented compared to Greater Melbourne, making up 0.9% of Abbotsford's population versus 0.8%.

The top three ancestry groups were English (23.4%), Australian (16.5%), and Irish (11.2%). Notably, Vietnamese (3.4%) and Hungarian (0.4%) populations were higher in Abbotsford than regionally.

Abbotsford's young demographic places it in the bottom 15% of areas nationwide

Abbotsford's median age is 33, which is younger than Greater Melbourne's figure of 37 and Australia's national average of 38 years. Compared to Greater Melbourne, Abbotsford has a higher percentage of residents aged 25-34 (34.4%) but fewer residents aged 5-14 (3.8%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.5%. Between the 2021 Census and the present, the population of those aged 35 to 44 has grown from 19.6% to 20.7%, while the percentage of those aged 25 to 34 has declined from 36.1% to 34.4%. By 2041, significant demographic changes are projected for Abbotsford. The 45-54 age group is expected to show the strongest growth, increasing by 126% and adding 1,337 residents to reach a total of 2,397.