Aberfeldie

An assessment of population growth drivers in Aberfeldie reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Aberfeldie's population is estimated at around 4,353 as of Feb 2026. This reflects an increase of 428 people (10.9%) since the 2021 Census, which reported a population of 3,925 people. The change is inferred from the resident population of 4,232 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 83 validated new addresses since the Census date. This level of population equates to a density ratio of 2,755 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Aberfeldie's 10.9% growth since the 2021 census exceeded the national average (9.9%), marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 93.0% 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. Anticipating future population dynamics, an above median population growth of statistical areas across the nation is projected, with the suburb expected to expand by 640 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 11.9% in total over the 17 years.

AreaSearch analysis of residential development drivers sees Aberfeldie recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers in Aberfeldie shows approximately 37 residential properties granted approval annually. Between FY-21 and FY-25, around 188 homes were approved, with another 7 approved so far in FY-26. The average new resident arrival per new home over the past five financial years is 0.2.

New construction matches or outpaces demand, offering buyers more options and enabling population growth that could exceed current expectations. Developers target the premium market segment, with an average dwelling value of $1,178,000. In FY-26, $165,000 in commercial approvals have been registered, indicating minimal commercial development activity. New building activity comprises 30.0% detached houses and 70.0% townhouses or apartments, offering affordable entry pathways for downsizers, investors, and first-time purchasers.

This shift from the area's existing housing (currently 67.0% houses) indicates decreasing developable sites and reflects changing lifestyles and demand for diverse, affordable housing options. Aberfeldie shows characteristics of a growth area, with around 192 people per dwelling approval. Future projections estimate an addition of 519 residents by 2041, indicating that current construction levels should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

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

AreaSearch has identified three projects that could impact the area's performance. Key projects are LUMA Sunshine North, Maribyrnong River Master Plan Implementation, Buckley Street Level Crossing Removal, and 191 Rosamond Road Mixed-Use Development. The following list details those likely to be most relevant.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch analysis places Aberfeldie well above average for employment performance across multiple indicators

Aberfeldie has a highly educated workforce with strong representation in professional services. Its unemployment rate was 3.3% as of December 2025, below Greater Melbourne's rate of 4.8%. Employment growth over the past year was estimated at 5.0%.

As of December 2025, 2,596 residents were employed with an unemployment rate 1.5% lower than Greater Melbourne's. Workforce participation was 74.0%, slightly higher than Greater Melbourne's 71.3%. A significant portion, 39.3%, of residents worked from home, potentially influenced by Covid-19 lockdowns.

Dominant employment sectors include health care & social assistance, construction, and professional & technical services. Manufacturing showed lower representation at 5.0% compared to the regional average of 7.2%. Employment opportunities locally may be limited as indicated by the working population vs resident population ratio. Between December 2024 and December 2025, employment levels increased by 5.0%, labour force grew by 4.8%, leading to a decrease in unemployment by 0.2 percentage points. In contrast, Greater Melbourne recorded employment growth of 2.4% with unemployment rising by 0.3 percentage points. National employment forecasts from Jobs and Skills Australia, released in May-25, project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Aberfeldie's employment mix suggests local employment could increase by 6.8% over five years and 13.7% over ten years, though this is a simplified extrapolation 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 Aberfeldie has one of the highest income levels nationally, according to AreaSearch's aggregation of latest ATO data for the financial year ended June 2023. The median income among taxpayers in Aberfeldie is $66,437, with an average income of $104,668. This compares to Greater Melbourne's median and average incomes of $57,688 and $75,164 respectively. Based on Wage Price Index growth of 8.25% since the financial year ended June 2023, estimated current incomes as of September 2025 would be approximately $71,918 (median) and $113,303 (average). Census data shows that Aberfeldie's household, family, and personal incomes rank highly nationally, between the 82nd and 91st percentiles. Income distribution in Aberfeldie is different from regional patterns, with the largest segment being 31.1% earning $4,000 or more weekly (1,353 residents), compared to the region's dominant bracket of $1,500 - $2,999 at 32.8%. The suburb exhibits considerable affluence, with 43.2% earning over $3,000 per week, supporting premium retail and service offerings. After housing costs, residents retain 87.4% of their income, indicating strong purchasing power. Aberfeldie's SEIFA income ranking places it in the 9th decile.

Aberfeldie displays a diverse mix of dwelling types, with above-average rates of outright home ownership

The dwelling structure in Aberfeldie, as per the latest Census, consisted of 66.9% houses and 33.1% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Aberfeldie stood at 40.6%, with mortgaged dwellings at 38.7% and rented ones at 20.7%. The median monthly mortgage repayment was $2,600, higher than Melbourne metro's average of $2,000. The median weekly rent in Aberfeldie was $440, compared to Melbourne metro's $390. Nationally, Aberfeldie's mortgage repayments were significantly higher at $2,600 versus the Australian average of $1,863, and rents were substantially above the national figure of $375.

Aberfeldie features high concentrations of family households, with a higher-than-average median household size

Family households compose 78.1% of all households, including 43.5% couples with children, 22.7% couples without children, and 10.6% single parent families. Non-family households constitute 21.9%, comprising lone person households at 19.7% and group households at 2.1%. The median household size is 2.8 people, larger than the Greater Melbourne average of 2.6.

Aberfeldie shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational attainment in Aberfeldie is notably high, with 41.2% of residents aged 15 years and over holding university qualifications, compared to the national average of 30.4% and the Victorian average of 33.4%. Bachelor degrees are most common at 27.1%, followed by postgraduate qualifications (9.7%) and graduate diplomas (4.4%). Vocational credentials are also prevalent, with 25.2% of residents aged 15 years and over holding such qualifications – advanced diplomas at 9.7% and certificates at 15.5%. Educational participation is high, with 32.1% of residents currently enrolled in formal education.

This includes 10.3% in secondary education, 8.8% in primary education, and 8.4% pursuing tertiary education.

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

Transport analysis indicates 20 operational transport stops in Aberfeldie, serving a variety of bus routes. Six distinct routes provide a total of 2,324 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 189 meters from the nearest stop. As predominantly residential, most commuters travel outward. Car remains the primary mode at 86%, with train use at 6%. Average vehicle ownership is 1.6 per dwelling, exceeding regional averages.

In 2021 Census data, 39.3% of residents worked from home, potentially due to COVID-19 conditions. Service frequency averages 332 trips daily across all routes, equating to approximately 116 weekly trips per individual stop.

Aberfeldie's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

AreaSearch's assessment shows Aberfeldie has low prevalence of common health conditions across all age groups. The area's private health cover rate is high at approximately 68%, compared to 56.7% in Greater Melbourne and a national average of 55.7%. Asthma and arthritis are the most prevalent medical conditions, affecting 7.2 and 5.8% of residents respectively.

A total of 75.7% of Aberfeldie residents report being completely clear of medical ailments, compared to 72.6% in Greater Melbourne. Working-age residents have low chronic condition prevalence. The area has 17.0% of residents aged 65 and over (740 people), higher than the 15.1% in Greater Melbourne. Health outcomes among seniors are strong, with national rankings even higher than the general population.

The level of cultural diversity witnessed in Aberfeldie was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Aberfeldie's cultural diversity exceeds the average, with 19.0% born overseas and 21.3% speaking a language other than English at home. Christianity is the dominant religion in Aberfeldie at 64.7%, compared to 43.0% across Greater Melbourne. The top three ancestral groups are Australian (19.4%), English (18.2%), and Italian (13.9%), with Italians significantly higher than the regional average of 5.2%.

Some ethnic groups show notable differences: Croatian at 2.1% in Aberfeldie versus 0.7% regionally, Polish at 1.5% versus 0.8%, and Maltese at 2.6% versus 1.1%.

Aberfeldie's median age exceeds the national pattern

At 41 years, Aberfeldie's median age is significantly higher than Greater Melbourne's average of 37 and somewhat older than Australia's median of 38. Compared to Greater Melbourne, the 55-64 cohort is notably over-represented at 16.1% in Aberfeldie, while the 25-34 age group is under-represented at 9.6%. Post the 2021 Census, the 75-84 age group has increased from 3.6% to 5.1%, whereas the 5-14 cohort has decreased from 12.5% to 11.0% and the 45-54 group has dropped from 16.8% to 15.3%. Demographic projections indicate Aberfeldie's age profile will change significantly by 2041, with the 55-64 cohort projected to grow by 27%, adding 189 residents to reach 890. Conversely, both the 0-4 and 35-44 age groups are expected to decrease in numbers.