Albanvale

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

The estimated population of the suburb of Albanvale is around 5,640 as of May 2026. This figure reflects a decrease of 1 person since the 2021 Census, which reported a population of 5,641 people. The current population density is 3,032 persons per square kilometer, placing Albanvale in the upper quartile relative to national locations assessed by AreaSearch. Since the census, Albanvale's growth rate is -0.0%, positioning it within 2.1 percentage points of the SA3 area's growth rate of 2.1%. This growth was primarily driven by overseas migration, contributing approximately 77.0% of overall population gains during recent periods. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.

For areas not covered by this data, AreaSearch employs the VIC State Government's Regional/LGA projections released in 2023, adjusted using a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. By 2041, Albanvale's population is expected to increase by just below the median of national areas, with an anticipated expansion of 390 persons, reflecting a gain of 6.9% in total over the 16-year period.

The level of residential development activity in Albanvale is very low in comparison to the average area assessed nationally by AreaSearch

AreaSearch analysis of ABS building approval numbers allocated from statistical area data indicates Albanvale averaged around 1 new dwelling approval per year. Over the past five financial years, between FY21 and FY25, an estimated 9 homes were approved, with a further 5 approved so far in FY26. Despite population decline during this period, housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice.

New properties are constructed at an average value of $284,000, below the regional average, suggesting more affordable housing options for buyers. This financial year, $55,000 in commercial approvals have been registered, indicating a predominantly residential focus. Comparatively, Albanvale has significantly less development activity than Greater Melbourne, with 89.0% below the regional average per person. This scarcity typically strengthens demand and prices for existing properties, though building activity has accelerated in recent years. Nationally, this activity is also below average, reflecting the area's maturity and possible planning constraints. New building activity shows 67.0% detached dwellings and 33.0% townhouses or apartments, expanding the range of medium-density options to create a mix of opportunities across price brackets.

This indicates a considerable change from the current housing mix, which is currently 96.0% houses. This shift reflects reduced availability of development sites and addresses shifting lifestyle demands and affordability requirements. With around 2249 people per dwelling approval, Albanvale reflects a highly mature market. According to AreaSearch's latest quarterly estimate, Albanvale will gain approximately 390 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Albanvale has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified four projects likely to impact the area: Taylors Creek Residential Estate, Cairnlea Remediation Project, Amora Estate Cairnlea, and Sunshine Hospital Emergency Department Redevelopment. The following details those considered most relevant.

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

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Employment drivers in Albanvale are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Albanvale has a balanced workforce with representation from both white and blue collar jobs. The manufacturing and industrial sectors are prominent. The unemployment rate in Albanvale is 10.8%, with an estimated employment growth of 2.3% over the past year.

As of December 2025, there are 2,410 residents employed, but the unemployment rate stands at 6.1%, higher than Greater Melbourne's rate of 4.8%. Workforce participation in Albanvale is lower at 57.7%, compared to Greater Melbourne's 69.9%. According to Census responses, 14.3% of residents work from home. The leading employment industries are manufacturing, health care & social assistance, and retail trade.

Manufacturing has a particularly notable concentration with employment levels at 2.2 times the regional average. However, professional & technical services have limited presence in Albanvale, with only 4.3% of employment compared to the regional average of 10.1%. The area appears to offer limited local employment opportunities based on Census data. Between December 2024 and December 2025, employment levels increased by 2.3%, while the labour force grew by 4.0%, leading to an unemployment rise of 1.4 percentage points. In contrast, Greater Melbourne saw employment rise by 2.4% over the same period. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Albanvale's employment should increase by 5.5% over five years and 12.0% over ten years, based on a simple weighting extrapolation of industry-specific projections against the local employment profile.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

Albanvale's median income among taxpayers was $42,667 in financial year 2023. The average income stood at $48,518 during the same period. These figures are lower than those for Greater Melbourne, which were $57,688 and $75,164 respectively. By March 2026, current estimates suggest Albanvale's median income will be approximately $46,772 and average income $53,185, based on a 9.62% increase from the financial year 2023 figures according to the Wage Price Index. The 2021 Census data indicates that Albanvale's household income ranks at the 18th percentile ($1,279 weekly) and personal income at the 2nd percentile. In Albanvale, 30.4% of locals (1,714 people) fall into the $1,500 - 2,999 income category, reflecting a pattern seen in the surrounding region where 32.8% similarly occupy this range. Housing affordability pressures are severe in Albanvale, with only 83.7% of income remaining after housing costs, ranking at the 19th percentile.

Albanvale is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Albanvale's dwelling structure, as recorded in the latest Census, consisted of 96.0% houses and 4.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Albanvale was at 38.3%, with mortgaged dwellings at 37.6% and rented ones at 24.1%. The median monthly mortgage repayment in the area was $1,500, below Melbourne metro's average of $2,000. Median weekly rent in Albanvale was recorded at $325, compared to Melbourne metro's $390. Nationally, Albanvale's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

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

Family households constitute 79.0% of all households, including 35.4% couples with children, 20.6% couples without children, and 20.6% single parent families. Non-family households account for the remaining 21.0%, with lone person households at 18.1% and group households comprising 3.2% of the total. The median household size is 2.9 people, which is larger than the Greater Melbourne average of 2.6.

Albanvale faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 16.1%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 12.0%, followed by postgraduate qualifications (2.9%) and graduate diplomas (1.2%). Vocational credentials are prevalent, with 29.2% of residents aged 15+ holding them, including advanced diplomas (9.3%) and certificates (19.9%). Educational participation is high, with 30.2% of residents currently enrolled in formal education: primary (9.7%), secondary (8.4%), and tertiary (4.8%).

Educational participation is notably high, with 30.2% of residents currently enrolled in formal education. This includes 9.7% in primary education, 8.4% in secondary education, and 4.8% pursuing tertiary education.

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

Albanvale has 23 active public transport stops, all of which are bus stops. These stops are served by five different routes, together providing 1494 weekly passenger trips. The accessibility to these stops is rated as excellent, with residents typically located 173 meters from the nearest stop. Most residents commute outward due to Albanvale's primarily residential nature. Cars remain the dominant mode of transport at 88%, while only 8% use trains for commuting. On average, there are 1.5 vehicles per dwelling in Albanvale, which is higher than the regional average.

According to the 2021 Census, 14.3% of residents work from home, a figure that may be influenced by COVID-19 conditions. The service frequency averages 213 trips per day across all routes, resulting in approximately 64 weekly trips per individual stop.

Albanvale's residents are relatively healthy in comparison to broader Australia with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Albanvale's health metrics are close to national benchmarks, with mortality rates and chronic condition prevalence typical of the general population but higher among older cohorts. Private health cover is extremely low at approximately 46% (2,601 people), compared to Greater Melbourne's 56.7% and the national average of 55.7%. The most common medical conditions are asthma and arthritis, affecting 7.1% and 7.0% respectively.

72.5% of residents report no medical ailments, similar to Greater Melbourne's 72.6%. Under-65 health outcomes are better than average. Albanvale has 19.9% (1,122 people) aged 65 and over, higher than Greater Melbourne's 15.0%. Senior health outcomes present challenges but rank lower nationally than the broader population.

Albanvale is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Albanvale, one of Australia's most culturally diverse areas, has 56.9% of its population born overseas and 69.5% speaking a language other than English at home. Christianity is the predominant religion in Albanvale, accounting for 51.1%. Buddhism is significantly overrepresented with 14.8%, compared to Greater Melbourne's average of 4.2%.

The top three ancestry groups are Other (23.0%), Vietnamese (20.1%), and Australian (10.4%). Notably, Filipino (4.9%) Maltese (4.2%), and Croatian (1.8%) ethnicities are overrepresented compared to regional averages of 1.3%, 1.1%, and 0.7% respectively.

Albanvale's population is slightly younger than the national pattern

Albanvale has a median age of 37, matching Greater Melbourne's figure and remaining comparable to Australia's median age of 38 years. The 65-74 age group constitutes 11.0% of Albanvale's population compared to Greater Melbourne, while the 35-44 cohort is less prevalent at 13.5%. Between 2021 and present, the 75-84 age group has increased from 4.4% to 7.3% of the population. Conversely, the 5-14 age group has decreased from 12.6% to 11.6%. By 2041, demographic projections indicate significant shifts in Albanvale's age structure. The 75-84 age group is expected to grow by 39%, reaching 571 people from the current 411. Those aged 65 and above are projected to comprise 60% of the population growth. Meanwhile, the 25-34 and 65-74 cohorts are anticipated to experience population declines.