Albanvale

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

The population of the Albanvale statistical area (SA2) was estimated at 5,639 as of November 2025, reflecting a decrease of 2 people since the 2021 Census which reported a population of 5,641. This estimation is based on AreaSearch's validation of new addresses following the examination of the latest ERP data release by the ABS in June 2024. The population density ratio was 3,031 persons per square kilometer, placing Albanvale (SA2) in the upper quartile relative to national locations assessed by AreaSearch. Since the census, Albanvale's growth rate was -0.0%, positioning it within 2.5 percentage points of the SA3 area's growth rate of 2.5%. Overseas migration contributed approximately 77.0% of overall population gains during recent periods. AreaSearch adopts 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 utilises the VIC State Government's Regional/LGA projections released in 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future population trends indicate a median increase just below national areas, with Albanvale (SA2) expected to expand by 372 persons to 2041, reflecting a gain of 6.3% over the 17-year period.

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

Based on AreaSearch analysis of ABS building approval numbers allocated from statistical area data, Albanvale has averaged approximately one new dwelling approval per year. Over the past five financial years, from FY21 to FY25, an estimated nine homes were approved, with a further three 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.

The average construction cost value of new properties is $284,000, below the regional average, suggesting more affordable housing options for buyers. This financial year has seen $55,000 in commercial approvals registered, indicating a predominantly residential focus. Compared to Greater Melbourne, Albanvale has significantly less development activity, 89.0% below the regional average per person. This scarcity typically strengthens demand and prices for existing properties, although 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 medium-density options to create a mix of opportunities across price brackets.

This represents a considerable change from the current housing mix, which is currently 96.0% houses, reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. With approximately 2242 people per dwelling approval, Albanvale reflects a highly mature market. According to AreaSearch's latest quarterly estimate, Albanvale is forecasted to gain 353 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 that may impact this region. Notable projects are Taylors Creek Residential Estate, Cairnlea Remediation Project, Amora Estate Cairnlea, and Sunshine Hospital Emergency Department Redevelopment. The following details these projects in order of relevance.

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 both white and blue collar jobs, notably in manufacturing and industrial sectors. Its unemployment rate was 10.7% as of an unspecified past year.

Employment grew by 3.5% over the previous year based on AreaSearch data aggregation. As of September 2025, 2422 residents are employed while the unemployment rate is 6.1%, which is higher than Greater Melbourne's rate of 4.7%. Workforce participation in Albanvale lags at 50.3% compared to Greater Melbourne's 64.1%. Leading employment industries among residents include manufacturing, health care & social assistance, and retail trade.

Manufacturing has a particularly notable concentration with employment levels at 2.2 times the regional average. Meanwhile, professional & technical services have limited presence at 4.3%, compared to the regional average of 10.1%. The area appears to offer limited local employment opportunities as indicated by Census data comparing working population to resident population. Between September 2024 and September 2025, employment levels increased by 3.5% while labour force grew by 5.2%, resulting in a rise of unemployment rate by 1.4 percentage points. In contrast, Greater Melbourne saw employment grow by 3.0%, labour force increase by 3.3%, and unemployment rise by 0.3 percentage points. State-level data to November 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 national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Albanvale's employment mix suggests local employment should increase by 5.5% over five years and 12.0% over ten years, though this is a simple extrapolation for illustrative purposes and does not account for localized population projections.

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 suburb's average income stood at $48,518 during the same period. This compares to Greater Melbourne's figures of $57,688 and $75,164 respectively. By September 2025, estimates suggest median income will be approximately $46,187 and average income around $52,521, based on an 8.25% Wage Price Index growth since financial year 2023. According to the 2021 Census, Albanvale's household income ranks at the 18th percentile with a weekly income of $1,279, while personal income sits at the 2nd percentile. The predominant income cohort in Albanvale is 30.4% (1,714 people) earning between $1,500 and $2,999 weekly. This is similar to surrounding regions where 32.8% fall within this income range. Housing affordability pressures are severe, 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 dwellings, as per the latest Census, were 96.0% houses and 4.0% other types (semi-detached, apartments, 'other'). Melbourne metro had 81.3% houses and 18.7% others. Home ownership in Albanvale was 38.3%, similar to Melbourne's 38.2%. Mortgaged dwellings were 37.6% and rented ones 24.1%. Median monthly mortgage repayment was $1,500, below Melbourne's $1,700 average. Median weekly rent was $325, compared to Melbourne's $346. Nationally, Albanvale's repayments were lower at $1,863 and rents substantially lower at $375.

Albanvale features high concentrations of family households, with a fairly typical median household size

Family households comprise 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%. The median household size is 2.9 people, which aligns with the Greater Melbourne average.

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

The area has lower university qualification rates at 16.1%, significantly below Greater Melbourne's average of 37.0%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. 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 such qualifications - advanced diplomas at 9.3% and certificates at 19.9%.

Educational participation is 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 operating within its boundaries. These stops are served by buses only, with a total of five individual routes running through the area. The combined weekly passenger trips across these routes amount to 1,494.

Residents enjoy excellent transport accessibility, with an average distance of 173 meters to the nearest stop. On average, there are 213 bus trips per day, which equates to approximately 64 weekly trips per individual stop.

Albanvale's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts

Albanvale's health data shows a relatively positive picture with low prevalence of common conditions among its general population compared to national averages. However, certain cohorts such as older and at-risk residents have higher rates of these conditions. Only 46% (~2,600 people) have private health cover, lower than Greater Melbourne's 48.5% and the national average of 55.7%.

The most common conditions are asthma (7.1%) and arthritis (7.0%), with 72.5% reporting no medical ailments, close to Greater Melbourne's 73.5%. Albanvale has a higher proportion of seniors aged 65 and over at 19.5% (1,099 people) compared to Greater Melbourne's 17.9%, presenting additional health challenges requiring more attention.

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 has one of the highest levels of cultural diversity in Australia, with 56.9% of its residents born overseas and 69.5% speaking a language other than English at home. Christianity is the predominant religion in Albanvale, accounting for 51.1% of the population. However, Buddhism is significantly more prevalent in Albanvale compared to Greater Melbourne, making up 14.8% versus 12.5%.

The top three represented ancestry groups are Other (23.0%), Vietnamese (20.1%), and Australian (10.4%). Notably, Filipino, Maltese, and Croatian ethnicities show variations in their representation compared to regional averages: Filipino is overrepresented at 4.9% versus 3.7%, Maltese shows a slight difference of 4.2% versus 4.6%, and Croatian is slightly underrepresented at 1.8% versus 2.2%.

Albanvale's population is slightly younger than the national pattern

Albanvale has a median age of 37, matching Greater Melbourne's figure of 37 and remaining comparable to Australia's median age of 38 years. The 65-74 age group constitutes 11.1% of Albanvale's population, higher than Greater Melbourne's percentage. Conversely, the 35-44 cohort makes up 13.4%, which is less prevalent compared to Greater Melbourne. Between 2021 and present, the 75-84 age group has increased from 4.4% to 6.9% of Albanvale's population. Meanwhile, the 55-64 cohort has decreased from 11.7% to 10.9%. By 2041, demographic projections indicate significant shifts in Albanvale's age structure. Notably, the 75-84 group is projected to grow by 51%, reaching 586 people from 389. The aging population trend is evident, with those aged 65 and above comprising 65% of the projected growth. Conversely, the 65-74 and 25-34 age groups are expected to experience population declines.