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 Albanvale as of Feb 2026 is around 5,639 people. This figure reflects a decrease of 2 people since the 2021 Census, which reported a population of 5,641 people. The current resident population estimate of 5,639 was calculated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and validation of 5 new addresses since the Census date. This results in a population density ratio of 3,031 persons per square kilometer, placing Albanvale in the upper quartile relative to national locations assessed by AreaSearch. The suburb's growth rate of -0.0% since the census positions it within 2.6 percentage points of the SA3 area (2.6%), indicating competitive growth fundamentals. Overseas migration contributed approximately 77.0% of overall population gains during recent periods in Albanvale.

AreaSearch is using 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, with adjustments made using a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are applied across all areas for years 2032 to 2041. Future population trends suggest an increase just below the median of national areas, with Albanvale expected to expand by 389 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 6.3% in total over the 17 years.

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 shows Albanvale averaged around 1 new dwelling approval per year. Between FY21-FY25, an estimated 9 homes were approved, with another 3 so far in FY26. Despite population decline, housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice.

New properties' average construction cost is $284,000, below the regional average, suggesting more affordable housing options. 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 (89.0% below regional average per person). This scarcity typically strengthens demand and prices for existing properties, although building activity has accelerated recently. Nationally, this activity is also below average, reflecting the area's maturity and possible planning constraints. New building activity comprises 67.0% detached dwellings and 33.0% townhouses or apartments, expanding medium-density options and creating varied housing opportunities across price brackets.

This represents a considerable change from the current housing mix (currently 96.0% houses), reflecting reduced development site availability and shifting lifestyle demands. With around 2242 people per dwelling approval, Albanvale reflects a highly mature market. Population forecasts indicate Albanvale will gain 358 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 impact an area's performance. AreaSearch has identified four projects that may influence this region: Taylors Creek Residential Estate, Cairnlea Remediation Project, Amora Estate Cairnlea, and Sunshine Hospital Emergency Department Redevelopment. The following details those likely to have the most 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 white and blue collar jobs. The unemployment rate was 10.7% in the past year, with an estimated employment growth of 3.7%. As of September 2025, 2,429 residents are employed while the unemployment rate is 6.0%, higher than Greater Melbourne's 4.7%.

Workforce participation is lower at 58.3% compared to Greater Melbourne's 71.0%. According to Census data, 14.3% of residents work from home. Leading employment industries are manufacturing, health care & social assistance, and retail trade. Manufacturing has a notable concentration with employment levels at 2.2 times the regional average.

Professional & technical services have limited presence at 4.3%, compared to the regional average of 10.1%. The area offers limited local employment opportunities as indicated by Census data on working population vs resident population. Between September 2024 and September 2025, employment levels increased by 3.7% while unemployment rose by 1.3 percentage points. In Greater Melbourne, employment rose by 3.0%, with a smaller increase in unemployment of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest Albanvale's employment should increase by 5.5% over five years and 12.0% over ten years, based on industry-specific projections applied to the local employment mix.

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

Albanvale's median income among taxpayers in financial year 2023 was $42,667. The average income stood at $48,518 during the same period. Comparing these figures with Greater Melbourne's median and average incomes of $57,688 and $75,164 respectively shows Albanvale's incomes were lower than the metropolitan area's averages. By September 2025, estimates based on an 8.25% increase from financial year 2023 suggest median income will be approximately $46,187 and average income around $52,521. According to 2021 Census figures, Albanvale's household income ranked at the 18th percentile with a weekly income of $1,279, while personal income was at the 2nd percentile. The predominant income cohort in Albanvale consisted of 30.4% of locals (1,714 people) earning between $1,500 and $2,999 per week, similar to the surrounding region where 32.8% fell within this range. Housing affordability pressures were 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, others). Melbourne metro had 67.9% houses and 32.1% other dwellings. Home ownership in Albanvale was 38.3%, with mortgaged dwellings at 37.6% and rented ones at 24.1%. The median monthly mortgage repayment was $1,500, below Melbourne metro's $2,000 average. Median weekly rent was $325, compared to Melbourne metro's $390. Nationally, Albanvale's mortgage repayments were 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 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 21.0%, with lone person households at 18.1% and group households making up 3.2%. 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 prominent, with 29.2% of residents aged 15+ holding them, including advanced diplomas (9.3%) and certificates (19.9%). Educational participation is high at 30.2%, with 9.7% in primary education, 8.4% in secondary education, and 4.8% pursuing tertiary education.

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 serving a mix of bus routes. These stops are covered by five different routes, offering a total of 1,494 weekly passenger trips. The average distance from residents to the nearest stop is 173 meters, indicating excellent transport accessibility. Most commuting in this residential area is outward-bound, with cars being the primary mode at 88%. Train use stands at 8%, while vehicle ownership averages 1.5 per dwelling, exceeding the regional norm. According to the 2021 Census, 14.3% of residents work from home, a figure possibly influenced by COVID-19 conditions.

The service frequency across all routes averages 213 trips daily, equating to about 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. The prevalence of common health conditions among Albanvale residents is somewhat typical but higher than the national average for older cohorts. Private health cover is extremely low at approximately 46% of the total population (~2,600 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% of residents respectively. 72.5% of residents declare themselves completely clear of medical ailments, similar to Greater Melbourne's 72.6%. Under-65 population health outcomes are better than average. Albanvale has 20.2% of residents aged 65 and over (1,139 people), higher than Greater Melbourne's 15.1%. Health outcomes among seniors present some 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 has one of the most diverse populations 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 notably overrepresented, making up 14.8%, compared to the Greater Melbourne average of 4.2%.

In terms of ancestry, the top three groups are Other (23.0%), Vietnamese (20.1%), and Australian (10.4%). The representation of Filipino (4.9%) and Maltese (4.2%) groups is significantly higher than the regional averages of 1.3% and 1.1%, respectively, while Croatian stands at 1.8%, compared to the regional average of 0.7%.

Albanvale's population is slightly younger than the national pattern

Albanvale's median age is 37, matching Greater Melbourne's figure and comparable to Australia's 38 years. The 65-74 age group comprises 11.2% of Albanvale's population, higher than Greater Melbourne's percentage, while the 35-44 cohort makes up 13.3%. Between 2021 and present, the 75 to 84 age group has increased from 4.4% to 7.4% of the population. Conversely, the 25 to 34 age group has decreased from 15.0% to 14.1%. By 2041, demographic projections indicate significant shifts in Albanvale's age structure. The 75 to 84 group is projected to grow by 41%, adding 171 people and reaching a total of 589 from the previous 417. The aging population trend is evident, with those aged 65 and above accounting for 63% of the projected growth. Meanwhile, the 25 to 34 and 0 to 4 age cohorts are expected to experience population declines.