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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Armadale (Vic.) has an estimated 10,076 residents, up from 9,368 at the 2021 Census — a change of 708 people, or 7.6%. 157 new addresses have been validated here since Census night. Overseas migration accounts for 92.0% of that increase. That puts 4,708 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to the latest demographic updates from the ABS and fresh address verification by AreaSearch, the suburb of Armadale (Vic.) has an estimated population of 10,076 as of May 2026. This indicates an expansion of 708 residents (7.6%) relative to the 2021 Census, which documented 9,368 individuals. This shift is calculated from a resident base of 10,072, calculated by AreaSearch using the June 2025 ABS ERP publication, alongside 157 validated new addresses added since the Census. Such a population size results in a density of 4,708 persons per square kilometer, placing this locality in the highest 10% of all areas analyzed by AreaSearch, highlighting the high demand for local land.
The 7.6% growth rate of the suburb of Armadale (Vic.) is just 1.7 percentage points below the state average of 9.3%, indicating strong underlying growth characteristics. Gains were mostly fueled by net overseas migration, which accounted for approximately 92.0% of the overall population rise in recent times. Projections from ABS and Geoscience Australia released in 2024 (using 2022 as a base) are utilized for SA2 zones. For locations without these figures, projections from the Victorian State Government released in 2023 are aggregated from LGA to SA2 levels using weighted formulas. Age group growth distributions from these aggregations are applied to projections spanning 2032 to 2041. Looking forward, the suburb of Armadale (Vic.) is projected to experience growth in the bottom quartile of national regions, with an estimated addition of 289 persons by 2041, representing a cumulative growth rate of 2.8% over the 16 years.
Frequently Asked Questions - Population
259 new dwellings have been approved in Armadale (Vic.) over the past five years, an average of 51 a year. That is 5.3 approvals per 1,000 residents. Of the 53 dwellings approved in the latest reporting year, 6% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 25, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of building approval statistics reveals that Armadale averages approximately 51 residential approvals yearly, accumulating to 259 new residences over the last 5 financial years. Thus far in FY-26, 23 approvals have been logged. Although the local population has been shrinking, building volumes have kept pace relatively well, which is advantageous for home purchasers, while the mean construction cost of these new properties stands at $1,348,000, pointing to a strong commercial focus on high-end residential designs. Additionally, commercial building approvals have reached $31.5 million during the current financial year, indicating a healthy level of corporate investment locally.
Residential development density in Armadale is comparatively low, sitting 54.0% below the per-capita average for Greater Melbourne. This limited supply pipeline generally helps maintain values and demand for existing properties. The mix of new approvals contains 6.0% detached houses and 94.0% multi-unit developments such as apartments or townhouses. This pivot toward higher-density structures offers lower-cost entry points, attracting downsizers, property investors, and first-time buyers. This represents a substantial shift from the current housing profile, where houses comprise 26.0% of dwellings, driven by land scarcity and changing preferences around affordability and lifestyle. With approximately 207 people per approved dwelling, Armadale is showing characteristics of a developing area. Projections suggest that Armadale will see its population expand by 285 residents by 2041, based on the most recent quarterly estimates. At the current pace of construction, the supply of new dwellings is expected to meet demand comfortably, offering favorable conditions for purchasers and potentially laying the groundwork for population gains that outpace current projections.
Frequently Asked Questions - Development
Development applications around Armadale (Vic.)
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 10 current infrastructure and development projects inside Armadale (Vic.), worth an estimated $75 million. A further 143 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $61.8 billion. 49 are already under construction and 49 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and communities. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local market dynamics are heavily influenced by infrastructure projects, public works, and planning updates. AreaSearch has tracked 17 developments in or near the area that are expected to impact local performance. These developments include Grandview Prahran, Amara Armadale, Heirloom Armadale, and Mercer Armadale, with details of the most significant projects listed below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Amara Armadale
Boutique residential building of around 10 residences designed by Bruce Henderson Architects on High Street, featuring premium finishes and large terraces. Sales underway with display suite nearby on High Street.
Heirloom Armadale
A boutique multi-residential development in Armadale, featuring 38 oversized two, three, and four-bedroom apartments and penthouses. Designed by Woods Bagot with landscaping by Jack Merlo, the project draws on the area's Edwardian and Victorian architectural heritage. Construction has commenced, with completion anticipated in mid-2027. It includes retail spaces, a concierge service, and secure basement parking.
Mercer Armadale
An exclusive collection of 8 luxurious three and four-bedroom townhomes, designed by Conrad Architects, with high-end amenities, private lifts, rooftop gardens, and a focus on natural stone and quality finishes in the culturally rich suburb of Armadale.
872-874 High Street Armadale
Permit-approved infill apartment project on High Street with an Ewert Leaf-designed, four-level residential building comprising 14 dwellings over basement parking. The site was sold in 2021 with the permit in place; as of 2025 there is no verified commencement of construction on the existing clinic buildings fronting High Street.
Grandview Prahran
A boutique collection of 26 luxury all-electric residences across four levels at 646 High Street, Prahran East Village. Designed by Carr Architecture for Abadeen Group and built by Manresa Construction, the project is anchored by a 100-year-old nationally heritage-listed Apple Myrtle gum tree, around which a curved architectural form has been crafted. Features include 3m ceilings, rooftop terraces with city views, 305sqm of communal gardens landscaped by Acre, EV charger readiness, number plate recognition, and a 7.5-star NatHERS energy rating.ANZ confirmed as project funder. Over $50 million in sales achieved within six months of launch.
Huntingtower Place
Contemporary residential development featuring 10 finely detailed apartments with sculptural colonnade facade, designed by Jolson architects. Located on tree-lined street with generous outdoor spaces and classical proportions.
One Toorak Place
Eight-storey mixed-use precinct on the former Mercedes-Benz Toorak site, delivering 44 premium residences with boutique commercial suites, curated retail, a Chris Lucas hospitality precinct, hotel-style concierge services and wellness amenities including a 25-metre pool, gym, sauna, steam room, plunge pools and resident lounge. Designed by KHA Studio for Orchard Piper, with Cobild appointed as construction partner.
941-951 High St, Armadale Vic 3143
Luxury shoptop apartment project with 26 apartments above commercial buildings, including north-facing apartments with city views and penthouses with rooftop terraces and a pool. Features access to a two-level basement car park and ground floor retail.
6,475 residents of Armadale (Vic.) are employed, from a labour force of 6,673. Unemployment sits at 3.0%, with participation at 74.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.4% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce is characterized by high levels of education and a strong concentration of professionals, coupled with a low unemployment rate of 3.0% and an estimated annual job growth rate of 3.5%. As of March 2026, 6,475 local citizens are employed, with the jobless rate sitting 1.8 percentage points below the 4.8% recorded across Greater Melbourne, while labor force participation is solid at 74.2% compared to 70.2% regionally. Data from the Census indicates that 50.0% of employed residents worked from home, though this figure was likely influenced by pandemic restrictions.
The primary employment sectors for local residents are professional & technical services, health care & social assistance, and retail trade. The concentration of workers in professional & technical services is particularly pronounced, registering at 1.8 times the average across the metropolitan region. Conversely, the construction sector is underrepresented, employing 5.3% of workers locally compared to 9.7% across Greater Melbourne. At the time of the Census, the area recorded a ratio of 0.6 workers per resident, pointing to a higher-than-average volume of local jobs. Data from SALM and the ABS indicates that over the 12 months ending March 2026, the employed population grew by 3.5% and the labor force expanded by 3.7%, resulting in a slight 0.1 percentage point increase in the unemployment rate. In comparison, Greater Melbourne saw employment rise by 2.1%, the labor force grow by 2.3%, and the unemployment rate increase by 0.2 percentage points. National employment trends from Jobs and Skills Australia published in May-25 provide context for local demand pathways. These five and ten-year national outlooks are compared against local industries to estimate future employment trajectories. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though individual sector growth rates vary. When mapped to the local employment mix, these projections suggest employment in the area could rise by 7.4% over five years and 14.9% over ten years, based on a simple weighted projection that does not factor in local population changes.
Frequently Asked Questions - Employment
Median household income in Armadale (Vic.) is $2,193 a week (about $114,000 a year), with median personal income at $1,354 a week. ATO records put median taxable income at $74,364 a year against an average of $135,911. The average runs 83% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to the latest ATO postcode statistics for the financial year 2023, taxpayers in Armadale earn a median income of $74,364 and an average income of $135,911. These figures place the area in the highest brackets nationally, compared to a median of $57,688 and an average of $75,164 across Greater Melbourne. Adjusting for WPI growth of 9.62% since financial year 2023, current estimates for March 2026 are approximately $81,518 for the median and $148,986 for the average. Census data places individual weekly earnings in the 96th percentile nationally at $1,354.
The largest earnings band is the $1,500 - 2,999 range, which contains 28.9% of residents (2,911 people), matching the broader region where 32.8% of taxpayers fall into this bracket. The local economy is highly affluent, with 37.4% of residents earning weekly incomes above $3,000, which helps sustain high-end shops and services. Housing costs consume 15.0% of earnings, and the strong local income profile puts residents in the 78th percentile for disposable funds, with the SEIFA index ranking the area in the 10th decile.
Frequently Asked Questions - Income
Armadale (Vic.) had 4,354 occupied dwellings at the 2021 Census, 26% detached houses and 58% apartments. 24% are owned with a mortgage, 46% rented and 30% owned outright. At that Census the median rent was $421 a week and the median mortgage repayment $2,458 a month, a total housing cost higher than 75% of areas nationally. Rent absorbs 19.2% of household income here and mortgage repayments 25.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The local housing stock at the time of the Census consisted of 25.5% standalone houses and 74.5% semi-detached properties, apartments, and other housing structures, in contrast to the metropolitan Melbourne average of 67.9% houses and 32.1% other dwellings. The rate of home ownership was very similar to the metropolitan average, sitting at 30.3%, while mortgaged properties accounted for 23.6% and rented properties made up 46.1%. The median monthly mortgage payment of $2,458 was considerably higher than the metropolitan average of $2,000, and the median weekly rent was $421 compared to the metropolitan average of $390.
On a national level, mortgage costs are significantly higher than the Australian average of $1,863, and weekly rents are also well above the national median of $375.
Frequently Asked Questions - Housing
Armadale (Vic.) counted 4,354 households at the 2021 Census, an estimated 4,683 today, averaging 2.0 people each. 19% are couples with children, fewer than in 90% of areas nationally, against 27% couples without children. 40% of households are people living alone, and families average 1.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families comprise the majority of local households at 54.0%, consisting of 18.6% couples with children, 27.1% couples without children, and 7.0% single parents. Non-family households account for the remaining 46.0%, with single-person households representing 39.9% and group households making up 6.1%. The average household size is 2.0 persons, which is lower than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
60.8% of adults in Armadale (Vic.) hold a university qualification, including 38.9% with a bachelor degree and 16.8% with postgraduate qualifications, higher than 94% of areas nationally. A further 7.2% hold a vocational qualification. 6 schools serve the area, with 1,761 enrolment places and an average ICSEA of 1,171 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Residents display high levels of academic achievement, with 60.8% of individuals aged 15+ holding a tertiary qualification, compared to national and state averages of 30.4% and 33.4% respectively. This educational profile positions the local workforce well for knowledge-intensive sectors. Bachelor degrees are the most common credential at 38.9%, followed by postgraduate degrees at 16.8% and graduate diplomas at 5.1%. Vocational education accounts for 17.2% of qualifications for those aged 15+, consisting of advanced diplomas at 10.0% and certificates at 7.2%. A substantial proportion of the population is engaged in studies, with 25.7% of residents enrolled in an educational institution.
This group includes 9.2% in higher education, 6.2% in primary schools, and 5.4% attending secondary schools.
Frequently Asked Questions - Education
Schools Detail
Public transport in Armadale (Vic.) reaches 65 stops on 9 routes, timetabled for about 9,600 services a week. The typical home sits about 130 m from its nearest stop. Trams carry the largest share of public transport commuters. Households keep an average of 0.8 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
The public transport network features 65 active stops, consisting of light rail and bus routes. These stops are served by 9 separate routes, which combine to support 9,634 passenger trips weekly. Accessibility is very high, with the average distance to a stop being 134 meters. Given the residential nature of the area, most workers commute out of the suburb, with private vehicles being the primary mode of travel at 68%, followed by trains at 15% and walking at 6%. The average number of vehicles per household is 0.8, which is below the metropolitan average.
A high proportion of residents, 50.0%, worked from home at the time of the 2021 Census, likely reflecting pandemic-related conditions. Across all routes, there are an average of 1,376 daily trips, which translates to approximately 148 weekly services for each individual transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
73.3% of residents in Armadale (Vic.) report no long-term health condition, a healthier profile than 86% of areas nationally. 3.2% need daily assistance with core activities, and 80.2% hold private health cover. The standardised death rate runs at 4.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators show excellent outcomes, with low mortality rates and a minimal prevalence of chronic diseases across all age groups. Private health insurance coverage is exceptionally high, with approximately 80% of the population (8,078 people) holding cover, compared to averages of 56.7% across Greater Melbourne and 55.7% nationally. Mental health concerns and asthma represent the most frequent diagnoses, affecting 8.0% and 7.3% of residents respectively. Conversely, 73.3% of the population reported no chronic conditions, compared to 72.6% across Greater Melbourne. The working-age cohort shows strong health indicators with a low incidence of long-term conditions.
The suburb has 20.6% of its population aged 65 and over (2,075 people), exceeding the Greater Melbourne average of 15.0%. Seniors in this area report good health outcomes, with metrics aligning closely with the broader community.
Frequently Asked Questions - Health
29.9% of Armadale (Vic.) residents were born overseas and 19.7% speak a language other than English at home. The largest reported ancestries are English (25.0%) and Australian (19.1%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is higher than in most other local areas, with 29.9% of the population born overseas and 19.7% speaking a non-English language at home. Christianity is the most common religious affiliation, representing 41.3% of the community. The most notable religious demographic variance is in Judaism, which is practiced by 7.3% of residents, compared to the metropolitan average of 1.0%. The most common ancestries reported are English at 25.0%, Australian at 19.1%, and Other at 10.4%. There are also notable concentrations of specific European ancestries compared to regional averages: Polish ancestry is represented at 2.4% (compared to 0.8% regionally), Hungarian at 0.6% (compared to 0.3%), and Russian at 0.9% (compared to 0.4%).
Frequently Asked Questions - Diversity
The median resident of Armadale (Vic.) is 38. 33.1% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 38 years is comparable to the Greater Melbourne average of 37 and the national average of 38. Compared to the wider metropolitan area, there is a higher proportion of residents aged 25 - 34 (22.5% versus 14.6% nationally) but fewer children aged 5 - 14 (7.6%). Since the 2021 Census, the 75 to 84 cohort has increased from 6.9% to 8.8%, and the 25 to 34 group has risen from 20.7% to 22.5%, whereas the 45 to 54 cohort fell from 12.7% to 10.9%. By 2041, demographic shifts are expected to alter the age profile, led by a 96% increase in the 85+ cohort, which will grow from 302 to 592 people.
This aging trend is highlighted by the fact that those aged 65 and over are projected to account for 82% of all population growth, while decreases are anticipated in the 35 to 44 and 55 to 64 brackets.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Armadale (Vic.)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Oct 2025 10 months ago all 10 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Oct 2025. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 157 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (9,368 at the 2021 Census → 10,076 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL20066). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.