Balwyn North

An assessment of population growth drivers in Balwyn North 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 Balwyn North's population is estimated at around 22,550 as of Nov 2025. This reflects an increase of 1,248 people (5.9%) since the 2021 Census, which reported a population of 21,302 people. The change is inferred from the resident population of 22,512, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024) and an additional 82 validated new addresses since the Census date. This level of population equates to a density ratio of 2,480 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Balwyn North's 5.9% growth since census positions it within 2.4 percentage points of the SA4 region (8.3%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as 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, lower quartile growth of national statistical areas is anticipated, with the area expected to grow by 1,005 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 4.3% in total over the 17 years.

Recent residential development output has been above average within Balwyn North when compared nationally

AreaSearch analysis of ABS building approval numbers shows Balwyn North recorded around 125 residential properties granted approval per year. Over the past five financial years, from FY-21 to FY-25, approximately 625 homes were approved, with an additional 48 approved in FY-26 so far. On average, 0.6 new residents per year per dwelling constructed were recorded over these five years.

This indicates that new supply is keeping pace with or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average construction value of new properties was $1,462,000, suggesting developers focus on the premium market with high-end developments.

In FY-26, $7.0 million in commercial approvals have been registered, indicating limited commercial development focus. Building activity shows 71.0% detached houses and 29.0% townhouses or apartments, sustaining the area's suburban identity with a concentration of family homes suited to buyers seeking space. The location has approximately 158 people per dwelling approval, indicating a low density market. Looking ahead, Balwyn North is expected to grow by 971 residents through to 2041, based on the latest AreaSearch quarterly estimate. Given current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 12 projects likely to impact the area. Notable ones include North Balwyn Village Upgrade, 2 Sylvander Street Townhouses, Verdure Balwyn North, and Kew Golf Club Residential Development. The following list details those most relevant.

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

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The employment environment in Balwyn North shows above-average strength when compared nationally

Balwyn North has a highly educated workforce with strong representation in professional services. Its unemployment rate was 2.9% as of the past year, lower than Greater Melbourne's 4.6%.

Employment growth over the past year was estimated at 3.1%. As of June 2025, 11,985 residents are employed with an unemployment rate of 1.7% below the regional average. Workforce participation is somewhat below standard at 61.0%, compared to Greater Melbourne's 64.1%. Key industries of employment among residents include health care & social assistance, professional & technical services, and retail trade.

The area shows strong specialization in professional & technical services with an employment share of 1.4 times the regional level. Construction has limited presence with 6.3% employment compared to 9.7% regionally. Employment opportunities appear limited locally as indicated by Census working population vs resident population count. In the 12-month period ending Sep-22, employment increased by 3.1% alongside labour force increasing by 3.0%, keeping unemployment relatively stable at 4.6%. This compares to Greater Melbourne where employment grew by 3.5%, labour force expanded by 4.0%, and unemployment rose to 5.1%. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Balwyn North's employment mix suggests local employment should increase by 7.2% over five years and 14.6% over ten years, based on simple weighting extrapolation for illustrative purposes only.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

AreaSearch's aggregation of ATO data for financial year 2022 shows Balwyn North had a median income among taxpayers of $52,448 and an average income of $93,766. These figures are among the highest in Australia, compared to Melbourne's median of $54,892 and average of $73,761. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates for Balwyn North would be approximately $58,826 (median) and $105,168 (average) as of September 2025. According to the 2021 Census, household incomes in Balwyn North rank at the 85th percentile with a weekly income of $2,346. The largest income bracket comprises 27.8% earning over $4,000 weekly (6,268 residents), differing from the regional norm where the $1,500 - $2,999 category is predominant at 32.8%. Balwyn North's affluence is evident with 40.0% earning over $3,000 per week, supporting premium retail and service offerings. Housing expenses account for 14.7% of income, while strong earnings place residents within the 85th percentile for disposable income. The area's SEIFA income ranking places it in the 9th decile.

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

Balwyn North's residential structure, as per the latest Census, was 83.0% houses and 17.0% other dwellings. This compares to Melbourne metro's figures of 0.0% for both houses and other dwellings. Home ownership in Balwyn North stood at 46.9%, with mortgaged dwellings at 33.2% and rented ones at 19.9%. The median monthly mortgage repayment was $3,078, aligning with Melbourne metro's average, while the median weekly rent was $554. Nationally, Balwyn North's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Balwyn North features high concentrations of family households, with a median household size of 2.9 people

Family households comprise 81.3% of all households, including 47.6% couples with children, 21.2% couples without children, and 11.6% single parent families. Non-family households account for the remaining 18.7%, with lone person households at 16.9% and group households comprising 1.8%. The median household size is 2.9 people.

Educational achievement in Balwyn North places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

Educational attainment in Balwyn North is notably high, with 50.7% of residents aged 15 and above holding university qualifications, compared to the national average of 30.4% and the Victorian average of 33.4%. Bachelor degrees are the most prevalent at 32.7%, followed by postgraduate qualifications at 13.7% and graduate diplomas at 4.3%. Vocational pathways account for 17.4% of qualifications, with advanced diplomas making up 9.7% and certificates 7.7%. Educational participation is high, with 34.1% of residents currently enrolled in formal education.

This includes 11.7% in secondary education, 9.6% in primary education, and 8.5% pursuing tertiary education. There are seven schools operating within Balwyn North, educating approximately 3,999 students. The area has significant socio-educational advantages and academic achievement, with an ICSEA score of 1142. Education provision is balanced, with six primary schools and one secondary school serving distinct age groups. With 17.7 school places per 100 residents, the area shows strong educational infrastructure serving both local and surrounding communities. Note that for schools showing 'n/a' for enrolments, please refer to the parent campus.

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

Balwyn North has 109 active public transport stops. These are a mix of light rail and bus services. There are 26 individual routes operating in total.

Collectively, these provide 7,829 weekly passenger trips. The accessibility of transport is rated as good, with residents typically located 216 meters from the nearest stop. On average, there are 1,118 trips per day across all routes, which equates to approximately 71 weekly trips per individual stop.

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

Health outcomes data shows exceptional results in Balwyn North, with very low prevalence of common health conditions across all age groups. Private health cover is exceptionally high at approximately 64% of the total population (14,375 people), compared to the national average of 55.3%.

The most prevalent medical conditions are arthritis and asthma, affecting 5.6% and 5.5% of residents respectively. 77.7% of residents declare themselves completely clear of medical ailments, compared to 0% across Greater Melbourne. Balwyn North has 18.9% of residents aged 65 and over (4,261 people). Health outcomes among seniors are particularly strong, broadly in line with the general population's health profile.

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

Balwyn North has a high level of cultural diversity, with 44.4% of its population born overseas and 48.8% speaking a language other than English at home. Christianity is the predominant religion in Balwyn North, accounting for 45.0% of the population. Buddhism, however, is more prevalent in Balwyn North compared to Greater Melbourne, comprising 6.0% versus None%.

The top three ancestry groups are Chinese (25.8%), English (14.7%), and Australian (11.6%). Notably, Greek (6.5%), Italian (7.3%), and Sri Lankan (0.8%) ethnicities are overrepresented in Balwyn North compared to the regional averages of None%.

Balwyn North hosts an older demographic, ranking in the top quartile nationwide

The median age in Balwyn North is 42 years, which is significantly higher than Greater Melbourne's average of 37 years. This figure is also considerably older than Australia's median age of 38 years. The 15-24 age group makes up 17.3% of the population in Balwyn North, compared to Greater Melbourne. However, the 25-34 cohort is less prevalent at 8.5%. According to post-2021 Census data, the 15-24 age group has increased from 15.7% to 17.3%, while the 45-54 cohort has declined from 15.9% to 14.5%, and the 5-14 group has dropped from 14.4% to 13.3%. By 2041, population forecasts indicate substantial demographic changes for Balwyn North. The 65-74 age group is expected to grow by 25%, reaching 2,613 people from the previous figure of 2,097. Notably, the combined 65+ age groups will account for 80% of total population growth, reflecting the area's aging demographic profile. In contrast, the 0-4 and 5-14 cohorts are expected to experience population declines.