Braybrook

Population growth drivers in Braybrook are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

As of Feb 2026, the population of Braybrook is estimated at around 11,051 people. This reflects an increase of 1,369 people since the 2021 Census, which recorded a population of 9,682. The change is inferred from AreaSearch's estimate of 10,930 residents following examination of ABS ERP data released in June 2024 and additional validated new addresses since the Census date. This level of population results in a density ratio of 2,558 persons per square kilometer, placing Braybrook in the upper quartile relative to national locations assessed by AreaSearch. Braybrook's growth rate of 14.1% since the 2021 census exceeded both the national average (9.9%) and state averages. Overseas migration contributed approximately 84.0% of overall population gains during recent periods, driving this growth.

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 VIC State Government's Regional/LGA projections released in 2023, adjusting them employing 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, the suburb is expected to have expanded by 3,555 persons based on aggregated SA2-level projections, reflecting a total increase of 27.2% over the 17-year period.

AreaSearch assessment of residential development activity positions Braybrook among the top 25% of areas assessed nationwide

Braybrook averaged approximately 131 new dwelling approvals annually. Between FY21-FY25, around 657 homes were approved, with an additional 91 approved so far in FY26. On average, 0.7 new residents per year per dwelling were recorded over the past five financial years.

Braybrook's construction activity is 11.0% above Greater Melbourne's average per person over this period. Commercial approvals totalled $29.9 million in FY26. New development consists of 24.0% detached houses and 76.0% townhouses or apartments, differing from the current housing pattern of 47.0% houses. Braybrook has around 99 people per dwelling approval, indicating growth area characteristics. Population forecasts estimate an increase of 3,004 residents by 2041, with current development patterns expected to meet demand.

Population forecasts indicate Braybrook will gain 3,004 residents through to 2041 (from the latest AreaSearch quarterly estimate). Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

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

Local infrastructure changes significantly influence an area's performance. AreaSearch has identified seven projects potentially impacting the region. Key projects include Defence Site Maribyrnong Redevelopment, HomeCo Braybrook, Braybrook Shopping Centre Upgrade, and Sunshine Priority Precinct Vision 2050. The following list details those most relevant.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch analysis reveals Braybrook recording weaker employment conditions than most comparable areas nationwide

Braybrook's workforce is well-educated with diverse sector representation. The unemployment rate was 7.0% in the past year, with an estimated employment growth of 5.4%. As of September 2025, 5,788 residents were employed, with an unemployment rate of 2.4% above Greater Melbourne's rate of 4.7%.

Workforce participation was 66.4%, below Greater Melbourne's 71.0%. Moderate home workership was reported at 22.7%, considering Covid-19 impacts. Key industries were health care & social assistance, retail trade, and manufacturing. Transport, postal & warehousing had significant employment share of 1.7 times the regional level.

Construction presence was limited at 6.0% compared to 9.7% regionally. Many residents commuted elsewhere for work based on Census data. Between September 2024 and September 2025, employment levels increased by 5.4%, labour force by 5.6%, raising unemployment rate by 0.2 percentage points. Greater Melbourne had employment growth of 3.0% and labour force growth of 3.3%, with a 0.3 percentage point rise in unemployment rate. National employment forecasts from May-25 project expansion by 6.6% over five years and 12.8% over ten years for Braybrook, based on industry-specific projections applied to local employment mix.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows that Braybrook has an income below the national average. The median income is $44,816 and the average income stands at $53,306. This contrasts with Greater Melbourne's figures of a median income of $57,688 and an average income of $75,164. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates for Braybrook would be approximately $48,513 (median) and $57,704 (average) as of September 2025. Census data reveals that household income ranks at the 32nd percentile ($1,451 weekly), while personal income sits at the 14th percentile. Income analysis shows that the largest segment comprises 31.2% earning $1,500 - $2,999 weekly (3,447 residents), reflecting patterns seen at regional levels where 32.8% similarly occupy this range. Housing affordability pressures are severe in Braybrook, with only 80.2% of income remaining after housing costs, ranking at the 27th percentile.

Braybrook displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Braybrook's dwelling structure, as per the latest Census, consisted of 47.0% houses and 52.9% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Melbourne metro had 67.9% houses and 32.1% other dwellings. Home ownership in Braybrook was at 19.5%, with mortgaged dwellings at 31.0% and rented ones at 49.5%. The median monthly mortgage repayment was $1,859, below Melbourne metro's average of $2,000. Weekly rent in Braybrook was $312, compared to Melbourne metro's $390. Nationally, Braybrook's mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Braybrook features high concentrations of group households, with a higher-than-average median household size

Family households constitute 66.6% of all households, including 27.4% couples with children, 19.6% couples without children, and 16.6% single parent families. Non-family households account for the remaining 33.4%, with lone person households at 25.7% and group households comprising 8.0%. The median household size is 2.7 people, larger than the Greater Melbourne average of 2.6.

Educational outcomes in Braybrook fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 32.8%, significantly lower than the SA3 area average of 46.1%. Bachelor degrees are the most common at 21.6%, followed by postgraduate qualifications (9.4%) and graduate diplomas (1.8%). Vocational pathways account for 22.5% of qualifications among those aged 15 and above, with advanced diplomas at 9.4% and certificates at 13.1%. Educational participation is high, with 32.1% of residents currently enrolled in formal education.

This includes 8.3% in primary education, 8.0% in tertiary education, and 7.4% pursuing secondary education.

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

Braybrook has 44 active public transport stops, all served by buses. These stops are covered by five routes that together facilitate 1,942 weekly passenger trips. Transport accessibility is deemed good, with residents situated on average 213 meters from the nearest stop. Predominantly residential, Braybrook sees most commuters traveling outward. Cars remain the primary mode of transport at 79%, followed by trains at 10% and buses at 6%. Vehicle ownership stands at 1.1 per dwelling, below the regional average.

According to the 2021 Census, 22.7% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency across all routes averages 277 trips per day, equating to approximately 44 weekly trips per stop.

Braybrook's residents are healthier than average in comparison to broader Australia with common health conditions slightly more prevalent than average across both younger and older age cohorts

Braybrook residents have shown relatively positive health outcomes, according to AreaSearch's analysis. Mortality rates and health conditions are largely comparable to national benchmarks. Common health conditions are slightly more prevalent than average across both younger and older age groups.

Private health cover is low at approximately 48% of the population (around 5,303 people), compared to 56.7% in Greater Melbourne and a national average of 55.7%. The most prevalent medical conditions are asthma and mental health issues, affecting 7.5 and 6.6% of residents respectively. A total of 75.0% of residents report being free from medical ailments, compared to 72.6% in Greater Melbourne. Under-65 residents demonstrate better than average health outcomes. Braybrook has 13.7% of residents aged 65 and over (1,513 people), lower than the 15.1% in Greater Melbourne. National rankings for the area are broadly in line with those of the general population.

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

Braybrook has one of the highest levels of cultural diversity in Australia, with 58.7% of its residents born overseas and 69.0% speaking a language other than English at home. Christianity is the predominant religion in Braybrook, accounting for 34.8% of the population. However, Buddhism is significantly overrepresented, comprising 18.3% compared to the Greater Melbourne average of 4.2%.

The top three ancestry groups in Braybrook are Vietnamese (25.0%), Other (18.9%), and Chinese (13.2%). Notably, Filipinos make up 3.2%, Indians 4.9%, and Macedonians 0.5% of the population, each higher than their respective regional averages.

Braybrook hosts a young demographic, positioning it in the bottom quartile nationwide

Braybrook's median age is 34 years, which is lower than Greater Melbourne's average of 37 and Australia's average of 38. Compared to Greater Melbourne, Braybrook has a higher proportion of residents aged 25-34 (21.1%) but fewer residents aged 5-14 (8.9%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.4%. Between the 2021 Census and the present, the proportion of residents aged 35-44 has increased from 14.6% to 15.9%, while the proportion of those aged 25-34 has decreased from 23.0% to 21.1%. The proportion of residents aged 5-14 has also dropped, from 10.2% to 8.9%. Population forecasts for Braybrook in 2041 indicate substantial demographic shifts, with the strongest projected growth in the 55-64 age group, which is expected to increase by 48%, adding 539 residents and reaching a total of 1,656.