Broadford

Broadford lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area and new addresses validated by AreaSearch, the population of Broadford is estimated to be around 5,480 as of Feb 2026. This reflects an increase of 888 people (19.3%) since the 2021 Census, which reported a population of 4,592 people. The change is inferred from the resident population of 5,012 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 121 validated new addresses since the Census date. This level of population equates to a density ratio of 49 persons per square kilometer. Broadford's 19.3% growth since the 2021 census exceeded the SA4 region (6.9%) and the Rest of Vic., marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, contributing approximately 52.0% of overall population gains during recent periods, although all drivers including overseas migration and natural growth were positive factors.

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. Exceptional growth, placing in the top 10 percent of national non-metropolitan areas, is predicted over the period with the area expected to grow by 3,030 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 44.0% in total over the 17 years.

AreaSearch assessment of residential approval activity sees Broadford among the top 30% of areas assessed nationwide

AreaSearch analysis of ABS building approval numbers shows Broadford recorded around 55 residential properties granted approval each year over the past five financial years. This totals an estimated 278 homes. So far in FY-26, 30 approvals have been recorded. On average, 1.5 new residents per year per dwelling constructed were recorded between FY-21 and FY-25.

Supply and demand appear well-matched, fostering stable market dynamics. New properties are constructed at an average value of $381,000, indicating emphasis on quality construction. In this financial year, $14.0 million in commercial development approvals have been recorded, suggesting steady commercial investment activity. Compared to the Rest of Vic., Broadford shows moderately higher new home approvals, with 42.0% above the regional average per person over the five-year period.

This maintains good buyer choice while supporting existing property values. However, construction activity has eased recently. Nationally, this level is well above average, reflecting strong developer confidence in the area. New development consists of 87.0% detached houses and 13.0% townhouses or apartments, preserving Broadford's low density nature with an emphasis on detached housing attracting space-seeking buyers. With around 125 people per dwelling approval, Broadford shows characteristics of a growth area. Population forecasts indicate Broadford will gain 2,411 residents through to 2041 (from the latest AreaSearch quarterly estimate). If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Broadford has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Four projects have been identified by AreaSearch as potentially impacting the area: Harley Hammond Reserve Netball Courts and Lighting Upgrade (commencing 2021), Play Space Project, Broadford Secondary College STEM Centre Upgrade (completed in 2020), Broadford Community Health Centre Redevelopment (scheduled for completion in late 2022), Activation of Broadford Parks and Play Spaces (commenced in 2021).

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

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Employment performance in Broadford has been below expectations when compared to most other areas nationally

Broadford's workforce is balanced across white and blue collar jobs, with prominent essential services sectors. The unemployment rate was 4.1% as of September 2025, slightly higher than Rest of Vic.'s 3.8%. Workforce participation in Broadford matched Rest of Vic.'s 61.4%.

According to Census data, 14.2% of residents worked from home, potentially influenced by Covid-19 lockdowns. Leading industries for employment were construction, healthcare & social assistance, and manufacturing. Construction was particularly strong with an employment share 1.6 times the regional level. Conversely, agriculture, forestry & fishing employed only 1.6% of local workers, below Rest of Vic.'s 7.5%.

Employment opportunities locally appeared limited based on Census data comparison. Between May-24 and May-25, Broadford's labour force decreased by 1.2%, with employment declining by 2.5%, resulting in a 1.2 percentage point unemployment rate increase. National employment forecasts from Jobs and Skills Australia project a 6.6% growth over five years and 13.7% over ten years. Applying these projections to Broadford's employment mix suggests local employment should grow by 5.8% over five years and 12.4% over ten years, though this is a simplified extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year ending June 2023, Broadford had a median income among taxpayers of $50,934 and an average income of $62,977. These figures are lower than the national averages of $50,954 and $62,728 respectively for Rest of Vic. Based on Wage Price Index growth of 8.25% from July 2023 to September 2025, estimated median income would be approximately $55,136 and average income would be around $68,173 by the latter date. Data from the Census conducted in August 2021 shows household, family, and personal incomes in Broadford rank modestly, between the 30th and 36th percentiles. The income bracket of $1,500 - 2,999 is dominant, with 35.8% of residents (1,961 people) falling within this range, mirroring broader area trends where 30.3% occupy the same bracket. After accounting for housing costs, 85.0% of income remains for other expenses.

Broadford is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Broadford's dwellings, as per the latest Census, consisted of 95.6% houses and 4.4% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro Vic. had 90.1% houses and 9.9% other dwellings. Home ownership in Broadford stood at 32.8%, with mortgaged dwellings at 48.2% and rented dwellings at 19.0%. The median monthly mortgage repayment was $1,507, higher than Non-Metro Vic.'s average of $1,430. The median weekly rent in Broadford was $314, compared to Non-Metro Vic.'s $285. Nationally, Broadford's mortgage repayments were lower at $1,507 versus the Australian average of $1,863, and rents were substantially lower at $314 compared to the national figure of $375.

Broadford has a typical household mix, with a higher-than-average median household size

Family households account for 69.6% of all households, including 28.3% couples with children, 26.0% couples without children, and 14.0% single parent families. Non-family households make up the remaining 30.4%, with lone person households at 28.4% and group households comprising 2.0%. The median household size is 2.5 people, larger than the Rest of Vic average of 2.4.

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

The area's university qualification rate is 12.9%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 9.0%, followed by postgraduate qualifications (2.1%) and graduate diplomas (1.8%). Vocational credentials are prevalent, with 41.8% of residents aged 15+ holding them, including advanced diplomas (10.4%) and certificates (31.4%). Educational participation is high, with 28.2% currently enrolled in formal education.

This includes 10.9% in primary, 7.0% in secondary, and 2.9% in tertiary education.

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

Broadford has two operational public transport stops offering a mix of train services. These stops are served by four distinct routes, facilitating 203 weekly passenger trips in total. Transport accessibility is limited, with residents generally residing 1000 meters away from the nearest stop. Predominantly residential, Broadford sees most commuters traveling outward, with cars being the primary mode of transport at 94%. On average, there are 1.7 vehicles per dwelling, exceeding the regional norm. According to the 2021 Census, 14.2% of residents work from home, which may be influenced by COVID-19 conditions.

Across all routes, service frequency averages 29 trips daily, equating to approximately 101 weekly trips per individual stop.

Health performance in Broadford is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data indicates significant health challenges in Broadford.

AreaSearch's assessment shows high prevalence of common health conditions across both younger and older age groups. Private health cover is relatively low at approximately 52% of the total population (around 2,836 people). Mental health issues and arthritis are the most prevalent medical conditions, affecting 10.2% and 10.1% of residents respectively. About 63.6% of residents report having no medical ailments, compared to 63.4% in the rest of Victoria. The working-age population faces notable health challenges with higher chronic condition rates. Broadford has 17.2% of residents aged 65 and over (942 people), lower than the 23.9% in the rest of Victoria. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

Broadford is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Broadford's population was found to be relatively homogeneous culturally, with 91.1% born in Australia, 92.5% being citizens, and 96.2% speaking English only at home. Christianity was the predominant religion, comprising 43.1% of Broadford's population. However, Judaism was overrepresented slightly at 0.1%, compared to the rest of Victoria's 0.1%.

The top three ancestry groups were Australian (32.3%), English (31.1%), and Irish (9.1%). Some ethnic groups showed notable differences: Maltese were overrepresented at 1.2% in Broadford versus 0.5% regionally, Macedonian at 0.4% versus 0.2%, and Dutch at 1.6% versus 1.7%.

Broadford's population is slightly older than the national pattern

The median age in Broadford is 39 years, which is significantly lower than Rest of Vic.'s average of 43 but essentially aligned with Australia's median age of 38 years. Compared to Rest of Vic., Broadford has a higher proportion of residents aged 25-34 (15.3%) but fewer residents aged 65-74 (9.7%). According to the 2021 Census, the age group of 25 to 34 grew from 14.0% to 15.3%, while the 35 to 44 cohort increased from 12.4% to 13.7%. Conversely, the 45 to 54 cohort declined from 13.3% to 10.7%, and the 5 to 14 group dropped from 13.1% to 11.8%. By 2041, demographic projections indicate significant shifts in Broadford's age structure. Notably, the 25 to 34 age group is projected to grow by 66%, adding 555 people and reaching a total of 1,394 from its current figure of 838.