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

As of Nov 2025, the estimated population of Broadford is around 5,239, reflecting a 14.1% increase since the 2021 Census which reported a population of 4,592. This growth was inferred from AreaSearch's estimation of 5,027 residents based on the latest ABS ERP data release in Jun 2024 and an additional 117 validated new addresses since the Census date. The population density is approximately 47 persons per square kilometer. Broadford's growth exceeded both its SA4 region (5.4%) and non-metro areas, positioning it as a growth leader. Interstate migration contributed around 52% to overall population gains recently, with all factors including overseas migration and natural growth being positive drivers. 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, they utilise VIC State Government's Regional/LGA projections from 2023 with adjustments made via weighted aggregation from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Projected demographic shifts indicate exceptional growth for Broadford, placing it in the top 10 percent of non-metropolitan areas nationally. By 2041, the suburb is expected to expand by approximately 3,032 persons, reflecting a total gain of 50.8% 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 56 residential properties granted approval per year over the past five financial years, totalling an estimated 282 homes. As of FY-26, 20 approvals have been recorded. On average, 1.5 new residents arrive per new home annually between FY-21 and FY-25, indicating a balanced supply and demand market with stable conditions. New properties are constructed at an average value of $381,000, below regional norms, offering more affordable housing options.

This financial year has seen $15.8 million in commercial development approvals, suggesting balanced commercial development activity. Compared to the Rest of Vic., Broadford shows moderately higher development activity, with 44.0% above the regional average per person over the five-year period. This maintains good buyer choice while supporting existing property values. However, building activity has slowed in recent years.

Recent construction comprises 88.0% detached houses and 12.0% medium and high-density housing, maintaining Broadford's traditional low density character focused on family homes. With around 114 people per approval, the area reflects developing status. Looking ahead, AreaSearch's latest quarterly estimate projects Broadford to grow by 2,661 residents through to 2041. 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 40% nationally

Four projects are identified by AreaSearch as potentially impacting the area: Harley Hammond Reserve Netball Courts and Lighting Upgrade (scheduled for completion in late 2021), Broadford Secondary College STEM Centre Upgrade (commenced in April 2020, expected to finish in mid-2022), Broadford Community Health Centre Redevelopment (planned start in early 2022, no completion date specified), and Activation of Broadford Parks and Play Spaces (initiated in July 2021, ongoing).

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Employment conditions in Broadford remain below the national average according to AreaSearch analysis

Broadford has a diverse workforce with both white and blue collar jobs, prominent essential services sectors, an unemployment rate of 4.0%, and stable employment conditions over the past year, according to AreaSearch's statistical area data aggregation. As of June 2025, there are 2,408 employed residents in Broadford, with an unemployment rate of 3.8% compared to Rest of Vic.'s 3.6%.

Workforce participation is similar to the regional average at 60.8%. Key employment sectors include construction, healthcare & social assistance, and manufacturing. Construction stands out with employment levels at 1.6 times the regional average, while agriculture, forestry & fishing has lower representation at 1.6% versus the regional average of 7.5%. Local employment opportunities appear limited based on Census working population vs resident population comparison.

In the year to June 2025, employment levels increased by 0.3%, and labour force grew by 1.7%, leading to a 1.4 percentage point unemployment rate rise. Rest of Vic., however, experienced employment decline of 0.9% and labour force decline of 0.4%. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest potential future demand within Broadford. These projections indicate national employment growth of 6.6% over five years and 13.7% over ten years, with industry-specific growth rates varying significantly. Applying these projections to Broadford's employment mix suggests local employment should increase by 5.8% over five years and 12.4% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for the financial year ending June 2022 indicates that median income in Broadford is $50,934, with an average income of $62,977. This is slightly lower than national averages. In comparison, Rest of Vic. had a median income of $48,741 and an average income of $60,693 during the same period. Based on Wage Price Index growth of 12.16% from financial year 2022 to September 2025, estimated current incomes in Broadford would be approximately $57,128 (median) and $70,635 (average). According to Census 2021 income data, household, family, and personal incomes in Broadford rank modestly, between the 30th and 36th percentiles. Income distribution shows that 35.8% of residents (1,875 people) fall within the $1,500 - 2,999 bracket, which is similar to regional levels where 30.3% occupy this range. After housing expenses, 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 dwelling structure, as per the latest Census, comprised 95.6% houses and 4.4% other dwellings. In comparison, Non-Metro Vic. had 93.6% houses and 6.4% other dwellings. Home ownership in Broadford was at 32.8%, with mortgaged dwellings at 48.2% and rented ones at 19.0%. The median monthly mortgage repayment was $1,507, higher than Non-Metro Vic.'s average of $1,500. The median weekly rent in Broadford was $314, compared to Non-Metro Vic.'s $280. Nationally, Broadford's mortgage repayments were lower at $1,507 versus the Australian average of $1,863, and rents were substantially below 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 2.3.

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%). Current educational participation is high at 28.2%, comprising 10.9% in primary, 7.0% in secondary, and 2.9% in tertiary education.

Broadford Primary School and Broadford Secondary College serve a total of 1,147 students, with typical Australian school conditions (ICSEA: 966) and balanced educational opportunities. The area functions as an education hub with 21.9 school places per 100 residents, higher than the regional average of 13.9, attracting students from surrounding communities.

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

Broadford has two operational public transport stops. They offer a combination of train and bus services. Seven different routes serve these stops, together offering 339 weekly passenger trips.

The accessibility to these transports is limited, with residents usually residing about 1000 meters away from the nearest stop. On average, there are 48 daily trips across all routes, which equals roughly 169 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

Broadford faces notable health challenges, as indicated by health data. Both younger and older age groups have a high prevalence of common health conditions.

Private health cover is held by approximately 52% of Broadford's total population (~2,711 people), slightly lower than the average SA2 area rate of 49.6% across Rest of Vic.. Mental health issues and arthritis are the most prevalent medical conditions in Broadford, affecting 10.2% and 10.1% of residents respectively. However, 63.6% of residents claim to have no medical ailments, similar to the 63.0% across Rest of Vic.. The area has a lower proportion of seniors aged 65 and over at 17.2%, compared to 25.2% in Rest of Vic.. Health outcomes among seniors present challenges broadly aligned with the general population's health profile.

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

Broadford had a cultural diversity below average, with 91.1% of its population born in Australia and 92.5% being citizens. English was spoken at home by 96.2%. Christianity was the main religion, comprising 43.1%.

Judaism was overrepresented at 0.1%, compared to 0.1% across Rest of Vic.. The top three ancestry groups were Australian (32.3%), English (31.1%), and Irish (9.1%). Maltese (1.2%) was notably overrepresented compared to the regional average of 0.7%. Macedonian (0.4%) and Dutch (1.6%) also showed notable divergences in representation.

Broadford's median age exceeds 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 (14.8%) but fewer residents aged 65-74 (9.8%). According to the 2021 Census, the population aged 15-24 grew from 10.6% to 11.6%, while the 45-54 age group declined from 13.3% to 11.2%. The 5-14 age group also decreased from 13.1% to 12.0%. By 2041, demographic projections indicate significant shifts in Broadford's age structure, with the 25-34 age group expected to grow by 80%, reaching 1,397 people from its current total of 775.