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, the estimated population of the suburb of Broadford as of May 2026 is around 4789. This reflects an increase of 197 people since the 2021 Census, which reported a population of 4592. The change is inferred from the resident population of 4761 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 123 validated new addresses since the Census date. This level of population equates to a density ratio of 43 persons per square kilometer. Broadford's growth rate of 4.3% since the 2021 census exceeded the SA4 region's growth rate of 2.9%, marking it as a growth leader in the region. Population growth was primarily driven by interstate migration, contributing approximately 52.0% of overall population gains during recent periods.

AreaSearch is adopting 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 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 applied across all areas for years 2032 to 2041. Exceptional growth is predicted over the period, placing Broadford in the top 10 percent of national non-metropolitan areas. The area is expected to grow by 3251 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 67.3% in total over the 16 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 5 financial years, totalling an estimated 277 homes. So far in FY-26, 48 approvals have been recorded. The average number of new residents per year per dwelling constructed between FY-21 and FY-25 was 1.7. New properties are constructed at an average value of $381,000.

In FY-26, $14.0 million in commercial development approvals have been recorded. Compared to the Rest of Vic., Broadford shows moderately higher new home approvals (42.0% above regional average per person over the 5 year period). New development consists of 87.0% detached houses and 13.0% townhouses or apartments. With around 126 people per dwelling approval, Broadford shows characteristics of a low density area.

Population forecasts indicate Broadford will gain 3,223 residents through to 2041. If current development rates continue, housing supply may not keep pace with population 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 01/2023), Play Space Project (starting 06/2022), Broadford Secondary College STEM Centre Upgrade (scheduled for 07/2023), Broadford Community Health Centre Redevelopment (set to begin 09/2022), and Activation of Broadford Parks and Play Spaces (planned for 10/2022).

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. Its unemployment rate was 4.5% as of December 2025, according to AreaSearch's statistical area data aggregation. In December 2025, 2,297 residents were employed at an unemployment rate of 0.8% above Regional Vic.'s rate of 3.7%.

Workforce participation was similar to Regional Vic.'s 61.0%. Census responses showed that 14.2% of residents worked from home. Leading employment industries included construction, health care & social assistance, and manufacturing. Construction had a particularly strong presence, with an employment share 1.6 times the regional level.

Conversely, agriculture, forestry & fishing employed just 1.6% of local workers, below Regional Vic.'s 7.5%. The area appeared to offer limited local employment opportunities based on Census working population vs resident population comparison. Between December 2024 and December 2025, labour force decreased by 4.0%, while employment declined by 5.4%, increasing the unemployment rate by 1.5 percentage points. In contrast, Regional Vic.'s employment decline was 0.6% with a labour force decline of 0.7%. Jobs and Skills Australia's national employment forecasts from May-25 projected national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Broadford's employment mix suggested local employment should increase by 5.8% over five years and 12.4% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

In financial year 2023, Broadford's median income among taxpayers was $50,934 and the average was $62,977. These figures are lower than national averages of $50,954 (median) and $62,728 (average) for Regional Vic. By March 2026, estimated incomes would be approximately $55,834 (median) and $69,035 (average), accounting for a 9.62% growth since financial year 2023. According to the 2021 Census, household, family, and personal incomes in Broadford rank modestly between the 30th and 36th percentiles. The $1,500 - $2,999 income bracket dominates with 35.8% of residents (1,714 people), reflecting broader area patterns 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

Dwelling structure in Broadford, as per the latest Census, consisted of 95.6% houses and 4.4% other dwellings. In comparison, Regional Vic. had 90.1% houses and 9.9% 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, above Regional Vic.'s average of $1,430. The median weekly rent in Broadford was $314, compared to Regional Vic.'s $285. Nationally, Broadford's mortgage repayments were lower than 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 constitute 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 comprise the remaining 30.4%, with lone person households at 28.4% and group households making up 2.0%. The median household size is 2.5 people, which is larger than the Regional 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 at 28.2%, comprising primary education (10.9%), secondary education (7.0%), and tertiary education (2.9%).

Educational participation is notably high, with 28.2% of residents currently enrolled in formal education. This includes 10.9% in primary education, 7.0% in secondary education, and 2.9% pursuing 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 active public transport stops serving a mix of train services. These stops are covered by four distinct routes, collectively facilitating 203 weekly passenger trips. Transport accessibility is limited in Broadford, with residents typically residing 1000 meters from the nearest stop. The area is predominantly residential, and most commuters travel outward; cars remain the primary mode of transport at 94%. On average, there are 1.7 vehicles per dwelling, exceeding the regional average. According to the 2021 Census, 14.2% of residents work from home, which may reflect 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 shows significant health challenges in Broadford.

AreaSearch's assessment found 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 2,478 people). The most prevalent medical conditions are mental health issues affecting 10.2% of residents, and arthritis impacting 10.1%. A total of 63.6% of residents report having no medical ailments, compared to 63.4% across Regional Victoria. Working-age population faces notable health challenges with high chronic condition rates. Broadford has 17.4% of residents aged 65 and over (833 people), lower than the 23.9% in Regional Victoria. Health outcomes among seniors present some challenges, broadly aligning with national rankings for 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, surveyed in June 2016, showed low cultural diversity with 91.1% of its population born in Australia, 92.5% being citizens, and 96.2% speaking English only at home. Christianity was the dominant religion, comprising 43.1%. Judaism, while small at 0.1%, was proportionally higher than Regional Vic's 0.1%.

Ancestry-wise, Australians topped at 32.3%, followed by English at 31.1% and Irish at 9.1%. Notably, Maltese were overrepresented at 1.2% (regional: 0.5%), Macedonian at 0.4% (regional: 0.2%), and Dutch at 1.6% (regional: 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 Regional Victoria's average of 43 but essentially aligns with Australia's median age of 38 years. Compared to Regional Vic., Broadford has a higher percentage of residents aged 25-34 (14.3%) but fewer residents aged 65-74 (9.8%). As per the 2021 Census, the population aged 15-24 grew from 10.6% to 12.4%, while the 35-44 cohort increased from 12.4% to 14.0%. Conversely, the 45-54 age group declined from 13.3% to 10.8%. By 2041, demographic projections show significant shifts in Broadford's age structure, with the 25-34 age group set to grow by 91%, reaching 1,310 individuals from its current total of 684.