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

The Broadford statistical area's population is estimated at around 5,480 as of Nov 2025. This reflects an increase of 888 people 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 117 validated new addresses since the Census date. This level of population equates to a density ratio of 49 persons per square kilometer. The Broadford (SA2) experienced a growth rate of 19.3% since the 2021 census, exceeding the SA4 region's 6.8% and marking it as a growth leader in the region. Interstate migration contributed 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 2022 as the base year, predicting exceptional growth placing it in the top 10 percent of national non-metropolitan areas over the period to 2041. The Broadford (SA2) is expected to grow by 3,026 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, allocated from statistical area data, shows Broadford recorded approximately 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. Based on an average of 1.5 new residents per year per dwelling constructed between FY-21 and FY-25, supply and demand appear well-matched, indicating stable market dynamics.

The average construction value for new properties is $381,000, moderately above regional levels, suggesting an emphasis on quality construction. In the current financial year, $14.0 million in commercial development approvals have been recorded, reflecting steady commercial investment activity. Compared to 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, indicating 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 exhibits characteristics of a growth area. According to the latest AreaSearch quarterly estimate, Broadford is forecasted to gain 2,414 residents by 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 30% nationally

AreaSearch has identified four projects that could impact the area significantly due to changes in local infrastructure. These key projects are: Harley Hammond Reserve Netball Courts and Lighting Upgrade (scheduled for completion on 31/05/2023), Broadford Secondary College STEM Centre Upgrade (expected to finish by 30/06/2022), Broadford Community Health Centre Redevelopment (commenced on 01/07/2021 and estimated to conclude on 30/06/2023), and Activation of Broadford Parks and Play Spaces (slated for completion by 31/12/2022).

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 significant representation in essential services sectors. The unemployment rate, as of September 2025, stands at 4.2%.

This figure is derived from AreaSearch's aggregation of statistical area data. There are 2,408 residents currently employed, which is 0.4% higher than the Rest of Vic.'s unemployment rate of 3.8%. The workforce participation rate in Broadford is fairly standard at 60.8%, compared to the Rest of Vic.'s 57.4%. Leading employment industries among residents include construction, health care & social assistance, and manufacturing.

Construction stands out with an employment share that is 1.6 times higher than the regional level, while agriculture, forestry & fishing employs only 1.6% of local workers, significantly lower than Rest of Vic.'s 7.5%. The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. Over a 12-month period ending in September 2025, Broadford experienced a 1.1% decrease in labour force and a 2.4% decline in employment, leading to an increase in unemployment rate by 1.3 percentage points. In contrast, Rest of Vic. saw an employment decline of 0.7% and labour force decline of 0.6%, with only a marginal rise in unemployment rate. State-level data up to 25-Nov-25 shows that VIC employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. National employment forecasts from Jobs and Skills Australia project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Broadford's employment mix suggests local employment should increase by approximately 5.8% over five years and 12.4% over ten years, based on simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of the latest postcode level ATO data released in financial year 2023, Broadford had a median income among taxpayers of $50,934. The average income stood at $62,977. This was lower than the national average and compared to levels of $50,954 and $62,728 across Rest of Vic., respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates for Broadford would be approximately $55,136 (median) and $68,173 (average) as of September 2025. From the 2021 Census, household, family, and personal incomes in Broadford ranked modestly, between the 30th and 36th percentiles. The data showed that the $1,500 - $2,999 income bracket dominated with 35.8% of residents (1,961 people), reflecting patterns seen in the broader area where 30.3% similarly occupied this range. After housing costs, 85.0% of income remained 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, consisted of 95.6% houses and 4.4% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro Vic.'s 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 in the area was $1,507, higher than Non-Metro Vic.'s average of $1,500. The median weekly rent figure was $314, compared to Non-Metro Vic.'s $280. Nationally, Broadford's mortgage repayments are lower at $1,507 versus the Australian average of $1,863, and rents are 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 account for 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%). Educational participation is high, with 28.2% currently enrolled in formal education: 10.9% in primary, 7.0% in secondary, and 2.9% in tertiary education.

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 offering a mix of train and bus services. These stops are served by four distinct routes that together facilitate 203 weekly passenger trips. The accessibility of these transports is limited, with residents generally situated 1000 meters away from the nearest stop.

On average, service frequency across all routes amounts to 29 trips per day, 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 issues in Broadford. Both younger and older age groups have high prevalence rates for common conditions.

Approximately 52% (~2836 people) have private health cover, lower than Rest of Vic.'s 49.7%. Mental health issues affect 10.2%, arthritis impacts 10.1%, with 63.6% reporting no medical ailments, similar to Rest of Vic.'s 63.0%. Broadford has 17.4% (953 people) aged 65 and over, lower than Rest of Vic.'s 25.2%. Health outcomes among seniors are challenging but align 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's cultural diversity was found to be below average, with 91.1% of its population born in Australia, 92.5% being citizens, and 96.2% speaking English only at home. Christianity is the main religion in Broadford, comprising 43.1% of people. While Judaism makes up 0.1% of Broadford's population, this is an overrepresentation compared to the rest of Victoria, which also has 0.1%.

The top three ancestry groups are Australian (32.3%), English (31.1%), and Irish (9.1%). Notably, Maltese (1.2%) and Macedonian (0.4%) groups are overrepresented in Broadford compared to regional averages of 0.7% and 0.1%, respectively. Dutch ancestry is also notably represented at 1.6%.

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 (14.8%) but fewer residents aged 65-74 (9.8%). According to the 2021 Census, the proportion of residents aged 15-24 increased from 10.6% to 11.6%, while the proportion of residents aged 45-54 decreased from 13.3% to 11.2%. The proportion of residents aged 5-14 also dropped, from 13.1% to 12.0%. By 2041, demographic projections indicate significant shifts in Broadford's age structure. Notably, the number of residents aged 25-34 is projected to grow by 72%, reaching 1,395 from 811.