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 suburb of Broadford's population is estimated at 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 growth since the 2021 census exceeded both the SA4 region (6.9%) and the Rest of Vic., 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 2022 as the base year. For areas not covered by this data, AreaSearch utilises 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 are applied across all areas for years 2032 to 2041. Looking ahead, exceptional growth is predicted over the period, placing Broadford in the top 10 percent of regional areas nationally. The suburb is expected to grow by 3,164 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 49.2% in total over the 17 years.

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

AreaSearch analysis indicates Broadford averaged approximately 55 new dwelling approvals annually over the past five financial years, totalling an estimated 277 homes. As of FY-26, 31 approvals have been recorded. Over these five years, an average of 1.5 new residents per year was associated with each new home. This suggests a balanced supply and demand dynamic, with new properties constructed at an average expected cost of $381,000.

In FY-26, Broadford has seen $14.0 million in commercial development approvals, indicating moderate commercial growth. Comparatively, Broadford's construction activity is 40.0% above the regional average per person over the past five years. This supports good buyer choice and existing property values, although recent construction activity has eased. Nationally, this level of activity reflects strong developer confidence in the area.

Detached houses make up 87.0% of new building activity, with medium and high-density housing comprising 13.0%, preserving Broadford's low density nature. With around 123 people per dwelling approval, Broadford exhibits characteristics of a growth area. By 2041, AreaSearch estimates an increase of approximately 2,696 residents. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and supporting price growth.

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

Four projects identified by AreaSearch are expected to impact the area: Harley Hammond Reserve Netball Courts and Lighting Upgrade (commencing 12/05/20XX), Broadford Secondary College STEM Centre Upgrade (commencement date unknown), Broadford Community Health Centre Redevelopment (scheduled for completion in Q2 20XX), and Activation of Broadford Parks and Play Spaces (start date 01/07/20XX).

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

Broadford has a balanced workforce comprising white and blue collar jobs, with essential services well represented. Its unemployment rate is 4.2%, according to AreaSearch's statistical area data aggregation. As of December 2025, 2,391 residents are employed, while the unemployment rate is 0.5% higher than Regional Vic.'s rate of 3.7%.

Workforce participation in Broadford matches Regional Vic.'s 61.5%. Census responses indicate that 14.2% of residents work from home, considering Covid-19 lockdown impacts. Residents' employment is concentrated in construction, health care & social assistance, and manufacturing. Construction has a particularly high share at 1.6 times the regional level, while agriculture, forestry & fishing is under-represented at 1.6% compared to Regional Vic.'s 7.5%.

Local employment opportunities appear limited based on Census working population vs resident population comparison. Between December 2024 and December 2025, Broadford's labour force decreased by 3.3%, while employment declined by 4.6%, leading to a 1.3 percentage point rise in unemployment rate. In contrast, Regional Vic.'s employment fell by 0.6%, labour force contracted by 0.7%, and unemployment fell by 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project overall employment growth of 6.6% over five years and 13.7% over ten years, but with varying rates across sectors. 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, based on a simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ending June 2023 shows that median income in Broadford is $50,934 and average income is $62,977. These figures are lower than the national averages of median $50,954 and average $62,728 for Regional Vic. Based on Wage Price Index growth of 8.25% from July 2023 to September 2025, estimated incomes would be approximately $55,136 (median) and $68,173 (average). Census data indicates that household, family, and personal incomes in Broadford rank modestly, between the 30th and 36th percentiles. Income distribution shows that 35.8% of individuals earn between $1,500 and $2,999 annually, reflecting a similar pattern seen regionally at 30.3%. 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

Dwelling structure in Broadford, as evaluated at the latest Census conducted on 27 August 2016, comprised 95.6% houses and 4.4% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This is compared to Regional Victoria's dwelling structure of 90.1% houses and 9.9% other dwellings. Home ownership in Broadford was at 32.8%, with the rest of dwellings either mortgaged (48.2%) or rented (19.0%). The median monthly mortgage repayment in Broadford was $1,507, higher than Regional Victoria's average of $1,430. The median weekly rent figure in Broadford was recorded at $314, compared to Regional Victoria's $285. Nationally, Broadford's mortgage repayments were significantly lower than the Australian average of $1,863 as of 2019, while rents were substantially below the national figure of $375 for the same year.

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, 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 has university qualification rates of 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, comprising 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 operational public transport stops, serving a mix of train services. These are covered by four distinct routes, offering a total of 203 weekly passenger trips. Transport accessibility is limited, with residents generally situated 1000 meters from the nearest stop. Predominantly residential, most Broadford residents commute 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 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 challenges in Broadford.

AreaSearch's assessment shows notable prevalence of common health conditions across both younger and older age groups. Approximately 52% (~2,836 people) have private health cover, which is relatively low. Mental health issues affect 10.2% of residents, while arthritis impacts 10.1%. Around 63.6% declare themselves completely clear of medical ailments, compared to 63.4% across Regional Vic.. The working-age population faces substantial health challenges with high chronic condition rates. Broadford has 17.1% (937 people) of residents aged 65 and over, lower than the 23.9% in Regional Vic.. Health outcomes among seniors present some challenges, broadly in line 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 had a cultural diversity level below average, with 91.1% of its population born in Australia, 92.5% being citizens, and 96.2% speaking English only at home. Christianity was the predominant religion, making up 43.1% of Broadford's population. Judaism, however, was overrepresented at 0.1%, compared to Regional Vic.'s 0.1%.

The top three ancestry groups were Australian (32.3%), English (31.1%), and Irish (9.1%). Notably, Maltese were overrepresented at 1.2% in Broadford (versus 0.5% regionally), as were 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 Regional Victoria's average of 43 but essentially aligned with Australia's median age of 38 years. Compared to Regional Victoria, Broadford has a higher proportion of residents aged 25-34 (15.4%) but fewer residents aged 65-74 (9.6%). According to the 2021 Census, the proportion of residents aged 25-34 increased from 14.0% to 15.4%, while those aged 35-44 rose from 12.4% to 13.8%. Conversely, the proportion of residents aged 45-54 decreased from 13.3% to 10.7%, and the proportion of residents aged 5-14 dropped from 13.1% to 11.8%. Looking ahead to 2041, demographic projections indicate significant shifts in Broadford's age structure. Notably, the number of residents aged 25-34 is projected to grow by 71%, from 843 to 1,445 people.