Broadmeadows (Vic.)

Population growth drivers in Broadmeadows are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

The population of Broadmeadows (Vic.), based on ABS updates and AreaSearch validation, is estimated at around 14,101 as of Feb 2026. This reflects an increase of 1,577 people since the 2021 Census, which reported a population of 12,524. The change is inferred from a resident population estimate of 13,128 by AreaSearch following examination of ABS ERP data released in June 2024 and an additional 370 validated new addresses since the Census date. This level of population equates to a density ratio of 1,734 persons per square kilometer, above the national average assessed by AreaSearch. Broadmeadows' growth of 12.6% since the 2021 census exceeded both the national average (9.9%) and state average, marking it as a growth leader in the region. Overseas migration contributed approximately 77.0% 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, adjusted using a method of weighted aggregation from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. According to these projections, the suburb is expected to experience exceptional growth, placing it in the top 10 percent of national statistical areas, with an expected expansion of 7,674 persons to 2041, reflecting a gain of 48.8% over the 17 years.

Recent residential development output has been above average within Broadmeadows when compared nationally

AreaSearch analysis indicates Broadmeadows averaged around 125 new dwelling approvals annually over the past five financial years, totalling an estimated 625 homes. As of FY-26, 25 approvals have been recorded. Population decline has likely kept pace with demand for new supply, offering diverse housing options to buyers. The average construction cost value of new homes is $508,000, suggesting developers target the premium market.

This financial year, commercial approvals totalled $56.8 million, indicating robust commercial development momentum. Compared to Greater Melbourne, Broadmeadows records approximately three-quarters the building activity per person and ranks among the 87th percentile nationally. New building activity comprises 21.0% standalone homes and 79.0% medium and high-density housing, reflecting a shift from the area's existing housing mix of 68.0% houses. This trend indicates decreasing availability of developable sites and changing lifestyles. The location has approximately 98 people per dwelling approval, suggesting an expanding market.

Future projections estimate Broadmeadows will add 6,878 residents by 2041. Construction pace is maintaining with projected growth, but buyers may face increasing competition as population grows.

Broadmeadows has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 38 projects that may impact this region. Notable ones include Assembly Broadmeadows, Parkview Broadmeadows, Banksia Gardens Social Housing Development, and Hume Central Redevelopment. The following list details those likely to be most relevant.

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

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Employment conditions in Broadmeadows face significant challenges, ranking among the bottom 10% of areas assessed nationally

Broadmeadows has a skilled workforce with strong representation in manufacturing and industrial sectors. The unemployment rate was 15.8% as of September 2025, with an estimated employment growth of 2.8% over the past year, according to AreaSearch's aggregation of statistical area data. As of that date, 4732 residents were employed while the unemployment rate was 11.2% higher than Greater Melbourne's rate of 4.7%.

Workforce participation in Broadmeadows lagged significantly at 54.3%, compared to Greater Melbourne's 71.0%. Only 12.8% of residents worked from home, based on Census responses, considering Covid-19 lockdown impacts. The key industries for employment among residents were health care & social assistance, construction, and transport, postal & warehousing. Transport, postal & warehousing had particularly notable concentration, with employment levels at 2.1 times the regional average.

However, professional & technical services were under-represented, with only 4.7% of Broadmeadows's workforce compared to Greater Melbourne's 10.1%. The area functioned as an employment hub with 1.0 worker for every resident, hosting more jobs than residents and attracting workers from surrounding areas. Over the 12 months to September 2025, employment increased by 2.8% while labour force increased by 2.1%, resulting in a decrease of unemployment by 0.6 percentage points. In comparison, Greater Melbourne recorded employment growth of 3.0%, labour force growth of 3.3%, with an increase in unemployment of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 offer further insight into potential future demand within Broadmeadows. These projections suggest that national employment should expand by 6.6% over five years and 13.7% over ten years. Applying these industry-specific projections to Broadmeadows's employment mix suggests local employment should increase by 6.0% over five years and 12.6% over ten years, though these are simple weighting extrapolations for illustrative purposes and do not take into account localised population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

Broadmeadows' median taxpayer income in financial year 2023 was $37,213. The average income was $45,052. This is lower than the national average. Greater Melbourne's median income was $57,688 and the average was $75,164. By September 2025, estimated incomes would be approximately $40,283 (median) and $48,769 (average), based on an 8.25% increase since financial year 2023. Census 2021 data shows Broadmeadows' household, family, and personal incomes fall between the 2nd and 10th percentiles nationally. In Broadmeadows, 29.9% of locals (4,216 people) earn between $800 - $1,499. This differs from Melbourne's metropolitan region where the predominant income category is $1,500 - $2,999 at 32.8%. Housing affordability pressures are severe in Broadmeadows, with only 77.8% of income remaining, ranking at the 7th percentile.

Broadmeadows displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Broadmeadows' dwelling structure, as per the latest Census, consisted of 68.1% houses and 31.9% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Broadmeadows was at 22.2%, with mortgaged dwellings at 27.0% and rented ones at 50.8%. The median monthly mortgage repayment was $1,408, below Melbourne metro's average of $2,000. Median weekly rent in Broadmeadows was $331, compared to Melbourne metro's $390. Nationally, Broadmeadows' mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Broadmeadows features high concentrations of group households, with a higher-than-average median household size

Family households constitute 70.4% of all households, including 33.7% couples with children, 16.9% couples without children, and 17.6% single parent families. Non-family households account for the remaining 29.6%, with lone person households at 24.2% and group households comprising 5.3%. The median household size is 2.9 people, which is larger than the Greater Melbourne average of 2.6.

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

The area's university qualification rate is 25.4%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 15.9%, followed by postgraduate qualifications (7.9%) and graduate diplomas (1.6%). Vocational credentials are prevalent, with 26.6% of residents aged 15+ holding them, including advanced diplomas (10.5%) and certificates (16.1%). Educational participation is high, with 39.2% of residents currently enrolled in formal education.

This includes 12.3% in primary education, 9.7% in secondary education, and 6.5% pursuing tertiary education.

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

Broadmeadows has 77 active public transport stops offering a mix of train and bus services. These are served by 26 routes, facilitating 7,882 weekly passenger trips in total. Residents enjoy good transport accessibility, with an average distance of 292 meters to the nearest stop. Predominantly residential, most commuters travel outward daily. Cars remain the primary mode at 75%, followed by trains at 14% and buses at 5%. The area has a lower-than-average vehicle ownership rate of 1.1 per dwelling.

According to the 2021 Census, only 12.8% of residents work from home, which might be influenced by COVID-19 conditions. All routes combined operate an average of 1,126 trips daily, resulting in about 102 weekly trips per individual stop.

Health performance in Broadmeadows is well below average with considerably higher than average prevalence of common health conditions and to an even higher degree among older age cohorts

Broadmeadows faces significant health challenges according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are substantially higher than average, with older age cohorts experiencing this to an even greater extent. Private health cover is extremely low at approximately 45% of the total population (~6,313 people), compared to Greater Melbourne's 56.7% and the national average of 55.7%.

The most prevalent medical conditions are mental health issues (7.4%) and asthma (6.6%). 74.0% of residents report being completely clear of medical ailments, compared to 72.6% across Greater Melbourne. Health outcomes among working-age population are typical. Broadmeadows has 11.6% of residents aged 65 and over (1,635 people), lower than Greater Melbourne's 15.1%. Senior health outcomes present some challenges but rank lower nationally than the broader population.

Broadmeadows is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Broadmeadows has one of the most culturally diverse populations in the country, with 54.2% of its residents born overseas and 69.5% speaking a language other than English at home. The predominant religion in Broadmeadows is Islam, comprising 41.3% of its population, significantly higher than Greater Melbourne's average of 5.6%. In terms of ancestry, the top three groups are 'Other' (42.5%), Australian (13.1%), and English (10.7%).

These figures differ from the regional averages: Other is substantially higher (42.5% vs 14.6%), while Australian and English are notably lower (13.1% vs 18.4%, and 10.7% vs 20.1%, respectively). There are also notable differences in the representation of certain ethnic groups: Lebanese is significantly overrepresented at 9.7% compared to the regional average of 0.8%, Samoan is at 1.5% (vs 0.3%), and Vietnamese is at 1.9%.

Broadmeadows hosts a very young demographic, ranking in the bottom 10% of areas nationwide

Broadmeadows has a median age of 32 years, which is younger than Greater Melbourne's average of 37 and significantly lower than Australia's national average of 38. Compared to Greater Melbourne, Broadmeadows has a higher proportion of residents aged 5-14 (14.2%) but fewer residents aged 45-54 (10.4%). According to the post-2021 Census data, the age group of 35 to 44 has increased from 14.4% to 15.9%, while the 25 to 34 cohort has decreased from 19.3% to 17.8%. By 2041, demographic modeling suggests Broadmeadows' age profile will change significantly. The 45 to 54 age group is projected to grow by 80%, adding 1,179 residents and reaching a total of 2,646.