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.) was estimated at around 13,689 as of May 2026, reflecting an increase of 1,165 people since the 2021 Census. This growth represents a 9.3% rise from the previous population figure of 12,524 people. The change was inferred from AreaSearch's estimation of the resident population at 13,589 following examination of ABS's latest ERP data release in June 2025 and validation of 390 new addresses since the Census date. This results in a density ratio of 1,683 persons per square kilometer, exceeding the average across national locations assessed by AreaSearch. Broadmeadows' population growth rate of 9.3% since the census is within 1.9 percentage points of Greater Melbourne's 11.2%, indicating strong growth fundamentals. Overseas migration contributed approximately 77.0% of overall population gains during recent periods.

AreaSearch uses 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 employs the VIC State Government's Regional/LGA projections from 2023, adjusted using 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. Future demographic trends predict exceptional growth, with the suburb expected to expand by 7,407 persons to 2041 based on aggregated SA2-level projections, reflecting a total gain of 53.4% over the 16-year period.

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

AreaSearch analysis of ABS building approval numbers shows Broadmeadows averaging around 125 new dwelling approvals per year over the past five financial years. This totals an estimated 625 homes. So far in FY-26, 39 approvals have been recorded. The population has declined recently, but new supply appears to be keeping up with demand, offering good choice to buyers.

New homes are being built at an average expected construction cost value of $508,000, indicating a focus on the premium market with high-end developments. This financial year has seen $56.8 million in commercial approvals, suggesting strong commercial development momentum. Compared to Greater Melbourne, Broadmeadows records about three-quarters the building activity per person while it ranks among the 87th percentile of areas assessed nationally. New building activity shows 21.0% standalone homes and 79.0% medium and high-density housing. This trend towards denser development provides accessible entry options, appealing to downsizers, investors, and entry-level buyers.

This represents a shift from the area's existing housing, which is currently 68.0% houses, indicating decreasing availability of developable sites and reflecting changing lifestyles and the need for more diverse, affordable housing options. The location has approximately 97 people per dwelling approval, suggesting an expanding market. Future projections show Broadmeadows adding 7,307 residents by 2041 (latest AreaSearch quarterly estimate). Construction is maintaining a reasonable pace with projected growth, although buyers may encounter growing competition as population increases.

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

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 39 projects that could affect the 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.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment drivers in Broadmeadows are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Broadmeadows has a skilled workforce with manufacturing and industrial sectors well-represented. The unemployment rate was 13.2% in the past year, with an estimated employment growth of 4.5%. As of December 2025, 4824 residents are employed while the unemployment rate is 8.4%, higher than Greater Melbourne's 4.8%.

Workforce participation in Broadmeadows is lower at 51.7% compared to Greater Melbourne's 69.9%. Only 12.8% of residents work from home, though Covid-19 lockdown impacts should be considered. Key industries include health care & social assistance, construction, and transport, postal & warehousing, with the latter being particularly notable at 2.1 times the regional average. However, professional & technical services are under-represented at 4.7% compared to Greater Melbourne's 10.1%.

There is one worker for every resident, indicating Broadmeadows functions as an employment hub attracting workers from surrounding areas. Between December 2024 and December 2025, employment increased by 4.5%, while labour force decreased by 0.6%, resulting in a 4.2 percentage point decrease in unemployment. In comparison, Greater Melbourne recorded employment growth of 2.4% with unemployment rising slightly. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Broadmeadows' employment mix indicates local employment should increase by 6.0% over five years and 12.6% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

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

Broadmeadows' median taxpayer income was $37,213 and average was $45,052 in financial year 2023. This was below the national average of $57,688 (median) and $75,164 (average). By March 2026, estimated median income would be approximately $40,793 and average $49,386 based on a 9.62% Wage Price Index growth since financial year 2023. In Broadmeadows, household, family, and personal incomes all fell between the 2nd and 10th percentiles nationally according to Census 2021 data. The predominant income cohort in Broadmeadows was $800 - $1,499, with 29.9% of locals earning within this range (4,093 people). This differed from the metropolitan region where the $1,500 - $2,999 category predominated at 32.8%. Housing affordability pressures were severe in Broadmeadows, with only 77.8% of income remaining, ranking at the 7th percentile nationally.

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'). In comparison, Melbourne metro had 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 account for 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 make up 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, 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. Advanced diplomas account for 10.5% and certificates for 16.1%.

Educational participation is high, with 39.2% of residents currently enrolled in formal education. This includes 12.3% in primary, 9.7% in secondary, and 6.5% in 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 serviced by 26 individual routes, collectively providing 7,882 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 292 meters from the nearest stop. Most residents commute outward, with car being the dominant mode at 75%, while 14% use train and 5% use bus. Vehicle ownership averages 1.1 per dwelling, below the regional average. According to the 2021 Census, a relatively low 12.8% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 1,126 trips per day across all routes, equating to approximately 102 weekly trips per 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, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence (April 2021). The area has a considerably higher prevalence of common health conditions, particularly among older age cohorts. Private health cover is extremely low, with approximately 45% of the total population (~6,128 people) having it, compared to Greater Melbourne's 56.7% and the national average of 55.7%.

Mental health issues and asthma are the most common medical conditions in Broadmeadows, affecting 7.4 and 6.6% of residents respectively. However, 74.0% of residents claim to be completely clear of medical ailments, compared to Greater Melbourne's 72.6%. Health outcomes among working-age populations are broadly typical. The area has 11.5% of residents aged 65 and over (1,574 people), lower than Greater Melbourne's 15.0%. While health outcomes among seniors present some challenges, they 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 highest levels of cultural diversity in Australia, with 54.2 percent of its population born overseas and 69.5 percent speaking a language other than English at home. The dominant religion in Broadmeadows is Islam, which constitutes 41.3 percent of the population, significantly higher than the Greater Melbourne average of 5.6 percent. In terms of ancestry, the top three groups are 'Other', comprising 42.5 percent of Broadmeadows' population, compared to a regional average of 14.6 percent; Australian, at 13.1 percent, lower than the regional average of 18.4 percent; and English, at 10.7 percent, also lower than the regional average of 20.1 percent.

Notably, certain ethnic groups are overrepresented in Broadmeadows: Lebanese at 9.7 percent (regional average 0.8 percent), Samoan at 1.5 percent (regional average 0.3 percent), and Vietnamese at 1.9 percent (regional average also 1.9 percent).

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 the national average of 38. Compared to Greater Melbourne, Broadmeadows has a higher proportion of residents aged 5-14 (13.8%) but fewer residents aged 45-54 (10.1%). According to post-2021 Census data, the 35-44 age group increased from 14.4% to 16.1%, while the 25-34 cohort decreased from 19.3% to 18.4%. By 2041, demographic modeling suggests significant changes in Broadmeadows' age profile, with the strongest projected growth in the 45-54 cohort (87%), adding 1,196 residents to reach 2,579.