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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Broadmeadows (Vic.) has an estimated 13,702 residents, up from 12,524 at the 2021 Census — a change of 1,178 people, or 9.4%. 407 new addresses have been validated here since Census night. Overseas migration accounts for 77.0% of that increase. That puts 1,685 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to AreaSearch's evaluation of broader regional ABS population updates alongside new addresses verified since the Census, the suburb of Broadmeadows (Vic.) has an estimated population of approximately 13,702 as of Aug 2026. This figure represents an expansion of 1,178 residents (9.4%) compared to the 12,524 people recorded in the 2021 Census. This adjustment stems from an estimated resident count of 13,586 determined by AreaSearch following the ABS's latest ERP release (June 2025), complemented by 407 validated new addresses added post-Census. Consequently, population density stands at 1,685 persons per square kilometer, exceeding the typical benchmark across nationwide locations evaluated by AreaSearch.
The post-Census expansion rate of 9.4% in the suburb of Broadmeadows (Vic.) closely tracks the Victorian state benchmark (9.5%) by 0.1 percentage points, highlighting solid underlying demographic momentum. Overseas migration served as the primary demographic catalyst, accounting for roughly 77.0% of total recent population additions. Projections compiled by the ABS and Geoscience Australia for individual SA2 regions—published in 2024 utilizing 2022 as a baseline—are incorporated by AreaSearch. Where SA2 coverage is unavailable, AreaSearch integrates the Victorian State Government's 2023 Regional/LGA projections, applying a weighted aggregation approach to translate LGA growth to the SA2 tier. In addition, age-specific growth trajectories derived from these aggregations are applied across all localities for the period spanning 2032 to 2041. Future demographic outlooks indicate standout growth placing the suburb of Broadmeadows (Vic.) within the upper 10 percent of statistical territories nationally, with aggregated SA2 projections anticipating an increase of 7,392 persons to 2041, representing an overall expansion of 53.1% over the 16 years.
Frequently Asked Questions - Population
638 new dwellings have been approved in Broadmeadows (Vic.) over the past five years, an average of 127 a year. That places the area in the 69th percentile for residential development activity nationally, about 9 approvals per 1,000 residents a year. Of the 120 dwellings approved in the latest reporting year, 23% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 63, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis by AreaSearch of ABS residential building approvals apportioned from statistical divisions indicates that Broadmeadows generates an average of approximately 127 residential approvals annually, totaling an estimated 638 approved dwellings over the preceding 5 financial years (between FY-21 and FY-25), with 63 recorded to date in FY-25. With an intake averaging only 0.5 incoming residents annually per new dwelling over the past 5 financial years (between FY-21 and FY-25), residential construction is comfortably matching or outpacing incoming demand, providing substantial buyer selection and enabling population capacity beyond baseline projections. Meanwhile, construction costs for new dwellings average $387,000—sitting below regional norms—pointing to relatively affordable building opportunities.
Furthermore, commercial approvals totaling $56.8 million have been lodged during the current financial year, underscoring solid non-residential construction activity. Per capita residential building volume in Broadmeadows is 13.0% below Greater Melbourne levels, though it ranks within the 82nd percentile of locations assessed nationwide. Recent building approvals consist of 22.0% detached dwellings and 78.0% attached dwellings. This orientation toward higher-density stock creates accessible market opportunities suitable for entry-level purchasers, investors, and downsizing households. Marking a notable departure from the prevailing housing baseline (which currently features 68.0% houses), this shift highlights tightening availability of greenfield land alongside changing lifestyle needs and elevated demand for diverse, budget-friendly housing forms. Generating roughly 114 people per dwelling approval, the locality displays typical growth-corridor dynamics. According to the latest quarterly projection from AreaSearch, Broadmeadows is anticipated to add 7,276 residents through to 2041. Dwelling delivery is tracking at an adequate rate relative to anticipated expansion, though purchasing conditions could tighten as population numbers climb.
Frequently Asked Questions - Development
Development applications around Broadmeadows (Vic.)
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 16 current infrastructure and development projects inside Broadmeadows (Vic.), worth an estimated $3 billion. A further 59 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $173.3 billion. 14 are already under construction and 23 are due for completion within three years. The pipeline spans residential development, sports & recreation and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Strategic planning initiatives, civic upgrades, and major works play a pivotal role in shaping local community outcomes. AreaSearch has identified 39 key infrastructure projects poised to influence the surrounding region, headlined by developments such as Hume Central Redevelopment, Assembly Broadmeadows, Banksia Gardens Social Housing Development, and Parkview Broadmeadows, with further details provided below on the most significant initiatives.
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Frequently Asked Questions - Infrastructure
Assembly Broadmeadows
Urban renewal and industrial regeneration of the former 43-hectare Ford Australia manufacturing plant into a multi-use business and technology hub. The masterplanned precinct includes 120,000 square metres of upgraded industrial space, advanced manufacturing, commercial offices, and retail amenities. Redevelopment works and site repurposing are underway with delivery staged across multi-year milestones.
Assembly Broadmeadows
A 60-hectare master-planned redevelopment of the historic former Ford Australia manufacturing site into a next-generation employment hub. The precinct is designed for high-tech manufacturing, logistics, and warehousing, and includes a significant data centre component. Planned amenities feature a retail convenience hub, childcare centre, and a 100-room hotel. The site also incorporates a 14-megawatt renewable energy system. Construction officially commenced in March 2026 with the first stage comprising a 44-hectare industrial subdivision.
Hume Central - Broadmeadows Central Activities Area
Hume Central is a transformative urban renewal initiative aimed at creating a vibrant, mixed-use heart for Broadmeadows. The vision involves developing underutilised land around the Broadmeadows Town Hall and Global Learning Centre into a high-density precinct. Key objectives include establishing a commercial core, integrated civic spaces, and significant residential growth with heights up to 12 storeys. Recent updates focus on the Broadmeadows Activity Centre Plan which aligns with the Victorian Government Housing Statement to increase dwelling density and improve pedestrian links to the railway station.
Parkview Broadmeadows
Townhouse community of approx. 65 architect designed 2, 3 and 4 bedroom homes by Met Communities / Moment Group, arranged around a centrally located park of about 7,500 sqm with walking and bike connections to Meadowlink Reserve. Sales underway with civil works commenced, delivering a mix including a small portion for an affordable housing provider under the Inclusionary Housing Pilot.
Time & Place Campbellfield Industrial Development
Redevelopment of a 15.9-hectare historic Ford distribution centre at 1777-1787 Sydney Road, Campbellfield, into a modern industrial precinct. Time & Place acquired the site from Ford Motor Company of Australia for approximately $80 million in early 2025 and lodged a planning application in Q1 2025. The project will target industrial, logistics, and warehousing tenants, with three existing warehouses (56,819 square metres) to be reworked or replaced. Ford retains a tenancy in one building for service engineering operations under a multi-year lease.Estimated end value of $250 million on completion by 2028, supporting Melbourne's tightly held northern industrial corridor.
262 Camp Road Broadmeadows Development
Residential development project on Camp Road in Broadmeadows, strategically located near the future Broadmeadows transport superhub. Part of Activity Centre growth supporting increased density around transport. Listed on Urban.com.au as new off-the-plan development.
Hume Central
Council-led renewal of the civic heart of Broadmeadows around Town Hall Broadmeadows, Hume Global Learning Centre and council offices. The program aims to create a vibrant mixed-use town centre with improved public spaces, civic and learning facilities, a town square, car parking, a proposed hotel and mixed-use development opportunities. Completed works include Town Hall Broadmeadows, Civic Way, Civic Plaza upgrades, services upgrades, the Hume Global Learning Centre refurbishment and Northern Study Hub, while future elements remain in design or planning.
Northmeadows Strategic Site
The Northmeadows Strategic Site is a 60-hectare brownfield urban renewal precinct transitioning from industrial use to a mixed-use 20-minute neighbourhood. The project aims to deliver approximately 3,750 dwellings, intensified employment land, and integrated community facilities. Following the completion of the Victorian Planning Authority's (VPA) initial work in 2022, Hume City Council is now leading the ongoing strategic planning and implementation, integrated into the broader Project Broadmeadows precinct roadmap aimed at revitalising the Metropolitan Activity Centre.
4,854 residents of Broadmeadows (Vic.) are employed, from a labour force of 5,557. Unemployment sits at 12.7%, with participation at 51.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 17,781, about 130% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Broadmeadows boasts a skilled workforce with strong representation in manufacturing and industrial sectors, alongside an unemployment rate of 12.7% and an estimated employment growth of 4.7% over the past year, according to AreaSearch aggregation of statistical area data. As of March 2026, 4,854 residents are in work, while the unemployment rate stands at 7.9% above Greater Melbourne's rate of 4.8%, indicating room for improvement, and workforce participation lags significantly at 51.6% compared to Greater Melbourne's 70.1%. Based on Census responses, a low 12.8% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.
Local resident employment is heavily clustered within health care & social assistance, construction, and transport, postal & warehousing. The district demonstrates distinct specialization in transport, postal & warehousing, where local representation is 2.1 times the wider regional proportion. Conversely, the professional & technical category engages only 4.7% of the resident workforce, trailing the Greater Melbourne level of 10.1%. Recording 1.0 workers for every resident at the time of the Census, the area operates as a net employment destination, supporting a larger volume of positions than local workers and drawing commuter flows from surrounding districts. Analysis of SALM and ABS data, aggregated from broader statistical areas, indicates that during the 12-month period, employment grew by 4.7% while the labour force shrank by 0.9%, which led to a decline in the unemployment rate of 4.6 percentage points. This trend differs from Greater Melbourne, where employment increased by 2.1%, the labour force expanded by 2.3%, and unemployment rose by 0.2 percentage points. Forecasts from Jobs and Skills Australia for Mar-26 provide additional perspective on future job demand in Broadmeadows. These projections span five and ten-year intervals and have been overlaid with the local employment profile to estimate potential growth trajectories. Although national employment is projected to rise by 6.6% over five years and 13.7% over ten years, expansion varies considerably across different industry sectors. When these sector-specific forecasts are applied to Broadmeadows's current employment composition, local employment is expected to grow by 6.0% over five years and 12.6% over ten years (this figure results from a simple weighting extrapolation for illustrative purposes and does not incorporate localized population projections).
Frequently Asked Questions - Employment
Median household income in Broadmeadows (Vic.) is $1,151 a week (about $60,000 a year), with median personal income at $478 a week. ATO records put median taxable income at $37,213 a year against an average of $45,052. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to AreaSearch's compilation of ATO postcode records for financial year 2023, personal earnings in Broadmeadows sit below nationwide benchmarks, recording a median of $37,213 and an average of $45,052. These figures compare against Greater Melbourne benchmarks of a $57,688 median and a $75,164 average. Applying Wage Price Index expansion of 9.62% recorded since financial year 2023 places modeled benchmarks at approximately $40,793 (median) and $49,386 (average) as of March 2026. Census evaluations place Broadmeadows personal, household, and family earnings between the 2nd and 10th percentiles across Australia. Income distribution shows the $800 - 1,499 bracket forms the largest cohort at 29.9% of residents (4,096 people), contrasting with regional distributions where the $1,500 - 2,999 tier is most prevalent at 32.8%.
Local housing cost pressures are elevated, leaving 77.8% of income after housing commitments and positioning the area at the 7th percentile nationally.
Frequently Asked Questions - Income
Broadmeadows (Vic.) had 3,789 occupied dwellings at the 2021 Census, 68% detached houses and 12% apartments. 27% are owned with a mortgage, 51% rented and 22% owned outright. At that Census the median rent was $331 a week and the median mortgage repayment $1,408 a month. Rent absorbs 28.8% of household income here and mortgage repayments 28.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census records indicate that the residential dwelling stock in Broadmeadows comprised 68.1% separate houses and 31.9% other dwelling types (including semi-detached properties, apartments, and alternative structures), closely mirroring the broader Melbourne metro profile of 67.9% houses and 32.1% other dwellings. Outright home ownership in Broadmeadows sat lower than metropolitan levels at 22.2%, with the balance of private dwellings held under a mortgage (27.0%) or occupied by tenants (50.8%). The typical monthly mortgage cost of $1,408 in the locality was considerably lower than the Melbourne metro median of $2,000, while median weekly rent stood at $331 compared to $390 across metropolitan Melbourne.
Relative to national figures, Broadmeadows mortgage payments fall well below the Australian median of $1,863, and local rental figures sit notably beneath the nationwide mark of $375.
Frequently Asked Questions - Housing
Broadmeadows (Vic.) counted 3,789 households at the 2021 Census, an estimated 4,145 today, averaging 2.9 people each. 34% are couples with children, against 17% couples without children. 24% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the vast majority of local households at 70.4%, comprising couples with children (33.7%), couples without children (16.9%), and single parent households (17.6%). The remaining 29.6% consists of non-family living arrangements, primarily lone person homes (24.2%) and group dwellings (5.3%). The median household size stands at 2.9 people, exceeding the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
25.4% of adults in Broadmeadows (Vic.) hold a university qualification, including 15.9% with a bachelor degree and 7.9% with postgraduate qualifications. A further 16.1% hold a vocational qualification. 19 schools serve the area, with 7,496 enrolment places and an average ICSEA of 950 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment levels present structural challenges locally, with the proportion of residents holding university degrees (25.4%) trailing well below the Greater Melbourne standard of 37.0%, highlighting key avenues for educational advancement. Bachelor degrees constitute the primary higher education credential at 15.9%, followed by postgraduate awards (7.9%) and graduate diplomas (1.6%). Vocational training is strongly represented, with 26.6% of residents aged 15+ possessing technical or trade qualifications, comprising advanced diplomas (10.5%) and certificates (16.1%). Formal study engagement is substantial across the community, with 39.2% of residents enrolled in an educational institution.
This includes 12.3% attending primary school, 9.7% enrolled in secondary education, and 6.5% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Broadmeadows (Vic.) reaches 78 stops on 24 routes, timetabled for about 13,400 services a week. The typical home sits about 290 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.1 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Local public transit networks across Broadmeadows incorporate 78 active transit stops across a combination of train and bus services. These facilities are supported by 24 distinct transit routes that deliver a total of 13,402 scheduled weekly services. Commuter access is strong, with residents generally residing within 291 meters of their closest boarding point. Serving predominantly as a residential base, outward commuting is standard, with private vehicles accounting for 75% of journeys to work, while 14% utilize trains and 5% travel by bus. Household vehicle availability averages 1.1 per residence, which is lower than regional figures.
Working from home accounted for a modest 12.8% of the workforce (2021 Census; potentially influenced by COVID-19 conditions). Public transport operations provide an average volume of 1,914 services per day across the network, translating to roughly 171 departures weekly per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
74.0% of residents in Broadmeadows (Vic.) report no long-term health condition, a less healthy profile than 77% of areas nationally. 9.0% need daily assistance with core activities, and 44.8% hold private health cover. The standardised death rate runs at 6.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health assessments compiled by AreaSearch highlight meaningful public health headwinds in Broadmeadows, evidenced by chronic disease rates and mortality figures that show significantly elevated prevalence of common conditions, particularly within senior age groups, alongside exceptionally low private hospital insurance coverage of approximately 45% of residents (~6,134 people). This sits well below the Greater Melbourne rate of 56.7% and the Australian national standard of 55.7%. Asthma and mental health conditions represent the most frequently reported diagnoses in the locality, affecting 6.6% and 7.4% of residents, respectively, while 74.0% of the population reported no long-term medical conditions, compared to 72.6% across Greater Melbourne.
Health profiles within the working-age cohort remain largely aligned with standard levels. Residents aged 65 and over comprise 11.4% of the population (1,562 people), below the Greater Melbourne benchmark of 15.1%. While health outcomes among senior residents face specific challenges, their national standing is comparatively better than that of the wider community.
Frequently Asked Questions - Health
54.2% of Broadmeadows (Vic.) residents were born overseas and 69.5% speak a language other than English at home, more culturally diverse than 96% of areas nationally. The largest reported ancestries are Australian (13.1%) and English (10.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Demonstrating exceptional multicultural diversity, Broadmeadows records 54.2% of its population born abroad, while 69.5% use a language other than English in their households. Islam represents the leading religious affiliation, observed by 41.3% of the community, contrasting sharply with the 5.6% recorded across Greater Melbourne. Regarding ancestral background based on parental birthplace, the three most prominent heritages in Broadmeadows are Other at 42.5% (substantially exceeding the regional rate of 14.6%), Australian at 13.1% (distinctly below the metropolitan standard of 18.4%), and English at 10.7% (notably lower than the regional level of 20.1%).
Furthermore, specific cultural ancestries show pronounced local variations, with Lebanese heritage heavily represented at 9.7% (compared to 0.8% regionally), Samoan ancestry at 1.5% (against 0.3%), and Vietnamese background at 1.9% (matching the regional benchmark of 1.9%).
Frequently Asked Questions - Diversity
The median resident of Broadmeadows (Vic.) is 32, younger than 90% of areas nationally. 32.2% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The demographic profile in the suburb of Broadmeadows (Vic.) reflects a younger age structure than Greater Melbourne. As of August 2026, AreaSearch estimates place 34.4% of the local population within the youth and young adult bracket (0 - 24), compared to 30.5% across Greater Melbourne, while seniors and retirees (65+) account for just 11.4%, below the wider metropolitan proportion of 15.1%. The estimated median age in the suburb of Broadmeadows (Vic.) is 32 as at August 2026, remaining stable since the 2021 Census and sitting 5 years below the Greater Melbourne median of 37 recorded at that same Census, where the Australian median was 38.
By age bracket, children and young adults have decreased from 35.7% at the Census to an estimated 34.4%. Looking ahead to 2041, the largest numerical gain is anticipated among youth and young adults, increasing by 2,030 residents (43%) to reach 6,743. In proportional terms, the retiree and elderly segment is projected to experience the fastest expansion, rising 87% to 2,919 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Broadmeadows (Vic.)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Sep 2026 last month all 16 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Sep 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 407 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (12,524 at the 2021 Census → 13,702 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL20346). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.