Eynesbury

Eynesbury lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

As of May 2026, the estimated population of the suburb of Eynesbury is around 4,344, reflecting a growth of 1,506 people since the 2021 Census. This increase represents a 53.1% rise from the previous population of 2,838. The change was inferred from AreaSearch's estimate of 4,151 residents following examination of ABS's latest ERP data release in June 2025 and an additional 1,025 validated new addresses since the Census date. This results in a density ratio of 71 persons per square kilometer. Eynesbury's growth exceeded both state (9.3%) and national averages, marking it as a significant growth leader in the region. Interstate migration contributed approximately 69.0% of overall population gains during recent periods, with all drivers being positive factors.

AreaSearch is adopting 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 utilises the VIC State Government's Regional/LGA projections released in 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. Based on aggregated SA2-level projections, the suburb of Eynesbury is expected to grow by 1,836 persons by 2041, reflecting a total increase of 37.8% over the 16-year period.

AreaSearch assessment of residential development activity positions Eynesbury among the top 25% of areas assessed nationwide

Eynesbury has seen approximately 152 dwelling approvals annually, with a total of 764 homes approved between financial years FY-21 to FY-25, and an additional 334 in FY-26. The average population increase per dwelling over the past five financial years is 1.2 people. The average construction cost for new dwellings is $333,000.

In FY-26, commercial approvals amounted to $248,000, indicating limited commercial development activity. Recent construction comprises 96.0% detached houses and 4.0% townhouses or apartments, maintaining the area's low-density character.

With around 22 people per dwelling approval, Eynesbury exhibits growth area characteristics. According to AreaSearch's latest quarterly estimate, the population is projected to increase by 1,643 residents by 2041. At current development rates, new housing supply should meet demand comfortably, supporting buyers and potentially exceeding current population projections.

Eynesbury has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Infrastructure changes significantly influence an area's performance. AreaSearch identified 14 projects likely impacting the region. Notable projects include Talia by Oreana, Accolade at Rockbank Estate, Rockbank Precinct Structure Plan (PSP), and Caroline Springs Boulevard and Rockbank Middle Road Traffic Lights Upgrade. The following details those most relevant:.

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

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Eynesbury has seen below average employment performance when compared to national benchmarks

Eynesbury has a skilled workforce with essential services sectors well represented. The unemployment rate was 5.5% in the past year, with an estimated employment growth of 2.5%. As of December 2025, there are 2,155 residents employed, and the unemployment rate is 0.7% higher than Greater Melbourne's rate of 4.8%.

The workforce participation rate is 74.2%, slightly above Greater Melbourne's 69.9%. According to Census responses, 31.8% of residents work from home, potentially influenced by Covid-19 lockdowns. Employment is concentrated in construction, education & training, and retail trade, with a strong specialization in construction at 1.5 times the regional level. Conversely, health care & social assistance has lower representation at 9.3%, compared to the regional average of 14.2%.

The area may offer limited local employment opportunities, as indicated by the ratio of working population to resident population. Between December 2024 and December 2025, employment increased by 2.5% while labour force grew by 5.0%, leading to a rise in unemployment by 2.3 percentage points. In comparison, Greater Melbourne recorded employment growth of 2.4%, labour force growth of 2.8%, and an unemployment increase of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment will expand by 6.6% over five years and 13.7% over ten years, with varying growth rates across industry sectors. Applying these projections to Eynesbury's employment mix indicates potential local employment increases of 6.1% over five years and 12.5% over ten years, though these are simple extrapolations for illustrative purposes and do not account for localized population projections.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

According to AreaSearch's aggregation of ATO data released for financial year ended 30 June 2023, Eynesbury had a median taxpayer income of $51,395 and an average income of $58,068. Both figures are below the national averages of $57,688 and $75,164 for Greater Melbourne respectively. Based on Wage Price Index growth from June 2023 to March 2026, estimated median and average incomes in Eynesbury would be approximately $56,339 and $63,654 respectively as of March 2026. Census 2021 data shows household, family, and personal incomes in Eynesbury rank between the 87th and 92nd percentiles nationally. The $1,500 - $2,999 earnings band includes 40.3% of individuals (1,750 people), similar to regional levels at 32.8%. High earners make up 39.1%, indicating strong economic capacity. Housing expenses account for 13.7% of income. Residents rank in the 93rd percentile for disposable income, and the area's SEIFA income ranking is in the 5th decile.

Eynesbury is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

In Eynesbury, as recorded in the latest Census, all dwellings were houses with none being semi-detached, apartments, or other types. This contrasts with Melbourne metro's dwelling composition of 67.9% houses and 32.1% other dwellings. Home ownership in Eynesbury stood at 18.6%, with mortgaged dwellings making up 72.5% and rented ones 8.9%. The median monthly mortgage repayment was $1,939, lower than Melbourne metro's average of $2,000. The median weekly rent in Eynesbury was $380, compared to Melbourne metro's $390. Nationally, Eynesbury's mortgage repayments were higher at $1,939 versus the Australian average of $1,863, and rents were also higher at $380 compared to the national figure of $375.

Eynesbury features high concentrations of family households, with a higher-than-average median household size

Family households comprise 87.9 percent of all households, including 55.4 percent couples with children, 25.1 percent couples without children, and 7.7 percent single parent families. Non-family households constitute the remaining 12.1 percent, with lone person households at 11.4 percent and group households comprising 0.3 percent of the total. The median household size is 3.1 people, which is larger than the Greater Melbourne average of 2.6.

The educational profile of Eynesbury exceeds national averages, with above-average qualification levels and academic performance metrics

The area's university qualification rate is 23.6%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 15.1%, followed by postgraduate qualifications (4.8%) and graduate diplomas (3.7%). Vocational credentials are prevalent, with 40.8% of residents aged 15+ holding them. Advanced diplomas account for 13.0% and certificates for 27.8%.

Educational participation is high, with 34.4% of residents currently enrolled in formal education. This includes 14.8% in primary education, 9.8% in secondary education, and 3.5% pursuing tertiary education.

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

Eynesbury has 13 active public transport stops, all providing bus services. These stops are served by one route collectively offering 478 weekly passenger trips. Transport accessibility is rated good with residents typically located 305 meters from the nearest stop. Most residents commute outward and cars remain the dominant mode at 93%. Vehicle ownership averages 1.9 per dwelling, above the regional average. According to the 2021 Census, 31.8% of residents work from home, possibly due to COVID-19 conditions.

Service frequency averages 68 trips per day across all routes, equating to approximately 36 weekly trips per individual stop.

Eynesbury's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Health data shows Eynesbury residents have relatively positive health outcomes. AreaSearch's analysis found mortality rates and health conditions were largely in line with national benchmarks. Prevalence of common health conditions was low across both younger and older age groups.

Approximately 50% of residents had private health cover (~2,165 people), compared to 56.7% in Greater Melbourne and a national average of 55.7%. The most prevalent medical conditions were asthma (9.5%) and mental health issues (8.6%). 73.7% of residents reported being completely clear of medical ailments, compared to 72.6% across Greater Melbourne. Under-65 population had better than average health outcomes. Eynesbury has 9.6% of residents aged 65 and over (417 people), lower than Greater Melbourne's 15.0%. Senior health outcomes were above average, broadly in line with national rankings for the general population.

Eynesbury ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Eynesbury's population, as of 2016 Census data, showed lower cultural diversity with 83.4% born in Australia and 92.0% being citizens. English was the language spoken at home by 91.0%. Christianity was the predominant religion (48.0%), slightly higher than Greater Melbourne's average of 43.0%.

Ancestry wise, Australian (29.5%) and English (25.8%) were most common, significantly higher than regional averages. Notably, Maltese (3.6% vs 1.1%), Polish (1.4% vs 0.8%), and Welsh (0.8% vs 0.4%) groups were overrepresented compared to Greater Melbourne's figures.

Eynesbury's population is younger than the national pattern

Eynesbury's median age is 36, nearly matching Greater Melbourne's average of 37 and modestly under the Australian median of 38. Compared to Greater Melbourne, Eynesbury has a higher concentration of 5-14 year-olds at 17.6%, but fewer 25-34 year-olds at 9.7%. This 5-14 concentration is well above the national average of 12.0%. Between the 2021 Census and present, the 15 to 24 age group has grown from 9.3% to 14.0%, while the 85+ cohort increased from 0.1% to 1.5%. Conversely, the 35 to 44 cohort has declined from 19.8% to 17.4%, and the 5 to 14 group dropped from 19.8% to 17.6%. Demographic modeling suggests Eynesbury's age profile will significantly evolve by 2041, with the 45 to 54 cohort projected to grow by 43%, adding 285 residents to reach 941.