Flora Hill

An assessment of population growth drivers in Flora Hill reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census Flora Hill's population is estimated at around 4088 as of Nov 2025. This reflects an increase of 99 people (2.5%) since the 2021 Census, which reported a population of 3989 people. The change is inferred from the resident population of 4069, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 21 validated new addresses since the Census date. This level of population equates to a density ratio of 1390 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Population growth for the area was primarily driven by overseas migration that contributed approximately 77% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with a base year of 2022. For any SA2 areas not covered by this data, AreaSearch is utilising the 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 from these aggregations are also applied across all areas for years 2032 to 2041. Looking at population projections moving forward, a significant population increase in the top quartile of locations outside of capital cities is forecast, with the Flora Hill statistical area (Lv2) expected to grow by 1194 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 29.2% in total over the 17 years.

Residential development activity is lower than average in Flora Hill according to AreaSearch's national comparison of local real estate markets

Flora Hill has recorded approximately 23 residential properties granted approval annually based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, from FY-21 to FY-25, around 115 homes were approved in total, with an additional 34 approved so far in FY-26. The average number of people moving to the area for each dwelling built over these years is 0 per year, indicating that supply meets or exceeds demand.

This provides greater buyer choice and supports potential population growth above projections. New properties are constructed at an average expected cost of $525,000, targeting the premium market segment with higher-end properties. In FY-26, $4.4 million in commercial development approvals have been recorded, suggesting the area's residential character. Compared to Rest of Vic., Flora Hill records about three-quarters the building activity per person and places among the 70th percentile nationally when assessed areas are considered.

New building activity shows 56.0% standalone homes and 44.0% townhouses or apartments, indicating an expanding range of medium-density options that create a mix of opportunities across price brackets. This reflects a considerable change from the current housing mix, which is currently 81.0% houses, addressing reduced availability of development sites and shifting lifestyle demands and affordability requirements. The location has approximately 189 people per dwelling approval, indicating a low density market. According to AreaSearch's latest quarterly estimate, Flora Hill is forecasted to gain 1,195 residents by the year 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified six projects likely impacting the area. Notable projects are Flora Hill, Burnayi Lurnayi Flora Hill, Spring Hill Estate, and Regional Housing Fund (Victoria). The following details these projects, focusing on those most relevant.

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

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

Flora Hill's workforce is highly educated with significant representation in essential services sectors. The unemployment rate was 5.5% as of September 2024, with an estimated employment growth of 2.6% over the past year, according to AreaSearch data aggregation.

As of September 2025, 2,119 residents are employed while the unemployment rate is 1.7% higher than Rest of Vic.'s rate of 3.8%. Workforce participation in Flora Hill is notably high at 64.4%, compared to Rest of Vic.'s 57.4%. Key industries of employment among residents include health care & social assistance, retail trade, and accommodation & food. Notably, health care & social assistance employs 1.3 times the regional level, while agriculture, forestry & fishing employs just 0.8% of local workers, below Rest of Vic.'s 7.5%.

Over the year to September 2025, employment increased by 2.6%, but labour force grew slightly faster at 2.8%, leading to a marginal rise in unemployment rate. In contrast, Rest of Vic. saw employment contraction and a fall in labour force, with unemployment rising marginally. State-level data from November 2025 shows VIC employment grew by 1.13% year-on-year, with the state unemployment rate at 4.7%. National employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Flora Hill's employment mix suggests local employment should increase by 6.7% over five years and 14.0% over ten years, though this is a simple extrapolation for illustrative purposes and does not account for localized population projections.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

According to AreaSearch's aggregation of latest postcode level ATO data released on 2023 financial year, Flora Hill suburb had median income among taxpayers at $46,858 and average level at $61,291. This is below national average and compares to levels of $50,954 and $62,728 across Rest of Vic. respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates would be approximately $50,724 (median) and $66,348 (average) as of September 2025. Census data reveals household incomes rank at 29th percentile, family incomes at 28th percentile, and personal incomes at 23rd percentile in Flora Hill. Distribution data shows predominant cohort spans 32.0% of locals (1,308 people) with income $1,500 - 2,999, aligning with broader area where this cohort likewise represents 30.3%. Housing affordability pressures are severe, with only 83.3% of income remaining after housing costs, ranking at 23rd percentile.

Flora Hill is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

The dwelling structure in Flora Hill, as per the latest Census, consisted of 81.4% houses and 18.6% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro Vic.'s 90.6% houses and 9.4% other dwellings. Home ownership in Flora Hill stood at 23.5%, with mortgaged dwellings at 25.4% and rented ones at 51.1%. The median monthly mortgage repayment was $1,300, lower than Non-Metro Vic.'s average of $1,408. The median weekly rent figure in Flora Hill was $290, compared to Non-Metro Vic.'s $295. Nationally, Flora Hill's mortgage repayments were significantly lower at $1,300 versus the Australian average of $1,863, and rents were substantially below the national figure of $375.

Flora Hill features high concentrations of group households and lone person households, with a lower-than-average median household size

Family households constitute 57.8 percent of all households, including 19.8 percent couples with children, 19.1 percent couples without children, and 16.8 percent single parent families. Non-family households account for the remaining 42.2 percent, with lone person households at 34.6 percent and group households comprising 7.9 percent of the total. The median household size is 2.3 people, which is smaller than the Rest of Vic. average of 2.4.

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

The area's educational profile is notable regionally with university qualification rates of 29.0% among residents aged 15+ exceeding the Rest of Vic average of 21.7% and that of SA3 area at 23.6%. Bachelor degrees are most prevalent at 19.8%, followed by postgraduate qualifications (6.0%) and graduate diplomas (3.2%). Trade and technical skills are prominent with 34.0% of residents aged 15+ holding vocational credentials – advanced diplomas (11.2%) and certificates (22.8%). Educational participation is high, with 35.2% of residents currently enrolled in formal education, including 12.5% in tertiary education, 8.4% in primary education, and 7.1% pursuing secondary education.

Educational participation is notably high, with 35.2% of residents currently enrolled in formal education. This includes 12.5% in tertiary education, 8.4% in primary education, and 7.1% pursuing secondary education.

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

Transport analysis shows 29 active public transport stops in Flora Hill. These are bus stops serviced by 10 routes offering 1,982 weekly passenger trips. Transport accessibility is excellent, with residents typically 196 meters from the nearest stop.

Service frequency averages 283 daily trips across all routes, equating to approximately 68 weekly trips per individual stop.

Health performance in Flora Hill is lower than average with common health conditions somewhat prevalent across the board, though to a considerably higher degree among older age cohorts

Flora Hill faces significant health challenges with common health conditions somewhat prevalent across all age groups but to a higher degree among older residents.

Approximately 51% of Flora Hill's total population (~2,088 people) have private health cover. The most common medical conditions are mental health issues and asthma, affecting 14.3 and 9.8% of residents respectively. Conversely, 62.1% of residents report no medical ailments, compared to 62.0% in the rest of Victoria. Flora Hill has 11.9% of its population aged 65 and over (486 people), which is lower than the 18.9% in the rest of Victoria. However, health outcomes among seniors require more attention due to specific challenges they face.

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

Flora Hill's cultural diversity was found to be below average, with 87.2% of its population being Australian citizens, born in Australia (87.5%), and speaking English only at home (89.3%). Christianity was the predominant religion, comprising 35.9% of Flora Hill's population. Notably, Buddhism, at 2.3%, was overrepresented compared to the Rest of Vic.'s 1.4%.

The top three ancestry groups were English (29.8%), Australian (29.4%), and Irish (11.1%). Other ethnic groups showed notable divergences: Hungarian was overrepresented at 0.3% in Flora Hill versus 0.1% regionally, Welsh at 0.6% versus 0.4%, and Scottish at 8.3% versus 8.7%.

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

Flora Hill has a median age of 31, which is younger than the Rest of Vic's figure of 43 and Australia's median age of 38. The 15-24 age group makes up 22.2% of Flora Hill's population, higher than the Rest of Vic's percentage but lower than the national average of 12.5%. The 65-74 cohort comprises 5.5% of Flora Hill's population. Between 2021 and the present day, the median age has decreased by one year from 32 to 31, indicating a shift towards a younger demographic. During this period, the 25-34 age group grew from 17.0% to 19.3%, while the 15-24 cohort increased from 20.5% to 22.2%. Conversely, the 5-14 cohort declined from 11.1% to 9.4%, and the 55-64 group dropped from 9.2% to 7.6%. Demographic modeling suggests Flora Hill's age profile will significantly change by 2041. The 25-34 age group is projected to grow by 83%, reaching 1,446 people from its current figure of 788. Meanwhile, the 55-64 group is expected to decrease by 14 residents.