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

As of Feb 2026, the estimated population of the suburb of Flora Hill is around 4,088, reflecting an increase of 99 people since the 2021 Census which reported a population of 3,989. This change is inferred from AreaSearch's estimation of the resident population at 4,069 following examination of ABS's latest ERP data release in June 2024 and validation of 19 new addresses since the Census date. This results in a population density ratio of 1,390 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. The primary driver for this growth was overseas migration, contributing approximately 77% of overall population gains during recent periods. Based on ABS/Geoscience Australia projections released in 2024 with a base year of 2022, and adjustments made using VIC State Government's Regional/LGA projections released in 2023, the suburb is expected to grow by 1,183 persons to 2041, reflecting a gain of 28.5% over the 17 years.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. 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. Anticipating future population dynamics, a significant population increase in the top quartile of Australia's regional areas is forecast, with the area expected to grow by 1,183 persons to 2041 based on aggregated SA2-level projections, reflecting recording a gain of 28.5% 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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Flora Hill has recorded around 23 residential properties granted approval each year. Over the past 5 financial years, between FY-21 and FY-25, approximately 117 homes were approved, with an additional 34 approved so far in FY-26. This indicates that supply is meeting or surpassing demand, providing greater buyer choice while supporting potential for population growth above projections.

The average number of new residents per year arriving per new home over the past 5 financial years was just 0. New homes are being built at an average value of $525,000, showing that developers are focusing on the premium market with high-end developments. There have also been $4.4 million in commercial approvals this financial year, demonstrating the area's primarily residential nature. Compared to Rest of Vic., Flora Hill has around three-quarters the rate of new dwelling approvals per person and places among the 71st percentile of areas assessed nationally.

New development consists of 58.0% detached dwellings and 42.0% medium and high-density housing, featuring an increasing blend of attached housing types offering choices across price ranges, from spacious family homes to more accessible compact options. This represents a notable shift from the area's existing housing, which is currently 81.0% houses, indicating decreasing availability of developable sites and reflecting changing lifestyles and the need for more diverse, affordable housing options. At around 180 people per approval, Flora Hill reflects a low density area. Looking ahead, Flora Hill is expected to grow by 1,164 residents through to 2041, according to the latest AreaSearch quarterly estimate. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified six projects likely to affect this region. Notable ones are Flora Hill, Burnayi Lurnayi Flora Hill, Spring Hill Estate, and Regional Housing Fund (Victoria). The following details those expected 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.

Flora Hill has seen below average employment performance when compared to national benchmarks

Flora Hill's workforce is well-educated with significant representation in essential services sectors. The unemployment rate was 5.1% as of an unspecified date, with estimated employment growth of 2.6% over the past year based on AreaSearch data aggregation. As of December 2025, 2,120 residents were employed while the unemployment rate was 1.4% higher than Regional Vic.'s rate of 3.7%.

Workforce participation stood at 65.4%, slightly above Regional Vic.'s 61.5%. According to Census responses, 15.9% of residents worked from home, potentially influenced by Covid-19 lockdown impacts. Dominant employment sectors include health care & social assistance, retail trade, and accommodation & food services. Health care & social assistance is particularly notable, with employment levels at 1.3 times the regional average.

Conversely, agriculture, forestry & fishing is under-represented, comprising only 0.8% of Flora Hill's workforce compared to 7.5% in Regional Vic.. Limited local employment opportunities are suggested by the ratio of Census working population to resident population. Between December 2024 and December 2025, employment increased by 2.6%, while labour force grew by 1.7%, leading to a 0.8 percentage point decrease in unemployment rate. In comparison, Regional Vic. saw an employment decline of 0.6% and a labour force decline of 0.7%, with unemployment falling by 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 indicate overall 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, although these extrapolations do not account for localised population projections.

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

The suburb of Flora Hill had a median taxpayer income of $46,858 and an average income of $61,291 in the latest postcode level ATO data aggregated by AreaSearch for the financial year ending June 30, 2023. This is lower than the national average, contrasting with Regional Vic.'s median income of $50,954 and average income of $62,728 during the same period. Based on Wage Price Index growth of 8.25% since June 2023, estimated incomes for September 2025 would be approximately $50,724 (median) and $66,348 (average). According to the 2021 Census, household, family, and personal incomes in Flora Hill ranked modestly, between the 23rd and 29th percentiles. Income brackets showed that 32.0% of individuals earned between $1,500 and $2,999, which is consistent with broader trends across regional levels showing 30.3% in the same category. Housing affordability pressures were severe, with only 83.3% of income remaining after housing costs, ranking at the 23rd percentile.

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

In Flora Hill, as per the latest Census evaluation, 81.4% of dwellings were houses, with the remaining 18.6% comprising semi-detached homes, apartments, and other dwelling types. This contrasts with Regional Vic., where 90.1% of dwellings were houses, and 9.9% were other types. 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 Regional Vic.'s average of $1,430. The median weekly rent in Flora Hill was $290, compared to Regional Vic.'s $285. Nationally, Flora Hill's mortgage repayments were significantly lower than 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% of all households, including 19.8% couples with children, 19.1% couples without children, and 16.8% single parent families. Non-family households comprise the remaining 42.2%, with lone person households at 34.6% and group households making up 7.9%. The median household size is 2.3 people, which is smaller than the Regional 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 university qualification rate is 29.0%, higher than the Rest of Vic average of 21.7% and the SA3 area average of 23.6%. Bachelor degrees are the most common at 19.8%, followed by postgraduate qualifications at 6.0% and graduate diplomas at 3.2%. Vocational credentials are held by 34.0% of residents aged 15+, with advanced diplomas at 11.2% and certificates at 22.8%. Educational participation is high, with 35.2% 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

Flora Hill has 29 active public transport stops serviced by 10 routes. These provide a total of 1,982 weekly passenger trips. Residents have excellent transport accessibility, with an average distance of 196 meters to the nearest stop. Most residents commute outward from this primarily residential area, with cars being the dominant mode at 89%. Vehicle ownership averages 1.1 per dwelling, below the regional average. According to the 2021 Census, 15.9% of residents work from home, which may reflect COVID-19 conditions.

The service frequency averages 283 trips per day across all routes, resulting in approximately 68 weekly trips per individual stop.

Health performance in Flora Hill is well below average with a range of health conditions having marked impacts on both younger and older age cohorts

Flora Hill faces significant health challenges according to AreaSearch's assessment.

Mortality rates and chronic condition prevalence are substantial, affecting both younger and older age groups. Mental health issues and asthma are the most common conditions, impacting 14.3% and 9.8% of residents respectively. Approximately 51% (~2,088 people) have private health cover, which is relatively low compared to other areas. 62.1% of Flora Hill residents report no medical ailments, slightly lower than the 63.4% across Regional Vic.. Working-age residents show a higher prevalence of chronic health conditions. The area has 11.6% (474 people) of residents aged 65 and over, which is lower than the 23.9% in Regional Vic.. Health outcomes among seniors present some challenges, with national rankings generally in line with the overall population.

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, surveyed in June 2016, had a culturally homogeneous population: 87.2% were citizens, 87.5% were born in Australia, and 89.3% spoke English only at home. Christianity dominated with 35.9%. Buddhism was overrepresented at 2.3%, compared to Regional Vic's 1.0%.

Top ancestral groups were English (29.8%), Australian (29.4%), and Irish (11.1%). Hungarian, Welsh, and Scottish showed notable divergences: Hungarian was 0.3% vs regional 0.2%; Welsh was 0.6% vs regional 0.4%; Scottish was 8.3% vs regional 8.8%.

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 lower than the Regional Vic figure of 43 and Australia's national average of 38 years. The 15-24 age group makes up 22.3% of Flora Hill's population, higher than Regional Vic's percentage but below the national average of 12.5%. The 65-74 cohort comprises 5.4% of Flora Hill's population. Between 2021 and present, the median age has decreased by 1.4 years from 32 to 31, indicating a shift towards a younger demographic. During this period, the 25-34 age group grew from 17.0% to 20.8%, while the 15-24 cohort increased from 20.5% to 22.3%. Conversely, the 45-54 cohort declined from 10.4% to 8.6%, and the 5-14 group dropped from 11.1% to 9.3%. Demographic modeling suggests that by 2041, Flora Hill's age profile will evolve significantly. The 25-34 age group is projected to grow by 70%, adding 597 people and reaching 1,448 from the current 850. Meanwhile, the 55-64 group is expected to decrease by 11 residents.