Garfield

Garfield lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on ABS population updates and AreaSearch validations, Garfield's estimated population is around 2,423 as of Nov 2025. This reflects a 14.6% increase since the 2021 Census, which reported 2,114 people. The change was inferred from AreaSearch's estimate of 2,385 residents following examination of ABS' Jun 2024 ERP data release and additional 35 validated new addresses since the Census date. This results in a density ratio of 91 persons per square kilometer. Garfield's growth exceeded national (9.7%) and state averages, marking it as a regional growth leader. Interstate migration contributed approximately 40% to overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered by this data, VIC State Government's Regional/LGA projections from 2023 are used with adjustments made employing 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. Population projections indicate an above median growth, with the area expected to grow by 406 persons to 2041, reflecting an 8.1% increase over the 17 years.

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

Based on AreaSearch analysis of ABS building approval numbers allocated from statistical area data, Garfield has experienced around 19 dwellings receiving development approval each year. Approximately 97 homes were approved over the past five financial years, from FY21 to FY25, with an additional 11 approved so far in FY26. On average, about 1.9 people have moved to the area for each dwelling built over these five years, indicating a balanced supply and demand. However, this has moderated to 1.3 people per dwelling over the past two financial years, suggesting an improved balance.

New homes are being constructed at an average value of $440,000, slightly above the regional average. In FY26, there have been $1.1 million in commercial development approvals, reflecting a predominantly residential focus. Compared to Greater Melbourne, Garfield shows 15.0% lower construction activity per person while ranking among the 82nd percentile of areas assessed nationally. The new building activity consists of 79.0% detached houses and 21.0% attached dwellings, preserving the area's low-density nature and attracting space-seeking buyers.

This represents a significant change from the current housing mix, which is currently 94.0% houses. Garfield has approximately 126 people per dwelling approval, indicating an expanding market. Looking ahead, Garfield is expected to grow by 196 residents through to 2041, according to the latest AreaSearch quarterly estimate. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Garfield has moderate levels of nearby infrastructure activity, ranking in the 43rdth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified one major project likely affecting this region: Gippsland Line Upgrade - Bunyip and Longwarry Stations. Other notable projects include Additional VLocity Trains, Victorian Desalination Plant Expansion, and Level Crossing Removal Project (Melbourne).

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

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The employment landscape in Garfield shows performance that lags behind national averages across key labour market indicators

Garfield's workforce is balanced across white and blue collar jobs. The construction sector is prominent with an unemployment rate of 4.7% and a 4.6% employment growth in the past year, according to AreaSearch data aggregation.

As of September 2025, 1,191 residents are employed, matching Greater Melbourne's 4.7% unemployment rate and 64.1% workforce participation rate. Key employment sectors include construction, retail trade, and health care & social assistance. Garfield specializes in construction with an employment share 2.2 times the regional average, but has lower representation in professional & technical jobs at 5.0%, compared to the regional average of 10.1%. Employment opportunities locally may be limited as indicated by Census data.

In the 12-month period ending September 2025, employment increased by 4.6% while labour force rose by 4.4%, reducing unemployment by 0.1 percentage points. Meanwhile, Greater Melbourne had employment growth of 3.0% and a 0.3 percentage point rise in unemployment rate. State-level data up to 25-Nov-25 shows Victoria's employment grew by 1.13% year-on-year with an unemployment rate of 4.7%. National employment forecasts from May-25 project national growth at 6.6% over five years and 13.7% over ten years, with varying rates across sectors. Applying these projections to Garfield's employment mix suggests local employment should increase by 6.0% over five years and 12.4% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ending June 2023 indicates that income in Garfield is above the national average. The median income is $48,893 and the average income stands at $71,527. This contrasts with Greater Melbourne's figures of a median income of $57,688 and an average income of $75,164. Based on Wage Price Index growth of 8.25% since financial year ending June 2023, current estimates would be approximately $52,927 (median) and $77,428 (average) as of September 2025. Census data reveals that household, family and personal incomes in Garfield rank modestly, between the 37th and 46th percentiles. Distribution data shows that the predominant cohort spans 36.4% of locals (881 people) with an income range of $1,500 - 2,999, reflecting patterns seen in the metropolitan region where 32.8% similarly occupy this range. After housing expenses, 85.0% of income remains for other expenses. The area's SEIFA income ranking places it in the 5th decile.

Garfield is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Garfield's dwelling structure, as per the latest Census, was 94.1% houses and 5.9% other dwellings. In comparison, Melbourne metro had 91.1% houses and 8.9% other dwellings. Garfield's home ownership rate was 37.0%, with mortgaged dwellings at 51.7% and rented ones at 11.3%. The median monthly mortgage repayment in Garfield was $1,800, below Melbourne metro's average of $1,866. The median weekly rent in Garfield was $330, compared to Melbourne metro's $361. Nationally, Garfield's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Garfield features high concentrations of family households, with a fairly typical median household size

Family households constitute 78.6% of all households, including 39.4% couples with children, 31.3% couples without children, and 7.1% single parent families. Non-family households comprise the remaining 21.4%, with lone person households at 20.1% and group households making up 0.7% of the total. The median household size is 2.8 people, which aligns with the Greater Melbourne average.

Garfield shows below-average educational performance compared to national benchmarks, though pockets of achievement exist

The area's university qualification rate is 16.4%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 11.7%, followed by graduate diplomas (2.4%) and postgraduate qualifications (2.3%). Vocational credentials are prevalent, with 42.7% of residents aged 15+ holding them, including advanced diplomas (9.6%) and certificates (33.1%). Educational participation is high, with 31.5% of residents currently enrolled in formal education.

This includes 13.2% in primary education, 8.6% in secondary education, and 3.2% pursuing tertiary education.

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

Transport analysis reveals three active transport stops operating within Garfield. These comprise a mix of train and bus services. Five individual routes service these stops, collectively providing 291 weekly passenger trips.

Transport accessibility is rated as moderate, with residents typically located 534 meters from the nearest stop. Service frequency averages 41 trips per day across all routes, equating to approximately 97 weekly trips per stop.

Garfield's residents are relatively healthy in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Garfield's health metrics closely match national benchmarks. Common health conditions seen across both young and old age cohorts are fairly standard.

Approximately 55% (~1,334 people) of Garfield's total population has private health cover, compared to Greater Melbourne's 51.8%. The most common medical conditions in the area are asthma (9.0%) and mental health issues (7.8%). 68.4% of residents declare themselves completely clear of medical ailments, compared to 70.3% across Greater Melbourne. Garfield has 21.1% (511 people) of its residents aged 65 and over, higher than Greater Melbourne's 13.7%. Health outcomes among seniors in Garfield are above average, outperforming the general population in health metrics.

Garfield is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Garfield's cultural diversity was found to be below average, with 90.0% of its population being citizens, 89.5% born in Australia, and 96.7% speaking English only at home. The dominant religion in Garfield is Christianity, comprising 50.9% of the population, compared to 41.3% across Greater Melbourne. In terms of ancestry, the top three groups in Garfield are Australian (35.7%), English (29.3%), and Irish (9.5%).

Notably, Dutch (3.6%) Maltese (0.8%), and Polish (0.8%) ethnicities are overrepresented compared to regional averages of 2.6%, 0.5%, and 0.5% respectively.

Garfield's population aligns closely with national norms in age terms

The median age in Garfield is 39 years, slightly higher than Greater Melbourne's average of 37 and close to the national average of 38. Comparing with Greater Melbourne, the 65-74 age group is notably over-represented in Garfield at 11.4%, while the 25-34 year-olds are under-represented at 10.9%. Post-2021 Census data shows the 65 to 74 age group grew from 9.7% to 11.4%, and the 75 to 84 cohort increased from 6.5% to 7.8%. Conversely, the 45 to 54 cohort declined from 12.2% to 9.9%, and the 25 to 34 group dropped from 12.6% to 10.9%. Population forecasts for 2041 indicate substantial demographic changes in Garfield. Leading this shift, the 75 to 84 age group is expected to grow by 51%, reaching 286 people from 188. Residents aged 65 and older will represent 89% of anticipated population growth. Meanwhile, the 35 to 44 and 55 to 64 cohorts are projected to experience population declines.