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

As of November 2025, Garfield's population is estimated at approximately 2,313. This figure represents a 9.4% increase from the 2021 Census population count of 2,114 people. The AreaSearch validation of new addresses and analysis of the latest ABS ERP data release (June 2024) indicate this growth. Garfield's density ratio is approximately 87 persons per square kilometer. Interstate migration contributed around 40% to recent population gains in the suburb. All demographic factors, including natural growth and overseas migration, were positive contributors.

AreaSearch projections for Garfield are based on ABS/Geoscience Australia data released in 2024, with a base year of 2022. For areas not covered by this data, VIC State Government's Regional/LGA projections from 2023 are used, adjusted to SA2 levels using weighted aggregation methods. Population growth rates by age group are applied across all areas for the years 2032 to 2041. Garfield is projected to have above median population growth nationally, with an expected increase of 379 persons by 2041, reflecting a 12.1% total increase over the 17-year period.

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

AreaSearch analysis of ABS building approval numbers shows Garfield has received around 17 dwelling approvals per year. Over the past five financial years, from FY-21 to FY-25, approximately 86 homes were approved, with another seven approved so far in FY-26. Each new dwelling built over these years has resulted in an average of 2.2 new residents annually, indicating strong demand that supports property values.

The average construction cost value for new homes is $440,000, aligning with regional trends. This year, Garfield has recorded $1.1 million in commercial development approvals, suggesting a primarily residential focus. Compared to Greater Melbourne, Garfield exhibits around 75% of the construction activity per person and ranks among the 88th percentile nationally for development activity, which has increased recently.

Recent construction comprises 82.0% standalone homes and 18.0% medium and high-density housing, maintaining the area's low density nature and attracting space-seeking buyers with its emphasis on detached housing. Garfield has around 90 people per dwelling approval, displaying characteristics of a growth area. According to AreaSearch's latest quarterly estimate, Garfield is projected to add approximately 279 residents by 2041. At current development rates, new housing supply should comfortably meet demand, creating favorable conditions for buyers and potentially supporting population growth beyond current projections.

Garfield has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified one major project that may affect 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). The following list details those likely to have the most relevance.

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

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Employment conditions in Garfield remain below the national average according to AreaSearch analysis

Garfield's workforce comprises both white and blue-collar jobs. The construction sector is prominent with an unemployment rate of 4.9%.

Over the past year, employment grew by an estimated 3.6%. As of June 2025, 1,193 residents are employed, with an unemployment rate of 4.8%, slightly higher than Greater Melbourne's 4.6%. Workforce participation matches Greater Melbourne's 64.1%. Key sectors include construction, retail trade, and health care & social assistance.

Garfield specializes in construction, with employment share at 2.2 times the regional level. Conversely, professional & technical jobs are less represented at 5.0% versus the regional average of 10.1%. Local employment opportunities appear limited based on Census data comparison. Over a 12-month period ending June 2025, employment increased by 3.6%, while labour force rose by 4.1%, causing unemployment to rise by 0.3 percentage points. Greater Melbourne saw employment growth of 3.5% and labour force growth of 4.0%, with a 0.5 percentage point increase in unemployment. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth at 6.6% over five years and 13.7% over ten years, varying by industry sector. Applying these projections to Garfield's employment mix suggests local employment should grow 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 2022 shows that income in Garfield is above the national average. The median assessed income is $48,893, while the average income stands at $71,527. In comparison, Greater Melbourne has a median income of $54,892 and an average income of $73,761. Based on Wage Price Index growth of 12.16% from July 2022 to September 2025, current estimates would be approximately $54,838 for median income and $80,225 for average income as of September 2025. Census data reveals that household, family, and personal incomes in Garfield rank modestly, between the 37th and 46th percentiles. Income distribution shows that 36.4% of locals (841 people) fall into the $1,500 - 2,999 category, similar to the metropolitan region where 32.8% occupy this range. After housing costs, 85.0% of income remains for other expenses. The area's SEIFA income ranking places it in the 4th decile.

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

The dwelling structure in Garfield, as evaluated at the latest Census, consisted of 94.1% houses and 5.9% other dwellings. In comparison, Melbourne metro had 91.1% houses and 8.9% other dwellings. Home ownership in Garfield was 37.0%, with mortgaged dwellings at 51.7% and rented dwellings at 11.3%. The median monthly mortgage repayment in Garfield was $1,800, below the Melbourne metro average of $1,866. The median weekly rent figure for Garfield was $330, compared to Melbourne metro's $361. Nationally, Garfield's median monthly mortgage repayments were lower than the Australian average of $1,863, and 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 comprise 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 make up 21.4%, with lone person households at 20.1% and group households comprising 0.7%. The median household size is 2.8 people, matching 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 most common at 11.7%, followed by graduate diplomas (2.4%) and postgraduate qualifications (2.3%). Vocational credentials are prominent, with 42.7% of residents aged 15+ holding such qualifications - advanced diplomas at 9.6% and certificates at 33.1%. Educational participation is high, with 31.5% of residents currently enrolled in formal education: 13.2% in primary, 8.6% in secondary, and 3.2% in tertiary.

Garfield Primary School serves the area with an enrollment of 154 students; it focuses exclusively on primary education with typical Australian school conditions (ICSEA: 991) and balanced educational opportunities. There is one school in the area, with secondary options available nearby. Local school capacity is limited at 6.7 places per 100 residents compared to the regional average of 16.4, leading many families to travel for schooling.

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. Fifteen individual routes service these stops, collectively providing 424 weekly passenger trips.

Transport accessibility is rated as moderate, with residents typically located 534 meters from the nearest stop. Service frequency averages sixty trips per day across all routes, equating to approximately one hundred forty-one 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 relatively standard in the area.

Approximately 55% (~1,274 people) have private health cover, which is higher than Greater Melbourne's 51.6%. The most prevalent medical conditions are asthma (9.0%) and mental health issues (7.8%). Around 68.4% of residents report no medical ailments, compared to 70.3% in Greater Melbourne. As of 2021, 21.2% (490 people) of residents are aged 65 and over, higher than Greater Melbourne's 13.7%. Health outcomes among seniors exceed average levels, 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 predominant 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 represented groups are Australian (35.7%), English (29.3%), and Irish (9.5%).

Notably, Dutch ancestry is overrepresented in Garfield at 3.6%, compared to 2.6% regionally, as are Maltese at 0.8% (vs 0.5%) and Polish at 0.8% (vs 0.5%).

Garfield's population is slightly older than the national pattern

The median age in Garfield is 39 years, slightly higher than Greater Melbourne's average of 37 years and close to Australia's national average of 38 years. Comparing Garfield with Greater Melbourne, the cohort aged 65-74 is notably more represented at 11.5% compared to the citywide average, while those aged 25-34 are under-represented at 10.9%. According to post-2021 Census data, the proportion of residents aged 65-74 has increased from 9.7% to 11.5%, and those aged 75-84 have risen from 6.5% to 7.9%. Conversely, the share of residents aged 45-54 has decreased from 12.2% to 9.9%, and those aged 25-34 have fallen from 12.6% to 10.9%. Population forecasts for Garfield in 2041 indicate significant demographic shifts. Notably, the cohort aged 75-84 is expected to grow by 55%, reaching 283 people from 182. Residents aged 65 and older are projected to represent 81% of this growth. Meanwhile, the cohorts aged 15-24 and 0-4 are anticipated to experience population declines.