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's validation of new addresses, the population of Garfield was estimated at around 2,310 as of May 2026. This reflects an increase from the 2021 Census figure of 2,114 people, a rise of 196 individuals or approximately 9.3%. The estimation is inferred from AreaSearch's resident population figure of 2,300, derived from examining the latest ERP data release by the ABS in June 2025, along with an additional 35 validated new addresses since the Census date. This results in a population density ratio of 87 persons per square kilometer, indicating significant space per person and potential room for further development. Over the past decade, Garfield has shown resilient growth patterns with a compound annual growth rate of 2.6%, outperforming the SA4 region. Population growth was primarily driven by interstate migration contributing approximately 40.0% of overall population gains during recent periods.

However, all drivers including natural growth and overseas migration were 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, adjusting employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are applied across all areas for years 2032 to 2041. Considering projected demographic shifts, an above median population growth is projected for the suburb of Garfield. Based on aggregated SA2-level projections, the area is expected to increase by 358 persons to reach a total population of approximately 2,668 by the year 2041, reflecting an overall increase of 15.1% over the 16-year period.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Garfield has averaged approximately 19 new dwelling approvals each year. Over the past five financial years, between FY21 and FY25, an estimated 96 homes were approved, with a further 16 approved so far in FY26. Each year, on average, around four people have moved to the area for each dwelling built during these five financial years.

This significant demand exceeding new supply typically results in price growth and increased buyer competition. The average value of new dwellings developed is $440,000, slightly above the regional average, indicating a focus on quality developments. In FY26, there have been $1.1 million in commercial approvals, suggesting a predominantly residential focus. Comparatively, Garfield records 15.0% less building activity per person relative to Greater Melbourne while placing among the 81st percentile of areas assessed nationally.

Recent construction comprises 79.0% standalone homes and 21.0% townhouses or apartments, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. This marks a significant shift from existing housing patterns, which are currently 94.0% houses, suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. Garfield reflects a developing area with around 134 people per approval. Looking ahead, Garfield is expected to grow by 348 residents through to 2041, according to the latest AreaSearch quarterly estimate. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Garfield has moderate levels of nearby infrastructure activity, ranking in the 42ndth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified one major project expected to 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).

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

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

Garfield's workforce comprises both white and blue-collar jobs, with construction being notably prominent. Its unemployment rate was 4.9% in the past year, showing an estimated employment growth of 5.1%. As of December 2025, Garfield had 1,250 residents employed, with an unemployment rate of 4.9%, slightly higher than Greater Melbourne's 4.8%.

Workforce participation was similar to Greater Melbourne at 69.9%. According to Census responses, 17.8% of residents worked from home, potentially influenced by Covid-19 lockdowns. Employment is concentrated in construction, retail trade, and health care & social assistance. Construction employment is particularly high, at 2.2 times the regional average.

Conversely, professional & technical services employ only 5.0% of local workers, lower than Greater Melbourne's 10.1%. The area may offer limited local employment opportunities, as indicated by Census data comparing working population to resident population. Between December 2024 and December 2025, Garfield saw employment increase by 5.1% while the labour force grew by 5.4%, raising the unemployment rate by 0.2 percentage points. In contrast, Greater Melbourne experienced employment growth of 2.4% and labour force growth of 2.8%, with a 0.3 percentage point rise in unemployment. National employment forecasts from Jobs and Skills Australia, published in May-25, project national employment to grow by 6.6% over five years and 13.7% over ten years. 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, though this is a simple extrapolation for illustrative purposes and does not account for localised population projections.

Income levels sit below national averages according to AreaSearch assessment

Income data from AreaSearch for financial year 2023 shows Garfield's median income at $48,893 and average income at $71,527. Nationally, the median is lower at $46,243 with an average of $69,115. In Greater Melbourne, median income is $57,688 and average is $75,164. With a 9.62% increase since financial year 2023 based on Wage Price Index growth, estimated incomes for March 2026 would be approximately $53,597 (median) and $78,408 (average) in Garfield. Census data ranks household, family, and personal incomes in Garfield between the 37th and 46th percentiles. Income analysis reveals that 36.4% of Garfield's population falls within the $1,500 - $2,999 income range, with 840 individuals in this bracket. 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, consisted of 94.1% houses and 5.9% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Melbourne metro had 67.9% houses and 32.1% other dwellings. Home ownership in Garfield was at 37.0%, with the rest being mortgaged (51.7%) or rented (11.3%). The median monthly mortgage repayment was $1,800, lower than Melbourne metro's $2,000 and the national average of $1,863. The median weekly rent was $330, substantially below Melbourne metro's $390 and the national figure of $375.

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

Family households account for 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 the remaining 21.4%, with lone person households at 20.1% and group households comprising 0.7% of the total. The median household size is 2.8 people, which is larger than the Greater Melbourne average of 2.6.

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, comprising 13.2% in primary, 8.6% in secondary, and 3.2% in tertiary education.

Educational participation is notably 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 indicates three active public transport stops in Garfield. These comprise a mix of train services and are served by five distinct routes, collectively facilitating 291 weekly passenger trips. Transport accessibility is rated as moderate, with residents typically residing 534 meters from the nearest stop. Predominantly residential, most residents commute outward daily. Cars remain the primary mode of transport, used by 94% of residents. Garfield's average vehicle ownership per dwelling stands at 1.9, exceeding regional averages.

According to the 2021 Census, 17.8% of residents work from home, potentially influenced by COVID-19 conditions. Service frequency across all routes averages 41 trips daily, equating to approximately 97 weekly trips per individual stop.

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

Garage residents' health data shows positive outcomes, aligning with national mortality rate benchmarks.

Common health conditions are standard across age groups, and private health cover is high at approximately 55%, covering around 1,272 people. 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 Greater Melbourne's 72.6%. Working-age residents have a higher chronic health condition prevalence than average. Garfield has 21.3% seniors (aged 65 and over), totaling around 492 people, which is higher than Greater Melbourne's 15.0%. Health outcomes among seniors are above average, ranking even higher than the general population nationally.

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, making up 50.9% of the population, compared to 43.0% across Greater Melbourne. Regarding ancestry, the top three groups are Australian (35.7%, regional average: 18.4%), English (29.3%, regional average: 20.1%), and Irish (9.5%).

Notably, Dutch (3.6% vs regional 1.2%) and Maltese (0.8% vs regional 1.1%) are overrepresented in Garfield, while Polish representation is similar to the region at 0.8%.

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

The median age in Garfield is 39 years, which is higher than Greater Melbourne's average of 37 years and close to the national average of 38 years. Comparing Garfield to Greater Melbourne, the 65-74 age cohort is notably over-represented at 11.5%, while the 25-34 age group is under-represented at 10.5%. Post-2021 Census data shows that the 65-74 age group has grown from 9.7% to 11.5% of the population, the 35-44 cohort increased from 11.9% to 13.5%, the 25-34 cohort declined from 12.6% to 10.5%, and the 45-54 group dropped from 12.2% to 10.1%. Population forecasts for Garfield in 2041 indicate substantial demographic changes. The 75-84 age group is projected to grow by 54% (98 people), reaching 281 from 182, with residents aged 65 and older representing 68% of anticipated growth. The 0-4 age group shows more modest growth at 4%, adding only 5 residents.