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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Garfield has an estimated 2,310 residents, up from 2,114 at the 2021 Census — a change of 196 people, or 9.3%. Growth has averaged 2.1% a year over five years. Interstate and internal migration accounts for 40.0% of that increase. Density is about 87 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census the suburb of Garfield has an estimated population of approximately 2,310 as of May 2026. This represents a growth of 196 people (9.3%) compared to the 2021 Census, which counted 2,114 people. This shift is derived from a resident population of 2,300, calculated by AreaSearch using the ABS June 2025 ERP release alongside 35 validated new addresses identified since the Census. Such population numbers translate to a density of 87 persons per square kilometer, indicating low density and potential capacity for future expansion.
Over the last ten years, the suburb of Garfield has shown stable development with a 2.6% compound annual growth rate, exceeding the SA4 region. Population expansion was driven chiefly by interstate migration, which accounted for roughly 40.0% of the overall population rise in recent times, though natural growth and overseas migration also registered positive gains. AreaSearch applies ABS/Geoscience Australia projections for individual SA2 areas published in 2024 using 2022 as the base year. Where SA2 projections are unavailable, AreaSearch uses the 2023 VIC State Government Regional/LGA projections, adjusting them via weighted aggregation of population growth from LGA to SA2 tiers. Projected age group growth rates from these aggregations are also applied to all areas for the period from 2032 to 2041. Based on these demographic patterns, the suburb of Garfield is projected to experience population growth above the median of analysed areas, with an expected rise of 358 persons by 2041 based on aggregated SA2 projections, representing a total increase of 15.1% over the 16 years.
Frequently Asked Questions - Population
59 new dwellings have been approved in Garfield over the past five years, an average of 11 a year. That places the area in the 63rd percentile for residential development activity nationally, about 5 approvals per 1,000 residents a year. Approvals are currently running at an annualised 10, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
AreaSearch analysis of ABS building approvals indicates that Garfield averages about 11 residential approvals annually, with 59 homes approved over the past 5 financial years (between FY-21 and FY-25) and 10 approvals during the current FY-26. Because the last 5 financial years (between FY-21 and FY-25) averaged 3.8 new residents for every built dwelling, demand is outstripping new supply, which typically puts upward pressure on prices and intensifies buyer competition. The expected construction cost of these new homes averages $440,000, which is higher than regional averages and points to higher-quality projects.
Meanwhile, commercial approvals total $1.1 million this financial year, showing very quiet commercial development activity. In comparison to Greater Melbourne, building activity per resident in Garfield is roughly half, although it sits in the 67th percentile of assessed areas nationwide. Residential construction recently comprised 78.0% standalone houses and 22.0% townhouses or apartments, sustaining the low-density profile with a focus on detached homes suitable for buyers seeking extra space. This represents a clear shift from the current housing stock, which is 94.0% houses, indicating a decrease in available development land and adapting to shifting lifestyle choices and affordability constraints. The ratio of 207 people per approval highlights Garfield as a developing area. Projections indicate Garfield will add 348 residents by 2041 based on the most recent quarterly estimate from AreaSearch. At the current pace of development, the supply of new housing should align well with demand, offering favorable conditions for purchasers and potentially facilitating growth beyond current demographic forecasts.
Frequently Asked Questions - Development
Development applications around Garfield
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 59 current infrastructure and development projects close to Garfield, worth an estimated $13.8 billion. 25 are already under construction and 25 are due for completion within three years. The pipeline spans residential development, transport & logistics and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, major developments, and planning changes have a significant influence on regional performance. A single project has been identified by AreaSearch as having a likely impact on this locality. Key developments include the Gippsland Line Upgrade - Bunyip and Longwarry Stations, Additional VLocity Trains, Victorian Desalination Plant Expansion, and the Level Crossing Removal Project (Melbourne), with details provided on those of relevance.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Gippsland Line Upgrade - Bunyip and Longwarry Stations
Upgrade of Bunyip and Longwarry railway stations as part of the Gippsland Line Upgrade. Works included new second platforms, track duplication, accessibility improvements, upgraded pedestrian connections, improved station facilities, signalling upgrades and additional commuter parking. The overall Gippsland Line Upgrade was completed in August 2025, delivering more reliable and frequent V/Line services.
The Fairways Drouin
The Fairways Estate offers rural lifestyle in Gippsland's West with luxury country living and premium urban living options. Located adjacent to the Drouin Golf and Country Club, the estate features residential lots from 435m2 to 3,165m2 and half-acre country living allotments. Currently selling Stage 4 and 5 Urban Living plus Stage 4 Country Living with direct golf course access and exclusive club memberships.
Stockland Averley
Stockland Averley is a masterplanned residential community in the Pakenham East growth corridor comprising around 1,555 homesites. The community includes extensive wetlands, open space, future schools, a community activity centre and a future town centre. Land releases, display homes and civil works continue, with multiple stages currently under construction and sales ongoing.
Pakenham East Precinct (Honora Fields)
A 630 hectare masterplanned greenfield community on the eastern edge of Pakenham delivering around 7,200 homes for more than 22,000 residents. The precinct includes multiple schools, community centres, sports reserves, parks, a town centre and local convenience centre. Civil works and residential development continue across Stockland Averley, Parklea Ridgelea and Satterley Maple Grove. During 2026 Geographic Names Victoria reserved the proposed suburb name Honora Fields but required Cardinia Shire Council to undertake a further compliant community consultation before final registration of the suburb name.
Ridgelea Estate - Pakenham East
Large masterplanned residential community in Pakenham East delivering 3,000+ lots with a future town centre, schools, community facilities and extensive open space. Early stages are under construction with Stage 7 and 10 selling. The estate connects to Princes Hwy and the new East Pakenham Station, with ongoing civil works and lot titling across multiple stages.
Drouin Fields Estate
Drouin Fields is a master-planned community spanning 60.91 hectares offering approximately 680 lots across multiple stages. The estate features over 24 acres of open green spaces and natural bushland corridors, bike paths, and parks designed by Fitzgerald Frisby landscape architects. Stage 3 is now selling with titled lots available from $279k, and lot sizes range from family blocks to large 1-acre lifestyle lots. Located within minutes of Drouin Town Centre and the V-Line train station, with easy access to the Princes Freeway.
Drouin Bypass Transport Corridor
Proposed major transport corridor to bypass Drouin town center, improving traffic flow and freight movement through the region.
Drouin Wastewater Treatment Plant Upgrade
Major infrastructure upgrade to Drouin's wastewater treatment facilities to support population growth and environmental compliance.
1,269 residents of Garfield are employed, from a labour force of 1,333. Unemployment sits at 4.8%, with participation at 71.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,798, about 78% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Garfield maintains a diverse workforce of white and blue collar jobs, with construction being highly represented, an unemployment rate of 4.8%, and employment expanding by an estimated 5.8% over the past year, according to statistical area aggregations. As of March 2026, there are 1,269 working residents, matching the Greater Melbourne unemployment rate of 4.8%, while workforce participation is close to the Greater Melbourne average of 70.2%. Census figures indicate a moderate 17.8% of employed residents worked from home, although this should be viewed in light of COVID-19 restrictions. The local workforce is mainly employed in construction, retail trade, and health care & social assistance.
Construction stands out with employment concentration at 2.2 times the regional average. Conversely, professional & technical roles account for only 5.0% of local workers, compared to 10.1% in Greater Melbourne. The local area provides few local jobs relative to the resident workforce, as shown by the comparison of Census working population to residents. An analysis of SALM and ABS data shows that over the 12-month period, employment rose by 5.8% and the labor force grew by 5.5%, leading to a drop in the unemployment rate of 0.3 percentage points. During the same period, Greater Melbourne recorded employment growth of 2.1% and labor force growth of 2.3%, leading to an increase of 0.2 percentage points. Forecasts from Jobs and Skills Australia from May-25 provide a guide for future demand in Garfield. These five and ten-year national forecasts, mapped to the local employment structure, suggest local employment would rise by 6.0% over five years and 12.4% over ten years, although national industry growth rates vary widely, and this simple weighting calculation does not account for local population changes.
Frequently Asked Questions - Employment
Median household income in Garfield is $1,677 a week (about $87,000 a year), with median personal income at $743 a week. ATO records put median taxable income at $48,893 a year against an average of $71,527. The average runs 46% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO postcode data for the financial year 2023 indicates that median income in Garfield is $48,893 and the average income is $71,527, which exceeds the national average. In comparison, Greater Melbourne has a median income of $57,688 and an average income of $75,164. Adjusting for a 9.62% increase in the Wage Price Index since the financial year 2023 yields estimated values of $53,597 for the median and $78,408 for the average as of March 2026. According to Census data, household, family, and personal incomes rank modestly, placing between the 37th and 46th percentiles.
A bracket of $1,500 - 2,999 is occupied by 36.4% of the population (840 individuals), which is similar to the regional proportion of 32.8%. After housing costs are met, 85.0% of income is available for other expenses, and the area sits in the 5th decile of the SEIFA income index.
Frequently Asked Questions - Income
Garfield had 706 occupied dwellings at the 2021 Census, 94% detached houses and 5% apartments. 52% are owned with a mortgage, 11% rented and 37% owned outright. At that Census the median rent was $330 a week and the median mortgage repayment $1,800 a month. Rent absorbs 19.7% of household income here and mortgage repayments 24.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the last Census, the housing mix in Garfield consisted of 94.1% houses and 5.9% other dwellings such as apartments, semi-detached, or alternative housing options, whereas the Melbourne metro average stood at 67.9% houses and 32.1% other dwellings. Home ownership in Garfield was high compared to Melbourne metro, with 37.0% owning outright, 51.7% holding a mortgage, and 11.3% renting. The median monthly mortgage payment of $1,800 was lower than the Melbourne metro average of $2,000, while the median weekly rent of $330 was also below the Melbourne metro average of $390.
Globally, mortgage payments in Garfield are lower than the Australian average of $1,863, and weekly rents are lower than the national average of $375.
Frequently Asked Questions - Housing
Garfield counted 706 households at the 2021 Census, an estimated 771 today, averaging 2.8 people each. 39% are couples with children, more than in 78% of areas nationally, against 31% couples without children. 20% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of households at 78.6%, consisting of couples with children at 39.4%, couples without children at 31.3%, and single parents at 7.1%. The remaining 21.4% are non-family households, which include lone person households at 20.1% and group households at 0.7%. The median household size is 2.8 people, which is larger than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
16.4% of adults in Garfield hold a university qualification, including 11.7% with a bachelor degree and 2.3% with postgraduate qualifications. A further 33.1% hold a vocational qualification. 1 school serves the area, with 154 enrolment places and an average ICSEA of 991 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment levels show a university qualification rate of 16.4%, which is lower than the Greater Melbourne average of 37.0%. Bachelor degrees represent 11.7% of qualifications, followed by graduate diplomas at 2.4% and postgraduate degrees at 2.3%. In contrast, vocational qualifications are common, with 42.7% of residents aged 15+ holding credentials, including advanced diplomas at 9.6% and certificates at 33.1%. A high proportion of residents are engaged in studies, with 31.5% of the population enrolled in formal education. This comprises 13.2% in primary schools, 8.6% in secondary schools, and 3.2% in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Garfield means driving: households keep an average of 1.9 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
There are 3 public transport stops within Garfield, consisting of train services. These stops are served by 5 distinct routes, which accommodate 291 weekly passenger trips. Public transport accessibility is moderate, with residents living an average of 534 meters from the nearest stop. The suburb is primarily residential, and 94% of residents commute using private cars. Car ownership averages 1.9 vehicles per household, which is higher than the regional average. In addition, 17.8% of residents worked from home according to the 2021 Census, which may be influenced by COVID-19 patterns.
Service frequency averages 41 trips per day across the network, which equates to approximately 97 weekly trips at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.4% of residents in Garfield report no long-term health condition. 4.3% need daily assistance with core activities, and 55.1% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Analysis of mortality rates and medical conditions indicates positive health profiles for Garfield, matching national averages. The prevalence of common medical issues remains standard across age cohorts, and the rate of private health insurance is high, covering approximately 55% of residents (~1,272 people). Asthma and mental health conditions are the most prevalent issues locally, affecting 9.0 and 7.8% of the population, respectively. Meanwhile, 68.4% of residents reported having no chronic medical conditions, compared to 72.6% in Greater Melbourne. Working-age residents experience chronic conditions at rates above the average. Residents aged 65 and over make up 21.3% of the population (492 people), compared to 15.0% in Greater Melbourne, with seniors showing above-average health outcomes that rank higher than the general population.
Frequently Asked Questions - Health
Garfield is largely Australian-born, at 89.5% of residents, with 3.3% speaking a language other than English at home. The largest reported ancestries are Australian (35.7%) and English (29.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity measures are below average, with citizenship at 90.0%, Australian-born residents at 89.5%, and English-only speakers at 96.7%. Christianity is the primary religion, followed by 50.9% of the population, which is higher than the Greater Melbourne average of 43.0%. The three largest ancestral groups in Garfield are Australian at 35.7% of the population, compared to the regional average of 18.4%, English at 29.3%, compared to the regional average of 20.1%, and Irish at 9.5%. Other groups show notable differences, with Dutch residents overrepresented at 3.6% of the population (compared to 1.2% regionally), Maltese at 0.8% (compared to 1.1% regionally), and Polish at 0.8% (matching the regional average of 0.8%).
Frequently Asked Questions - Diversity
The median resident of Garfield is 39. 23.2% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of residents is 39 years, slightly higher than the Greater Melbourne average of 37 and close to the national average of 38. The 65 - 74 age group is overrepresented at 11.5% of the population compared to Greater Melbourne, while the 25 - 34 cohort is underrepresented at 10.5%. Since the 2021 Census, the 65 to 74 group grew from 9.7% to 11.5% and the 35 to 44 cohort grew from 11.9% to 13.5%, while the 25 to 34 group fell from 12.6% to 10.5% and the 45 to 54 group dropped from 12.2% to 10.1%.
Population projections for 2041 show substantial shifts, with the 75 to 84 cohort growing by 54% (98 people) to reach 281 residents from 182. Aging trends continue as residents aged 65 and older account for 68% of projected growth, while the 0 to 4 group is projected to grow by 4%, adding 5 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Garfield
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 35 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (2,114 at the 2021 Census → 2,310 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL20966). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.