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 analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Garfield's population is estimated at around 2,431 as of Feb 2026. This reflects an increase of 317 people (15.0%) since the 2021 Census, which reported a population of 2,114 people. The change is inferred from the resident population of 2,385, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 35 validated new addresses since the Census date. This level of population equates to a density ratio of 92 persons per square kilometer. Garfield's 15.0% growth since the 2021 census exceeded the national average (9.9%), along with the state, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration that contributed approximately 40.0% of overall population gains during recent periods.

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, an above median population growth of national areas is projected, with the suburb expected to grow by 399 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 7.9% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Garfield has had around 19 dwelling approvals per year. Between financial years FY21 to FY25, approximately 97 homes were approved, with a further 11 in FY26 so far. Over the past five financial years, an average of 1.9 people moved to the area for each dwelling built. This has eased to 1.3 people per dwelling over the last two financial years.

New homes are being constructed at an average cost of $440,000. Commercial approvals registered this year totalled $1.1 million, indicating a predominantly residential focus. Garfield records 15.0% less building activity per person compared to Greater Melbourne and ranks in the 82nd percentile nationally for new building activity. Detached houses make up 79.0% of new builds, with attached dwellings at 21.0%, preserving the area's low-density nature.

This is a shift from the current housing mix of 94.0% houses. Garfield has around 126 people per dwelling approval, indicating an expanding market. By 2041, Garfield is projected to grow by 191 residents. Current construction levels should meet demand adequately, favouring buyers and potentially exceeding current growth forecasts.

Garfield has moderate levels of nearby infrastructure activity, ranking in the 44thth 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). The following details projects most relevant to the area.

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

Garfield has a diverse workforce comprising white and blue-collar jobs. The construction sector is prominent with an unemployment rate of 4.8% and estimated employment growth of 4.6% in the past year, according to AreaSearch data aggregation. As of September 2025, 1,194 residents are employed while the unemployment rate is 0.1% higher than Greater Melbourne's rate of 4.7%.

Workforce participation stands at 66.1%, below Greater Melbourne's 71.0%. Home working, based on Census responses, accounts for 17.8% of jobs. Dominant sectors include construction, retail trade, and health care & social assistance. Garfield specializes in construction with an employment share twice the regional average, but professional & technical services show lower representation at 5.0% compared to the regional average of 10.1%.

Employment opportunities locally may be limited as indicated by Census data comparing working population to resident population. Over a 12-month period ending September 2025, employment increased by 4.6% alongside labour force growth of 4.6%, keeping unemployment relatively stable at 4.8%. In contrast, Greater Melbourne saw employment grow by 3.0% and labour force increase by 3.3%, with a slight rise in unemployment to 5.0%. Jobs and Skills Australia's national employment forecasts from May-25 project overall growth of 6.6% over five years and 13.7% over ten years, but growth varies significantly between sectors. Applying these projections to Garfield's employment mix suggests local job growth could reach 6.0% over five years and 12.4% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest data for postcode level ATO incomes in financial year 2023 shows that Garfield's median income is $48,893 and average income is $71,527. This compares to Greater Melbourne's median income of $57,688 and average income of $75,164. Using a Wage Price Index growth rate of 8.25% since financial year 2023, estimated incomes for September 2025 would be approximately $52,927 (median) and $77,428 (average). Census data indicates that household, family, and personal incomes in Garfield rank modestly, between the 37th and 46th percentiles. Income distribution shows that 36.4% of locals (884 people) earn between $1,500 - 2,999, similar to Melbourne's 32.8%. After housing costs, 85.0% of income remains for other expenses. Garfield'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

In Garfield, as per the latest Census evaluation, 94.1% of dwellings were houses, with the remaining 5.9% being other types such as semi-detached properties, apartments, or 'other' dwellings. This is compared to Melbourne metropolitan area's figures of 67.9% houses and 32.1% other dwellings. Garfield had a higher level of home ownership at 37.0%, with the rest being mortgaged (51.7%) or rented (11.3%). The median monthly mortgage repayment in Garfield was $1,800, lower than Melbourne metro's average of $2,000 and the national average of $1,863. The median weekly rent figure in Garfield was recorded at $330, which is below Melbourne metro's $390 and the national average of $375.

Garfield features high concentrations of family households, with a higher-than-average 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 account for the remaining 21.4%, with lone person households at 20.1% and group households comprising 0.7%. The median household size is 2.8 people, 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% 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

Public transport analysis indicates three active transport stops operating within Garfield. These comprise a mix of train services and are served by five individual routes, collectively facilitating 291 weekly passenger trips. Transport accessibility is rated as moderate, with residents typically located 534 meters from the nearest stop. As predominantly residential, most commuters travel outward; car remains the primary mode at 94%. Average vehicle ownership stands at 1.9 per dwelling, exceeding regional averages. According to the 2021 Census, 17.8% of residents work from home, potentially influenced by COVID-19 conditions.

Service frequency averages 41 trips daily across all routes, translating to around 97 weekly trips per stop.

Garfield's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Health data suggests positive outcomes for Garfield residents.

AreaSearch's analysis found mortality rates and health conditions largely aligned with national benchmarks. Prevalence of common health issues was low across both younger and older age groups. Approximately 55% (~1,339 people) had private health cover, which is very high. The most prevalent medical conditions were asthma (9.0%) and mental health issues (7.8%). Around 68.4% reported no medical ailments, compared to 72.6% in Greater Melbourne. Working-age residents showed a higher prevalence of chronic health conditions. Garfield has 21.5% (522 people) aged 65 and over, higher than Greater Melbourne's 15.1%. Health outcomes among seniors were 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 and 89.5% born in Australia. Furthermore, 96.7% spoke English only at home. The dominant religion in Garfield was Christianity, comprising 50.9% of the population, compared to 43.0% across Greater Melbourne.

Regarding ancestry, the top three groups were Australian (35.7%, regional average: 18.4%), English (29.3%, regional average: 20.1%), and Irish (9.5%). Notably, Dutch representation was higher at 3.6% in Garfield compared to 1.2% regionally, Maltese was 0.8% versus 1.1%, and Polish was 0.8% compared to a regional average of 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. Compared to Greater Melbourne, Garfield has a notably higher proportion of residents aged 65-74 (11.6% locally) but a lower proportion of those aged 25-34 (10.6%). According to post-2021 Census data, the 65-74 age group grew from 9.7% to 11.6%, while the 35-44 cohort increased from 11.9% to 13.5%. Conversely, the 45-54 cohort declined from 12.2% to 9.7%, and the 25-34 group dropped from 12.6% to 10.6%. Population forecasts for 2041 indicate significant demographic changes in Garfield. The 75-84 age group is expected to grow by 45%, reaching 285 people from 196, with residents aged 65 and older representing 87% of anticipated growth. Meanwhile, the 5-14 and 55-64 cohorts are projected to experience population declines.