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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 2,287 residents, up from 2,114 at the 2021 Census — a change of 173 people, or 8.2%. Growth has averaged 1.8% 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
According to AreaSearch evaluations combining regional ABS updates and address validations post-Census, the suburb of Garfield has an estimated population of approximately 2,287 as of Aug 2026. This represents an expansion of 173 people (8.2%) relative to the 2,114 people recorded in the 2021 Census. Such figures are drawn from an estimated resident population of 2,267 established via the ABS June 2025 ERP release alongside 35 validated new addresses identified following the Census. The suburb of Garfield records a population density of 86 persons per square kilometer, preserving substantial open space per resident with capacity for future expansion.
Over the prior ten years, the suburb of Garfield has maintained steady demographic momentum, recording a 2.4% compound annual growth rate that exceeded the broader SA4 region. Inward interstate migration served as the primary growth catalyst, generating roughly 40.0% of recent population additions, complemented by positive contributions from natural increase and overseas migration. Demographic modelling by AreaSearch incorporates 2024 ABS and Geoscience Australia SA2 projections based on 2022 benchmarks. Where SA2 coverage is absent, figures draw from 2023 VIC State Government Regional/LGA projections converted to SA2 boundaries through weighted population distribution methods, with age-group growth rates applied across all territories for the years 2032 to 2041. Future outlooks position the suburb of Garfield above the national median for growth, with aggregated SA2 projections estimating an addition of 335 persons by 2041, representing a cumulative 13.8% gain across the 16 years.
Frequently Asked Questions - Population
58 new dwellings have been approved in Garfield over the past five years, an average of 11 a year. That places the area in the 68th percentile for residential development activity nationally, about 5 approvals per 1,000 residents a year. Approvals are currently running at an annualised 11, 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
Analysis of ABS building approvals by AreaSearch indicates that residential planning permissions in Garfield have averaged roughly 11 dwellings each year, amounting to an estimated 58 homes across the last 5 financial years. Within FY-25 to date, 11 approvals have been registered. Between FY-21 and FY-25, an average of 4.7 people arrived locally per annum for every residential build completed, creating a substantial supply shortfall that places upward pressure on pricing and intensifies buyer competition. The anticipated construction cost for new dwellings averages $586,000, exceeding regional benchmarks and pointing toward high-quality residential development.
Furthermore, $1.1 million in commercial building approvals was authorized during the current financial year, underscoring the predominantly residential focus of local planning. Residential construction in Garfield remains subdued in comparison to Greater Melbourne, tracking 57.0% below the regional average per person. Although local building activity has gained pace recently, the ongoing limitation in new dwelling supply tends to reinforce demand and valuations for existing properties. Approved residential projects consist of 89.0% detached dwellings alongside 11.0% townhouses or apartments, preserving the low-density neighborhood fabric and emphasizing spacious family accommodations. Garfield exhibits distinct growth-area attributes, supporting roughly 147 people per dwelling approval. Projections indicate an influx of 315 residents into Garfield by 2041, based on the latest quarterly assessment from AreaSearch. At current building rates, planned housing delivery appears well positioned to satisfy incoming residential demand, establishing balanced conditions for purchasers while offering capacity for growth to outpace baseline 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 $14.4 billion. 25 are already under construction and 28 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
Infrastructure investments and civic works represent key drivers of regional growth. A single project has been identified by AreaSearch as having a direct local influence, among key regional projects that include the Gippsland Line Upgrade - Bunyip and Longwarry Stations, 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.
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.
Drouin Bypass Transport Corridor
Strategic planning, corridor identification, and feasibility assessment for a dedicated heavy vehicle bypass around the Drouin township to relieve town centre congestion on Princes Way and Hope Street. The project aims to provide an alternate arterial link connecting western and eastern approaches around Baw Baw Shire's growth areas. Planning work involves corridor reservation studies led by the Victorian Department of Transport and Planning in conjunction with Baw Baw Shire Council.
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 Wastewater Treatment Plant Upgrade
Major infrastructure upgrade to Drouin's wastewater treatment facilities to support population growth and environmental compliance.
1,208 residents of Garfield are employed, from a labour force of 1,269. Unemployment sits at 4.8%, with participation at 68.8%. 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 1,806, about 79% 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
The local labour market in Garfield features a balanced distribution across blue-collar and white-collar roles, highlighted by substantial representation in building and construction. Aggregated statistical data from AreaSearch indicates an unemployment rate of 4.8% alongside a 4.5% annual increase in local employment. In March 2026, employed residents numbered 1,208, with unemployment matching the Greater Melbourne benchmark of 4.8% and labour participation aligning with the regional rate of 70.1%. Census records show 17.8% of workers operating from home, an outcome influenced by Covid-19 restrictions. The primary employment sectors among local workers are construction, retail trade, and health care & social assistance.
Workforce concentration in construction is particularly pronounced, registering at 2.2 times the Greater Melbourne benchmark. Conversely, professional & technical roles account for only 5.0% of the workforce compared with 10.1% across Greater Melbourne. Comparisons between resident workers and local job numbers at the Census indicate that employment opportunities within the immediate boundary remain limited. AreaSearch analysis of ABS and SALM records shows that over the 12 months to March 2026, local employment expanded by 4.5% against a 4.3% increase in the labour force, resulting in a 0.2 percentage point drop in the unemployment rate. Across Greater Melbourne over the same period, employment grew by 2.1% and the labour force increased by 2.3%, leading to a 0.2 percentage point increase in unemployment. National employment projections from Jobs and Skills Australia as of Mar-26 provide context for future workforce trajectory. Nationwide projections anticipate job growth of 6.6% over five years and 13.7% over ten years, though outcomes vary considerably across industries. Applying these sector-specific forecasts to Garfield's employment base indicates projected local workforce growth of 6.0% over five years and 12.4% over ten years, based on a simple weighting extrapolation for illustrative purposes without localized population adjustments.
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 taxation statistics released by AreaSearch for financial year 2023 place the median taxpayer income in Garfield at $48,893 and the average at $71,527, exceeding national benchmarks while trailing the Greater Melbourne median of $57,688 and average of $75,164. Incorporating 9.62% Wage Price Index growth since financial year 2023 yields updated estimates of $53,597 for median income and $78,408 for average income as of March 2026. Across personal, family, and household measures, Census income levels fall in the 37th to 46th percentiles. In the weekly earnings bracket between $1,500 - 2,999, Garfield records 36.4% of residents (832 individuals), compared to 32.8% regionally.
Households retain 85.0% of earnings after meeting housing costs, placing the area in the 5th decile for SEIFA income rankings.
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
Census data reveals a residential landscape dominated by standalone houses at 94.1% of dwellings, while apartments, semi-detached properties, and other structures make up 5.9%, compared with 67.9% houses and 32.1% other dwellings across Melbourne metro. Outright home ownership stands at 37.0%, substantially above metropolitan levels, with 51.7% of properties mortgaged and 11.3% occupied by tenants. Median monthly mortgage commitments of $1,800 track below the Melbourne metro figure of $2,000 and the national standard of $1,863. Median weekly rent is $330, noticeably lower than Melbourne metro at $390 and Australia overall at $375.
Frequently Asked Questions - Housing
Garfield counted 706 households at the 2021 Census, an estimated 764 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
Family units constitute 78.6% of local households, comprising couples with children at 39.4%, couples without children at 31.3%, and single parent families at 7.1%. Non-family living arrangements account for the remaining 21.4%, consisting of single-person households at 20.1% and group households at 0.7%. The local median household size stands at 2.8 people, higher 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
Higher education qualifications are held by 16.4% of local residents, compared to the Greater Melbourne benchmark of 37.0%, presenting opportunities for future educational development. Among degree holders, bachelor degrees represent 11.7%, graduate diplomas comprise 2.4%, and postgraduate degrees account for 2.3%. Vocational and technical qualifications are widely held, with 42.7% of residents aged 15+ possessing trade credentials, consisting of 9.6% with advanced diplomas and 33.1% holding certificates. Current participation in schooling and academic study is strong, encompassing 31.5% of the local population. This educational cohort consists of 13.2% in primary schooling, 8.6% attending secondary education, and 3.2% enrolled in tertiary programs.
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
Public transport infrastructure in Garfield includes 3 active stops providing train connections. Across 3 distinct routes, the network delivers 393 weekly passenger trips, with an average distance of 534 meters from homes to the nearest boarding point. Private motor vehicles serve as the principal travel mode for outward commuters, representing 94% of journeys, with households maintaining an average of 1.9 vehicles. Working from home was recorded by 17.8% of residents at the 2021 Census under pandemic-era settings. Transit services maintain an average frequency of 56 trips per day across all available routes, providing approximately 131 weekly services 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
General health metrics for Garfield align closely with national averages across mortality rates and common medical conditions across both younger and older cohorts. Private health insurance coverage is notably widespread, held by approximately 55% of residents (~1,259 people). Asthma and mental health conditions are the most prevalent reported ailments, affecting 9.0 and 7.8% of the community respectively, while 68.4% of residents report no long-term medical conditions compared to 72.6% regionally. Chronic illness rates are slightly elevated among working-age residents. Seniors aged 65 and over represent 21.0% of the population (480 people), surpassing the Greater Melbourne proportion of 15.1%, with older residents recording health outcomes and national rankings that exceed general population levels.
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 in Garfield remains below metropolitan benchmarks, with Australian citizens comprising 90.0% of residents, 89.5% born in Australia, and 96.7% speaking exclusively English at home. Christianity represents the primary religious affiliation, accounting for 50.9% of the population, compared to 43.0% across Greater Melbourne. Ancestry records show the three largest backgrounds are Australian at 35.7% (compared to 18.4% regionally), English at 29.3% (against 20.1% regionally), and Irish at 9.5%. Additional ancestries include Dutch background at 3.6% compared to 1.2% regionally, Maltese background at 0.8% versus 1.1%, and Polish background at 0.8% matching the regional rate of 0.8%.
Frequently Asked Questions - Diversity
The median resident of Garfield is 39. 24.2% 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 demographic profile of Garfield tilts toward older age brackets. As of August 2026 updates, retirees and elderly residents aged 65+ make up 21.0% of the population, exceeding the 15.1% share in Greater Melbourne, while adults aged 25 - 44 represent 24.0% compared to 32.1% regionally. AreaSearch assesses the median age at 39 as at August 2026, identical to the 2021 Census and 2 years higher than the Greater Melbourne median of 37 at that time. The retiree and elderly segment has expanded from 17.7% at the Census to an estimated 21.0%, and is projected to drive future growth by adding 225 residents (47%) to reach 705 by 2041.
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 Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 5 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 Aug 2026, not a 2021 count (2,114 at the 2021 Census → 2,287 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 Aug 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.