Gisborne

Population growth drivers in Gisborne are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Gisborne's population was estimated at 128,936 as of November 2025, reflecting an increase of 4.5% since the 2021 Census which reported a population of 123,374 people. This increase is inferred from AreaSearch's estimation of the resident population being 11,005 following examination of ABS ERP data release in June 2024 and an additional 534 validated new addresses since the Census date. The suburb's population density ratio of 1,333 persons per square kilometer places it within the top 10% nationally according to AreaSearch, indicating high demand for land in the area. Gisborne's growth rate of 4.5% since census is within 2.8 percentage points of the SA3 area's growth rate of 7.3%. Overseas migration primarily drove population growth during recent periods, with natural and interstate migration playing minimal roles. AreaSearch uses 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 VIC State Government's Regional/LGA projections from 2023, adjusting them employing weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. By 2041, an above median population growth is projected nationally, with the suburb expected to increase by 10,111 persons, reflecting a total increase of 12.7% over the 17-year period.

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

Based on AreaSearch analysis of ABS building approval numbers, Gisborne averaged around 564 new dwelling approvals annually between FY-21 and FY-25. Over these years, an estimated 2,821 homes were approved. In FY-26162 dwellings have been approved so far.

On average, 0.7 people moved to Gisborne for each dwelling built during the past five financial years. This suggests that new construction is meeting or exceeding demand, providing more options for buyers and enabling population growth. The average expected construction cost value of new properties in Gisborne is $1,205,000, indicating a focus on the premium market with high-end developments. In FY-26, commercial approvals totalled $254.9 million, reflecting robust local business investment. Compared to Greater Melbourne, Gisborne has 14.0% less building activity per person but ranks among the 124th percentile of areas assessed nationally in terms of development activity.

New developments consist of 37.0% detached houses and 63.0% townhouses or apartments, marking a significant shift from the current housing pattern, which is 152.0% houses. This focus on higher-density living creates more affordable entry points for downsizers, investors, and first-home buyers. Gisborne has around 350 people per approval, indicating a mature, established area with a stable or declining population expected in the future. This should reduce pressure on housing, potentially creating opportunities for buyers.

Gisborne has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch identified 14 projects potentially impacting the region. Notable ones include Willow Gisborne Community, Gisborne Futures Structure Plan, Willow, Gisborne, and C153 Willowbank Road Commercial Rezoning. The following list details those most relevant:.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch analysis of employment trends sees Gisborne performing better than 90% of local markets assessed across Australia

Gisborne has a highly educated workforce with notable representation in the technology sector. Its unemployment rate is 2.3%, lower than Greater Melbourne's 4.6%.

Employment growth over the past year was estimated at 4.0%. As of June 2025, there are 42,295 residents employed. Workforce participation is high at 122.6% compared to Greater Melbourne's 64.1%. Leading employment industries include construction, health care & social assistance, and education & training.

Construction has a particularly high share of employment, at 2.5 times the regional level. Agriculture, forestry & fishing has limited presence with 0.6% employment compared to 0.7% regionally. The area functions as an employment hub with 1.2 workers per resident. During the year to June 2025, employment levels increased by 4.0%, and labour force increased by 4.3%. Jobs and Skills Australia's national employment forecasts from Sep-22 indicate potential future demand within Gisborne. National employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with local employment projected to increase by 6.5% over five years and 13.3% over ten years.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

Gisborne had a median income among taxpayers of $118,360 and an average level of $155,288 in the financial year 2022. These figures place Gisborne among the top percentile nationally, compared to levels of $54,892 and $73,761 across Greater Melbourne respectively. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates for September 2025 would be approximately $132,753 (median) and $174,171 (average). Census data reveals household incomes rank exceptionally at the 136th percentile with a weekly income of $3,870. Income distribution shows that 58.0% of locals (74,782 people) fall within the $1,500 - $2,999 category, consistent with broader trends across the region where 32.8% are in the same category. The income distribution demonstrates clear polarization, with 45.2% in lower brackets (<$800/week) and 59.8% in higher brackets (>$3,000/week). After housing costs, residents retain 173.6% of their income, indicating strong purchasing power. The area's SEIFA income ranking places it in the 14th decile.

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

Gisborne's dwelling structures, as per the latest Census, comprised 151.6% houses and 48.4% other dwellings. In comparison, Melbourne metro had 94.7% houses and 5.3% other dwellings. Home ownership in Gisborne was 90.2%, with mortgaged dwellings at 69.2% and rented ones at 40.6%. The median monthly mortgage repayment was $4,334, higher than Melbourne metro's $2,014. The median weekly rent in Gisborne was $820, compared to Melbourne metro's $400. Nationally, Gisborne's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

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

Family households constitute 149.8% of all households, including 74.0% couples with children, 50.4% couples without children, and 22.8% single parent families. Non-family households account for -49.8%, with lone person households at 46.0% and group households comprising 4.2%. The median household size is 5.2 people, larger than the Greater Melbourne average of 2.8.

Gisborne demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

Gisborne's educational attainment is notably high, with 61.2% of residents aged 15 and above holding university qualifications, compared to the SA3 area's 27.7% and the SA4 region's same figure. Bachelor degrees are the most prevalent at 42.8%, followed by postgraduate qualifications (12.2%) and graduate diplomas (6.2%). Vocational credentials are also prominent, with 57.6% of residents holding such qualifications – advanced diplomas account for 21.2% and certificates for 36.4%. Educational participation is high, with 54.4% of residents currently enrolled in formal education.

This includes 18.0% in primary education, 15.8% in secondary education, and 10.2% pursuing tertiary education. Gisborne's four schools have a combined enrollment of 1,988 students. The area has above-average socio-educational conditions (ICSEA: 1051). Education provision is balanced with three primary and one secondary school serving distinct age groups. Gisborne functions as an education hub with 48.1 school places per 100 residents, significantly above the regional average of 16.4, attracting students from surrounding communities.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Gisborne has 656 active public transport stops, all of which are bus stops. These stops are served by 38 different routes that together provide 27,248 weekly passenger trips. The accessibility of these transport services is rated as moderate, with residents on average being located 416 meters from the nearest stop.

Across all routes, there are an average of 3,892 trips per day, which equates to approximately 41 weekly trips per individual stop.

Gisborne's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Gisborne's health outcomes show exceptional results with very low prevalence of common conditions across all ages. Private health cover is exceptionally high at approximately 117%, covering 151,112 people, compared to Greater Melbourne's 58.9%. Nationally, the average is 55.3%.

The most prevalent medical conditions are arthritis (affecting 16.2%) and asthma (13.8%). Notably, 140.2% of residents report being completely clear of ailments, compared to Greater Melbourne's 69.3%. Gisborne has a higher proportion of seniors aged 65 and over at 43.8%, or 56,525 people, than Greater Melbourne's 18.7%. Despite this, health outcomes among seniors require more attention than the broader population.

Gisborne is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Gisborne's population is highly diverse, with 56.6% born overseas and 63.2% speaking a language other than English at home. Christianity is the predominant religion in Gisborne, accounting for 132.8% of its population compared to 47.0% in Greater Melbourne. The top three ancestry groups are Australian (34.8%), Italian (34.2%), and English (33.0%), all higher than regional averages.

Notable differences exist in the representation of Croatian (4.0% vs 0.5%), Greek (10.0% vs 0.8%), and Maltese (5.6% vs 2.1%) groups compared to regional figures.

Gisborne ranks among the oldest 10% of areas nationwide

Gisborne's median age is 84 years, significantly older than Greater Melbourne's 37 years and Australia's 38 years. The demographic profile mirrors that of Greater Melbourne with a concentration in the 45-54 age group, higher than the national average of 12.1%. Between 2021 and present, the 15 to 24 age group has grown from 22.2% to 24.1%, while the 85+ cohort increased from 6.8% to 7.9%. Conversely, the 65 to 74 cohort declined from 20.6% to 19.2% and the 25 to 34 group dropped from 22.4% to 21.3%. By 2041, population forecasts indicate significant demographic changes for Gisborne. The 85+ age cohort is projected to increase substantially, with an expansion of -5,184 people (-51%), from 10,160 to 4,976. Meanwhile, the 85+ and 0 to 4 cohorts are expected to experience population declines.