Gisborne

Gisborne lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

As of Nov 2025, the estimated population of the Gisborne statistical area (Lv2) is around 11,101 people. This figure reflects a growth of 959 individuals since the 2021 Census, which reported a population of 10,142 people. The increase is inferred from AreaSearch's estimation of the resident population at 11,018 following examination of ABS' latest ERP data release in Jun 2024, along with an additional 534 validated new addresses since the Census date. The population density ratio for Gisborne (SA2) stands at 114 persons per square kilometer. This level of population indicates significant space per person and potential room for further development. The area's growth rate of 9.5% since the 2021 census exceeded that of its SA3 region, marking it as a growth leader.

Population growth in the Gisborne (SA2) was primarily driven by interstate migration contributing approximately 53.0% of overall population gains during recent periods. However, all drivers including overseas migration and natural growth were positive factors. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area as 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 and adjusts using a method of weighted aggregation of population growth from LGA to SA2 levels. Looking ahead, significant population increases are forecast for the Gisborne (SA2) area. Based on aggregated SA2-level projections, the area is expected to increase by 3,888 persons by 2041, reflecting an overall increase of 34.0% over the 17-year period.

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

Gisborne averaged approximately 131 new dwelling approvals annually. Between FY-21 and FY-25, around 658 homes were approved, with an additional 63 approved in FY-26 to date. This results in about 1.4 people moving to the area per dwelling built over these five financial years.

The average construction value of new properties is approximately $535,000. In FY-26, commercial approvals totalled $27.9 million. Compared to Greater Melbourne, Gisborne's construction activity is 42.0% higher on a per person basis over the past five years. This activity is above the national average, indicating strong developer confidence in the area.

New development primarily consists of detached houses (97.0%) and townhouses or apartments (3.0%), maintaining the region's low-density nature. Gisborne has around 77 people per approval, reflecting a developing area. By 2041, AreaSearch estimates Gisborne will grow by approximately 3,776 residents. Current development levels appear aligned with future requirements, suggesting stable market conditions without significant price pressures.

Gisborne has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 14 projects likely influencing the region. Notable initiatives include Willow Gisborne Community, Gisborne Futures Structure Plan, Willow, Gisborne, and C153 Willowbank Road Commercial Rezoning. The following 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 skilled workforce with well-represented essential services sectors. Its unemployment rate was 1.4% in the past year, with an estimated employment growth of 1.6%.

As of September 2025, 6,348 residents are employed, and the unemployment rate is 3.2% lower than Greater Melbourne's rate of 4.7%. Workforce participation stands at 68.1%, slightly higher than Greater Melbourne's 64.1%. Leading employment industries include construction, health care & social assistance, and education & training. Gisborne has a particular specialization in construction, with an employment share 1.5 times the regional level.

However, professional & technical services have limited presence at 7.2%, compared to the regional average of 10.1%. The area appears to offer limited local employment opportunities, as indicated by the Census working population vs resident population count. Between September 2024 and September 2025, employment levels increased by 1.6% and labour force by 1.8%, raising the unemployment rate by 0.2 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.0% and labour force growth of 3.3%, with a 0.3 percentage point rise in unemployment. State-level data from 25-Nov-25 shows Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with an unemployment rate of 4.7%. Nationally, the unemployment rate is 4.3%, and employment growth outpaces the national average of 0.14%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Gisborne's employment mix suggests local employment should increase by 6.5% over five years and 13.2% over ten years, though this is a simple extrapolation for illustrative purposes and does not consider local population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's aggregation of ATO data released for financial year ended June 2023 shows Gisborne suburb had median taxpayer income of $61,831 and average income of $80,523. These figures are among the highest in Australia, compared to Melbourne's $57,688 median and $75,164 average. As of September 2025, estimated median and average incomes are approximately $66,932 and $87,166 respectively, based on Wage Price Index growth since June 2023. Census data indicates Gisborne's household, family, and personal incomes rank between the 75th and 83rd percentiles nationally. Income distribution shows 31.8% of locals (3,530 people) earn $1,500 - 2,999 weekly, similar to regional trends at 32.8%. Notably, 36.1% of residents earn over $3,000 weekly, supporting premium retail and services. Housing expenses account for 13.6% of income, with strong earnings placing residents in the 84th percentile for disposable income. The suburb's SEIFA income ranking is in the 8th decile.

Gisborne is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

The latest Census data shows that in Gisborne, 88.6% of dwellings were houses, with the remaining 11.4% being semi-detached, apartments or other types. This is compared to Melbourne metro's figures of 94.7% houses and 5.3% other dwellings. Home ownership in Gisborne stood at 35.1%, with mortgaged dwellings at 48.8% and rented ones at 16.1%. The median monthly mortgage repayment was $2,167, higher than Melbourne metro's average of $2,014. The median weekly rent in Gisborne was $423, compared to Melbourne metro's $400. Nationally, Gisborne's mortgage repayments were significantly higher at $2,167 versus 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 fairly typical median household size

Family households account for 80.8% of all households, including 42.6% composed of couples with children, 28.1% consisting of couples without children, and 9.5% being single parent families. Non-family households constitute the remaining 19.2%, with lone person households making up 18.3% and group households comprising 1.1%. The median household size is 2.8 people, which aligns with the Greater Melbourne average.

Gisborne shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational qualifications in Gisborne lag behind regional benchmarks. As of the latest available data, 29.5% of residents aged 15 years and over hold university degrees, compared to 37.0% in Greater Melbourne. The most common qualification is bachelor degrees, held by 19.3% of residents. Postgraduate qualifications are held by 5.4%, while graduate diplomas make up 4.8%.

Vocational credentials are prominent, with 36.4% of residents aged 15 years and over holding such qualifications. Advanced diplomas account for 13.1%, while certificates make up 23.3%. Educational participation is high, with 32.8% of residents currently enrolled in formal education. This includes 12.8% in primary education, 9.4% in secondary education, and 4.3% pursuing tertiary education.

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

Gisborne has 54 active public transport stops, all bus services. Five routes operate here, offering a total of 548 weekly passenger trips. Residents' average distance to the nearest stop is 415 meters, indicating moderate accessibility.

Daily service frequency averages 78 trips across all routes, translating to about 10 weekly trips per individual stop.

The level of general health in Gisborne is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Gisborne shows better-than-average health outcomes, with lower prevalence of common conditions among its general population compared to national averages.

However, it has higher rates among older and at-risk groups. Approximately 59% (6,504 people) have private health cover, which is exceptionally high. The most prevalent medical conditions are asthma (8.4%) and mental health issues (7.4%). Around 70.7% of residents report no medical ailments, compared to 69.3% in Greater Melbourne. Gisborne has 17.0% (1,887 people) aged 65 and over, lower than Greater Melbourne's 18.7%. Health outcomes among seniors require more attention than those in the broader population.

Gisborne is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Gisborne's cultural diversity was found to be below average, with 86.3% of its population born in Australia, 93.3% being citizens, and 94.5% speaking English only at home. Christianity is the main religion in Gisborne, comprising 48.4% of people. However, Judaism is overrepresented, making up 0.1% compared to the Greater Melbourne average of 0.1%.

The top three ancestry groups are English (29.4%), Australian (28.5%), and Irish (9.9%). Notably, Maltese, Croatian, and Polish ethnicities are also overrepresented in Gisborne at 2.7%, 0.9%, and 0.9% respectively.

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

The median age in Gisborne is 39 years, which is higher than Greater Melbourne's average of 37 years and close to the national average of 38 years. The 5-14 age cohort is over-represented in Gisborne at 16.0%, compared to Greater Melbourne's average, while the 25-34 age group is under-represented at 7.5%. Post-2021 Census data shows that the 15-24 age group has grown from 11.1% to 13.2% of Gisborne's population, and the 75-84 cohort has increased from 5.0% to 6.5%. Conversely, the 25-34 age group has declined from 8.3% to 7.5%. By 2041, population forecasts indicate significant demographic changes for Gisborne, with the 45-54 age group expected to grow by 48%, reaching 2,284 people from 1,543.