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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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Gowanbrae has an estimated 3,055 residents, up from 2,971 at the 2021 Census — a change of 84 people, or 2.8%. That puts 2,910 residents on each 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
The suburb of Gowanbrae has an estimated population of around 3,055 as of May 2026. This figure represents an increase of 84 people (2.8%) compared to the 2021 Census count of 2,971 people. The updated estimate comes from AreaSearch validation of new addresses and analysis of the latest ERP data release by the ABS dated June 2025. This demographic shift results in a population density of 2,909 persons per square kilometer, positioning the area in the upper quartile among national locations evaluated by AreaSearch. Recent population growth has been largely fueled by overseas migration, which accounted for approximately 55.00000000000001% of the total increase.
Projections from ABS and Geoscience Australia released in 2024 with a 2022 baseline are utilized by AreaSearch for each SA2 region. In instances where SA2 data is unavailable, VIC State Government projections from 2023 are utilized, adjusted using a weighted aggregation method of population growth from LGA to SA2 tiers. The age group expansion dynamics from these aggregations are applied to the years 2032 through 2041. Looking at future demographic shifts, a major population expansion is expected within the top quartile of national statistical areas, with the suburb expected to grow by 1,154 individuals by 2041 based on aggregated SA2 projections, representing an overall rise of 37.8% over the 16 years.
Frequently Asked Questions - Population
Detail
According to building approval figures from the ABS compiled by AreaSearch for the statistical area, the suburb of Gowanbrae averages approximately 2 new residential approvals annually. Specifically, 10 homes were approved during the past 5 financial years spanning FY-21 to FY-25, with 4 approvals logged so far in FY-26. Because an average of 4.5 new residents arrived in the area for every home built over those 5 financial years (between FY-21 and FY-25), demand is outstripping supply, which generally drives up prices and intensifies buyer competition. The newly built homes carry an average construction value of $886,000, showing that developers are focusing on upmarket, premium properties.
Furthermore, commercial development approvals total $23,000 for the current financial year, showing that commercial construction is minimal. Building activity in Gowanbrae is substantially lower than the wider Greater Melbourne average, sitting 90.0% below the per capita regional baseline. This low volume of new completions generally supports demand and valuation for the existing housing stock, even though building activity has seen a recent uptick. The rate is also below the national average, pointing to the mature nature of the suburb and suggesting local planning restrictions. All recent residential approvals have been for detached houses, which preserves the traditional suburban vibe focused on spacious family homes. Developers are building a higher ratio of detached homes than the historical mix suggests (which stood at 69.0% at the Census), reflecting a sustained appetite for houses despite broader densification trends. The suburb has approximately 1015 people for every dwelling approval, highlighting an established market. Long-term forecasts indicate that Gowanbrae will add 1,154 residents by 2041, based on the latest quarterly calculations from AreaSearch. If building activity remains at its current pace, housing supply is unlikely to match this population growth, which may heighten buyer competition and foster stronger price growth.
Frequently Asked Questions - Development
Development applications around Gowanbrae
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 5 current infrastructure and development projects inside Gowanbrae, worth an estimated $185 million. A further 72 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $176.2 billion. 16 are already under construction and 20 are due for completion within three years. The pipeline spans residential development, transport & logistics and business parks & technology hubs. 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
Changes to local infrastructure, major developments, and urban planning decisions are key drivers of local market trends. AreaSearch has identified 5 projects that are likely to influence the local area. Notable projects include the 18-22 Howes Street Apartments by Artisan Architects, the 17-25 Earl Street Airport West Development, the 12 Howes Street Airport West Apartments, and the 19-21 Louis Street Airport West development, with details on the most relevant schemes provided below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
18-22 Howes Street Apartments by Artisan Architects
84-unit residential development featuring 1 and 2 bedroom apartments across two buildings of 5 and 6 storeys on a 1400sqm site. Designed by Artisan Architects with landscape design by Human Habitats. Includes 91 car parking spaces and mixed use office space. Development application has been granted, with completion estimated for early 2027.
12 Howes Street Airport West Apartments
30-unit residential apartment project at 12 Howes Street, Airport West. Proposal indicates a 4-storey, ~17 m building with rooftop terrace, approx. 30 car spaces and 5 bicycle spaces. Local government is Moonee Valley City Council.
17-25 Earl Street Airport West Development
Residential development project in Airport West on Earl Street. Part of ongoing residential densification in the Airport West area near transport links and Westfield shopping centre.
19-21 Louis Street Airport West
Small-scale residential development in Airport West providing additional housing stock in established suburban area. Part of local planning to increase housing density near transport corridors.
Glenroy Structure Plan
Long-term structure plan guiding regeneration of the Glenroy Activity Centre, including the Pascoe Vale Road and Wheatsheaf Road shopping areas, the industrial area east of the rail line and adjoining land. The plan supports a vibrant mixed-use centre with more services, facilities, activity and residential opportunities. Current implementation includes public realm renewal, with the West Street Shopping Strip Improvement moving into construction from February 2026 for about 10 to 11 months, including footpath upgrades, road works, drainage, traffic calming, new asphalt, safer pedestrian access, seating, landscaping and support for local businesses.
Hart Industrial Precinct
A 30 hectare aviation, commercial and light industrial precinct in the north-east section of Essendon Fields. Stage 1 is over 60 percent complete, with more than 100000 square metres of total site area delivered and about 64000 square metres of development-ready land remaining. Operational facilities include Autex Acoustics at 121-131 Global Avenue, Modscape at 112-120 Global Avenue, Dutton Wholesale at 1 Challenger Court and temporary Modscape module storage at 117 Global Avenue. Civil infrastructure including the Global Avenue extension, services and stage 1 retarding basin is complete, while landscaping, boundary interface works and stage 2 retarding basin works are ongoing.Further warehouses and a cafe are planned subject to market demand.
Gladstone Park Shopping Centre Refurbishment and Expansion
The Gladstone Park Shopping Centre refurbishment is a staged modernisation project focused on upgrading facades and common areas, enhancing the dining precinct, and increasing the number of specialty retailers. The plan includes improving site access, circulation, and car parking facilities while maintaining its status as a core neighborhood hub anchored by major supermarkets and community services.
Banksia Gardens Social Housing Development
The project will deliver approximately 120 new social homes that are modern, well-designed, and energy-efficient on an underutilised site. A master plan guides the longer-term renewal of the neighbourhood, including future housing, improved open spaces, and community connections.
1,869 residents of Gowanbrae are employed, from a labour force of 1,897. Unemployment sits at 1.5%, with participation at 74.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.4% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,156, about 71% 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 workforce is highly educated with a strong contingent in professional services, an unemployment rate of only 1.5%, and stable employment patterns over the past year, according to AreaSearch statistical area data. In March 2026, there are 1,869 employed residents, and the unemployment rate is 3.3% lower than the 4.8% recorded across Greater Melbourne. Labor force participation is typical, standing at 74.0% compared to 70.2% in Greater Melbourne. Census figures indicate that a high 33.5% of workers worked from home, though this may reflect the influence of pandemic lockdowns.
Resident employment is largely concentrated in construction, health care & social assistance, and education & training. The local workforce has a notable specialization in transport, postal & warehousing, where the employment concentration is 1.6 times the regional average. Conversely, health care & social assistance is under-represented, employing 11.9% of Gowanbrae's working residents compared to 14.2% across Greater Melbourne. The suburb is primarily residential and offers limited local job opportunities, as shown by comparing the count of Census working residents against the resident population. According to AreaSearch evaluations combining SALM and ABS figures compiled from larger statistical regions, employment rose by 0.5% and the labour force shrank by 0.6% between the period ending March 2026, which led to a 1.0 percentage point drop in the unemployment rate. In contrast, Greater Melbourne experienced employment expansion of 2.1%, a 2.3% increase in the labour force, and a 0.2 percentage point rise in unemployment. Future workforce trends within Gowanbrae may be better understood through Jobs and Skills Australia's national employment outlooks released in May-25. These forecasts span five and ten year horizons and have been overlaid with Gowanbrae's current employment composition to project sectoral growth trajectories. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though these gains vary considerably across industries. When these industry-specific rates are applied to Gowanbrae's occupational distribution, local employment is estimated to grow by 6.4% over five years and 13.2% over ten years (this figure results from a straightforward weighting exercise for demonstration only and does not factor in local population forecasts).
Frequently Asked Questions - Employment
Median household income in Gowanbrae is $2,208 a week (about $115,000 a year), with median personal income at $930 a week. ATO records put median taxable income at $52,938 a year against an average of $61,913. 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
The latest postcode-level ATO data from the 2023 financial year indicates that incomes in the suburb of Gowanbrae are below the national average, with a median of $52,938 and an average of $61,913. This is lower than the Greater Melbourne figures, which show a median of $57,688 and an average of $75,164. Factoring in Wage Price Index growth of 9.62% since the 2023 financial year, current estimates would be roughly $58,031 for the median and $67,869 for the average as of March 2026. According to Census data, household, family, and personal incomes in Gowanbrae sit near the 74th percentile nationwide.
The weekly income bracket of $1,500 - 2,999 is the most common, accounting for 29.2% of residents (892 people), which is similar to the metropolitan average of 32.8%. The high proportion of top-tier earners (34.6% earning over $3,000 per week) indicates strong financial capacity in the suburb. Housing costs consume 13.9% of income, while strong earnings place the residents in the 80th percentile for disposable income, and the SEIFA index ranks the area in the 8th decile.
Frequently Asked Questions - Income
Gowanbrae had 1,058 occupied dwellings at the 2021 Census, 69% detached houses and 3% apartments. 54% are owned with a mortgage, 13% rented and 33% owned outright. At that Census the median rent was $445 a week and the median mortgage repayment $2,000 a month. Rent absorbs 20.2% of household income here and mortgage repayments 20.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing mix in Gowanbrae consisted of 69.0% separate houses and 31.0% semi-detached properties, townhouses, apartments, or other dwellings, compared to 67.9% houses and 32.1% other dwellings across metropolitan Melbourne. The rate of home ownership in Gowanbrae was higher than the metropolitan Melbourne average of 32.9%, with the remaining properties being mortgaged (53.9%) or rented (13.2%). The median monthly mortgage payment was identical to the Melbourne metropolitan average at $2,000, whereas the median weekly rent was $445, compared to metropolitan averages of $2,000 and $390.
Globally within Australia, Gowanbrae's mortgage payments exceed the national average of $1,863, and weekly rents are also well above the national median of $375.
Frequently Asked Questions - Housing
Gowanbrae counted 1,058 households at the 2021 Census, averaging 2.7 people each. 42% are couples with children, more than in 82% of areas nationally, against 23% couples without children. 21% of households are people living alone, and families average 1.6 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 77.1%, consisting of couples with children at 41.7%, couples without children at 23.3%, and single-parent households at 11.3%. Non-family households represent the remaining 22.9%, with single-person households at 21.2% and group houses at 1.3%. The median household occupancy of 2.7 people is slightly higher than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
29.1% of adults in Gowanbrae hold a university qualification, including 20.0% with a bachelor degree and 6.1% with postgraduate qualifications, higher than 97% of areas nationally. A further 18.6% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
University qualification rates in Gowanbrae are lower than regional averages, with 29.1% of residents aged 15 and over holding a degree, compared to 37.0% across Greater Melbourne. This indicates scope for further skills development. Bachelor degrees are the most common higher qualification at 20.0%, followed by postgraduate degrees (6.1%) and graduate diplomas (3.0%). Vocational and technical training is common, with 31.1% of residents aged 15 and over holding qualifications such as advanced diplomas (12.5%) and certificates (18.6%). Enrollment in education is strong, with 29.5% of the population participating in formal studies.
This includes 10.0% of residents in high school, 9.7% in primary school, and 4.8% undertaking higher education courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Gowanbrae reaches 14 stops on 1 route, timetabled for about 370 services a week. The typical home sits about 100 m from its nearest stop. Households keep an average of 1.6 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport services in Gowanbrae feature 14 active stops, consisting of bus services. These stops are served by 1 separate routes, which provide 368 weekly trips. Accessibility is strong, with residents living an average of 103 meters from the nearest stop. As the suburb is mostly residential, the majority of residents travel outside the area for work, with private cars remaining the primary travel mode at 94%. Vehicle ownership stands at 1.6 per home, which is above the metropolitan average. A high 33.5% of residents work from home, based on 2021 Census data, which may reflect pandemic-era conditions.
Service frequency averages 52 trips per day across the local network, which equals roughly 26 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
72.5% of residents in Gowanbrae report no long-term health condition. 4.1% need daily assistance with core activities, and 51.3% 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
Gowanbrae shows positive health indicators based on AreaSearch assessments of mortality and chronic illness rates, with low rates of common health conditions across both younger and older demographics, while the level of private medical insurance is moderate at roughly 51% of the population (~1,568 people). This compares to 56.7% across the Greater Melbourne area. Asthma and arthritis are the most prevalent health conditions, affecting 8.2% and 7.0% of the community respectively, while 72.5% of residents reported having no long-term health conditions, compared to 72.6% in Greater Melbourne. The working-age cohort shows good health markers with low rates of chronic illness.
Residents aged 65 and over make up 17.4% of the population (531 people), which is higher than the Greater Melbourne average of 15.0%. Health indicators for senior residents are positive, with national comparative ranks matching those of the broader community.
Frequently Asked Questions - Health
Gowanbrae is largely Australian-born, at 75.4% of residents, with 29.8% speaking a language other than English at home. The largest reported ancestries are Australian (18.3%) and English (18.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Gowanbrae exhibits higher cultural diversity than most suburban markets, with 24.6% of residents born outside Australia and 29.8% speaking a non-English language at home. Christianity is the major religious affiliation, accounting for 61.1% of the population, compared to 43.0% across Greater Melbourne. Looking at ancestral backgrounds, the three largest ancestries in Gowanbrae are Australian at 18.3%, English at 18.0%, and Italian at 14.2%, which is much higher than the regional average of 5.2%. There are also key differences in other ethnic backgrounds: Croatian ancestry represents 1.8% of Gowanbrae (vs 0.7% in the region), Maltese represents 2.9% (vs 1.1%), and Sri Lankan represents 1.3% (vs 0.8%).
Frequently Asked Questions - Diversity
The median resident of Gowanbrae is 40. 26.5% 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 Gowanbrae is 40, which is slightly higher than the Greater Melbourne median of 37 and the national average of 38. Compared to metropolitan Melbourne, the 45 - 54 age bracket is over-represented at 15.0%, while the 25 - 34 bracket is under-represented at 12.1%. Since 2021, the 15 to 24 age bracket increased from 12.4% to 14.4% of the population, and the 55 to 64 bracket increased from 10.1% to 11.8%. On the other hand, the 5 to 14 cohort decreased from 14.3% to 11.4%, and the 45 to 54 cohort fell from 16.3% to 15.0%.
Demographic models suggest that Gowanbrae's age profile will change by 2041, with the 55 to 64 cohort projected to expand by 182 people (51%) from 360 to 543.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Gowanbrae
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, State agencies, Local governments Daily | Aug 2026 this month all 5 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 Aug 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. The headline figure is therefore a current estimate for May 2026, not a 2021 count (2,971 at the 2021 Census → 3,055 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 (SAL21079). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.