Greensborough

An assessment of population growth drivers in Greensborough reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on AreaSearch's analysis of ABS population updates for the broader area, as of November 2025, Greensborough's estimated population is around 21,590. This reflects a growth of 520 people (2.5%) since the 2021 Census, which reported a population of 21,070. The change was inferred from AreaSearch's estimate of the resident population at 21,479 following examination of ABS's latest ERP data release in June 2024, along with an additional 124 validated new addresses since the Census date. This results in a density ratio of 2,106 persons per square kilometer, higher than the average seen across national locations assessed by AreaSearch. Overseas migration contributed approximately 74.0% of overall population gains during recent periods, driving primary growth for the area.

AreaSearch is adopting 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 released in 2023, adjusting employing weighted aggregation methods from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Looking ahead, significant population increases are forecasted for the top quartile of Australian statistical areas, with Greensborough expected to increase by 6,986 persons by 2041 based on aggregated SA2-level projections. This reflects a total gain of 32.1% over the 17 years.

Residential development activity is lower than average in Greensborough according to AreaSearch's national comparison of local real estate markets

Greensborough has seen approximately 84 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Around 421 homes were approved over the past five financial years, from FY-21 to FY-25, with an additional 7 approved so far in FY-26. Despite a population decrease during this period, housing supply has remained adequate relative to demand, resulting in a well-balanced market with good buyer choice.

The average expected construction cost value for new dwellings is $496,000, indicating a focus on the premium segment with upmarket properties. This year, $49.4 million in commercial approvals have been registered, reflecting high levels of local commercial activity. New building activity consists of 37.0% detached houses and 63.0% attached dwellings, promoting higher-density living and creating more affordable entry points for downsizers, investors, and first-home buyers. This shift represents a notable change from the area's existing housing composition, currently at 85.0% houses.

Greensborough shows a developed market with around 481 people per dwelling approval. Population forecasts indicate an increase of 6,939 residents by 2041, potentially leading to housing supply lagging behind population growth if current construction levels persist, which could intensify buyer competition and support price growth.

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

Area infrastructure changes significantly influence local performance. AreaSearch identified 36 projects potentially impacting the area. Notable initiatives include 106-126 Main Street Greensborough Affordable Housing, Diamond Creek Community Infrastructure Master Plan, Diamond Creek Township Streetscape Improvements, and Hurstbridge Rail Line Upgrades (Watsonia-Eltham). Below is a list of most relevant projects.

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AreaSearch analysis reveals Greensborough significantly outperforming the majority of regions assessed nationwide

Greensborough has a highly educated workforce with professional services well represented. Its unemployment rate was 2.3% in September 2025, slightly lower than Greater Melbourne's 4.7%.

Employment stability over the past year was maintained, with an increase of 0.3% in employment and a fall of 0.1 percentage points in unemployment. The dominant employment sectors are health care & social assistance, education & training, and construction. Greensborough specializes in education & training, with an employment share 1.3 times the regional level. However, accommodation & food services have limited presence at 4.5%, compared to the regional average of 6.4%.

Most residents work outside Greensborough due to limited local opportunities. In the wider area, employment grew by 0.3% and labour force by 0.2% over a year, while Greater Melbourne saw higher growth rates of 3.0% and 3.3%, respectively. Statewide in Victoria as of 25-Nov, employment grew by 1.13% year-on-year, with an unemployment rate of 4.7%. Nationally, employment is forecast to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Greensborough's employment mix suggests local employment should increase by 6.8% over five years and 14.0% over ten years.

The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis

The suburb of Greensborough has a median taxpayer income of $59,119 and an average income of $75,267 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is higher than the national averages of $57,688 median and $75,164 average in Greater Melbourne. By September 2025, based on an 8.25% Wage Price Index growth since financial year 2023, estimated incomes would be approximately $63,996 median and $81,477 average. Census 2021 data shows Greensborough's household, family, and personal incomes are at the 69th percentile nationally. Income analysis reveals that 31.5% of residents (6,800 people) earn between $1,500 and $2,999 weekly, similar to the regional average of 32.8%. Notably, 31.1% earn above $3,000 weekly. Housing expenses account for 13.9% of income, with residents ranking in the 74th percentile for disposable income. Greensborough's SEIFA income ranking places it in the 7th decile.

Greensborough is characterized by a predominantly suburban housing profile, with strong rates of outright home ownership

Greensborough's dwelling structure, as per the latest Census, consisted of 85.0% houses and 15.0% other dwellings (semi-detached, apartments, 'other' dwellings). Home ownership stood at 39.0%, with 43.5% of dwellings mortgaged and 17.6% rented. The median monthly mortgage repayment was $2,167, and the median weekly rent was $404. Nationally, Greensborough's mortgage repayments were significantly higher than the Australian average of $1,863, while rents exceeded the national figure of $375.

Greensborough has a typical household mix, with a median household size of 2.6 people

Family households constitute 76.7% of all households, including 38.2% couples with children, 27.3% couples without children, and 10.4% single parent families. Non-family households comprise the remaining 23.3%, with lone person households at 21.5% and group households making up 1.7%. The median household size is 2.6 people.

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

Greensborough has a higher proportion of residents with university qualifications (34.5%) compared to the Australian average (30.4%). Bachelor degrees are the most common at 22.1%, followed by postgraduate qualifications (8.3%) and graduate diplomas (4.1%). Vocational credentials are also prevalent, with 31.4% of residents aged 15+ holding such qualifications, including advanced diplomas (11.8%) and certificates (19.6%).

Educational participation is high, with 27.5% of residents currently enrolled in formal education. This includes primary education (9.6%), secondary education (7.4%), and tertiary education (4.7%).

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

Greensborough has 111 active public transport stops offering a mix of train and bus services. These stops are served by 14 different routes that collectively facilitate 7,215 weekly passenger trips. The city's transport accessibility is rated as good, with residents on average located 222 meters from the nearest transport stop.

Service frequency across all routes averages 1,030 trips per day, which equates to approximately 65 weekly trips per individual stop.

Greensborough's residents are relatively healthy in comparison to broader Australia with common health conditions somewhat prevalent across both younger and older age cohorts

Greensborough's health metrics closely align with national benchmarks.

Common health conditions are somewhat prevalent across both younger and older age cohorts. The rate of private health cover is very high at approximately 57% of the total population (~12,209 people). The most common medical conditions in the area are mental health issues and arthritis, impacting 8.3 and 8.2% of residents respectively. 68.5% of residents declare themselves completely clear of medical ailments compared to 0% across Greater Melbourne. The area has 20.8% of residents aged 65 and over (4,490 people). Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

The level of cultural diversity witnessed in Greensborough was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Greensborough's cultural diversity is above average, with 22.0% born overseas and 17.3% speaking a language other than English at home. Christianity is the main religion in Greensborough, comprising 49.7%. Judaism stands out at 0.1%, compared to None% across Greater Melbourne.

The top three ancestry groups are Australian (24.1%), English (24.1%), and Irish (9.2%). Notably, Italian (7.6%) is overrepresented in Greensborough versus None% regionally, as are Macedonian (1.2%) and Hungarian (0.4%).

Greensborough's median age exceeds the national pattern

Greensborough's median age is 41 years, significantly higher than Greater Melbourne's average of 37 and slightly older than Australia's median of 38. Compared to the Greater Melbourne average, Greensborough has a notably higher proportion of 65-74 year-olds (10.8%) and lower proportion of 25-34 year-olds (9.7%). Post-2021 Census, the 75-84 age group grew from 5.9% to 7.4%, while the 15-24 cohort increased from 10.4% to 11.5%. Conversely, the 25-34 cohort decreased from 11.1% to 9.7%. By 2041, Greensborough's age profile is projected to change significantly. The 45-54 cohort is expected to grow by 49%, adding 1,439 residents to reach 4,397. The 0-4 group will grow by 5%, adding only 60 residents.