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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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Greensborough has an estimated 21,500 residents, up from 21,070 at the 2021 Census — a change of 430 people, or 2.0%. 128 new addresses have been validated here since Census night. That puts 2,098 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
According to AreaSearch evaluations combining broader ABS demographic updates and 128 validated new addresses recorded following the Census date, the suburb of Greensborough has an estimated headcount of around 21,500 as of Aug 2026. This figure indicates an expansion of 430 people (2.0%) compared to the 21,070 people documented in the 2021 Census, a trajectory derived from an estimated resident population of 21,486 determined via the ABS ERP release from June 2025 alongside post-Census address additions. The local population density stands at 2,097 persons per square kilometer, exceeding the typical benchmark across nationwide locations monitored by AreaSearch.
Inbound overseas migration served as the principal engine of local expansion, generating roughly 74.0% of recent population additions. Projections for each SA2 district applied by AreaSearch originate from 2024 ABS/Geoscience Australia models pegged to 2022 as the base year, with missing SA2 locations supplemented by 2023 VIC State Government Regional/LGA projections converted via weighted population growth aggregations. These aggregated age-bracket growth trajectories are extended across all sectors for the period spanning 2032 to 2041. Looking forward, the suburb of Greensborough is positioned in the upper quartile nationwide for demographic expansion, with aggregated SA2-level modeling forecasting an addition of 6,753 persons by 2041, representing a 31.3% overall gain over the 16 years.
Frequently Asked Questions - Population
479 new dwellings have been approved in Greensborough over the past five years, an average of 95 a year. That is 4.1 approvals per 1,000 residents. Of the 87 dwellings approved in the latest reporting year, 44% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 14, well below 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
An assessment of statistical area ABS building permit records by AreaSearch indicates that Greensborough has maintained a steady pace of around 95 residential approvals each year, accumulating an estimated 479 homes across the past 5 financial years, with 14 approvals documented to date in FY-25. Amid prior population declines, residential building volumes have aligned well with demand to preserve market balance and diverse purchaser selection, while anticipated construction costs average $767,000 per dwelling, highlighting an emphasis by builders on upscale, premium projects. Additionally, non-residential growth remains robust, evidenced by $49.4 million in commercial building permits registered during the current financial year.
Recent residential building approvals are divided between 44.0% detached dwellings and 56.0% attached dwellings. This pivot toward medium and higher-density formats creates more reachable price points for first-home purchasers, downsizers, and property investors alike. It represents a marked departure from the existing neighborhood profile, where houses make up 85.0%, and addresses tightening land constraints alongside evolving resident preferences and affordability targets. Demonstrating a well-established property market, the suburb records around 651 people per dwelling approval. Longer-term demographic projections from the most recent AreaSearch quarterly update anticipate Greensborough taking on 6,739 residents by 2041. Should current construction tempos persist, building activity could fall short of resident inflows, tightening market conditions and providing upward pressure on property values.
Frequently Asked Questions - Development
Development applications around Greensborough
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 10 current infrastructure and development projects inside Greensborough, worth an estimated $324 million. A further 47 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $14.7 billion. 14 are already under construction and 17 are due for completion within three years. The pipeline spans sports & recreation, 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
Regional performance is fundamentally shaped by transport improvements, major construction initiatives, and civic planning frameworks. AreaSearch has pinpointed 36 key projects positioned to influence the surrounding locality. Notable works include the 106-126 Main Street Greensborough Affordable Housing development, the Diamond Creek Community Infrastructure Master Plan, Diamond Creek Township Streetscape Improvements, and the Hurstbridge Rail Line Upgrades (Watsonia-Eltham), with critical undertakings outlined in the subsequent overview.
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Frequently Asked Questions - Infrastructure
106-126 Main Street Greensborough Affordable Housing
A 17-storey mixed-use development fast-tracked under the Victorian Government Development Facilitation Program. The project delivers 211 affordable dwellings, ground-level retail, and commercial spaces. Managed by HousingFirst, it features communal areas and improved pedestrian links near the Greensborough train station. While a planning permit (PA2503550) was issued by the Department of Transport and Planning, construction start dates are yet to be confirmed as of May 2026.
Diamond Creek Community Infrastructure Master Plan
Master plan project providing long-term direction for community infrastructure delivery in Diamond Creek. Includes a Community Hub with a library, creative spaces, and a Neighbourhood House, plus an Aquatic, Health and Fitness Centre. Currently in Phase B.2b, targeting exhibition of the final Draft Master Plan between September 2025 and June 2026.
Diamond Creek Township Streetscape Improvements
Streetscape improvements throughout Diamond Creek township including tree planting, improved lighting, pedestrian infrastructure, and public realm enhancements to support local business and community amenity. Part of the Diamond Creek Major Activity Centre Structure Plan.
Hurstbridge Rail Line Upgrades (Watsonia-Eltham)
A major upgrade of the Hurstbridge line integrated with the North East Link project. Key milestones include the completion of Melbourne's third longest rail tunnel at Watsonia (500 metres) in late 2025 and the rebuilding of the Grimshaw Street Bridge. The project encompasses track duplication, new stations at Greensborough and Montmorency, and extensive signalling and power upgrades. Final finishing works and rail corridor improvements are continuing into mid-2026 to enhance service frequency and reliability for Melbourne's northeast.
Nillumbik Play Space Renewal Projects
Nillumbik Shire Council is delivering ongoing play space renewals and upgrades across the municipality. The multi-year capital works program includes the installation of accessible nature play equipment, shade sails, pathways, seating, and landscaping across various local and district parks.
St Helena Place
A master-planned residential community featuring approximately 240 homes in St Helena, combining quiet family living with connectivity to urban amenities, including quality schools, shopping centres, wildlife reserves, and parklands.
St Helena Place
Master planned community in Melbourne's north east delivering around 240 new homes with parks, wetlands and open space. First residents have moved in and sales are ongoing, with a site sales office operating at the address and staged construction continuing.
Albero Greensborough
A $25 million boutique apartment development featuring 45 architecturally designed one, two and three-bedroom residences. Developed by Citinova in collaboration with Point Architects, Biasol, and InvoDesign, the project offers contemporary elevated living with communal terraces, BBQ areas, and panoramic views of Greensborough's green landscape. Features include quality finishes, private balconies, stone benchtops, and secure underground parking.
12,086 residents of Greensborough are employed, from a labour force of 12,423. Unemployment sits at 2.7%, with participation at 69.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 17,236, about 80% 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
Greensborough boasts a highly skilled labor pool with a notable presence of professional services, an unemployment rate of 2.7%, and an estimated employment growth of 2.1% over the previous year, according to AreaSearch's compilation of statistical area information. As of March 2026, the area had 12,086 residents employed, with an unemployment rate that was 2.1% lower than Greater Melbourne's 4.8%, while workforce participation remained consistent with Greater Melbourne's 70.1%. Survey data indicates that a substantial 37.0% of residents were working from home, although the lingering effects of Covid-19 lockdowns should be taken into account.
The primary employment fields for the local workforce are health care & social assistance, education & training, and construction. Notably, education & training shows exceptional strength locally, employing residents at 1.3 times the Greater Melbourne average. Conversely, accommodation & food services is underrepresented, capturing only 4.5% of the local working population compared to 6.4% across the metropolitan area. The substantial imbalance between resident workers and local job counts highlights the neighborhood's largely residential function and modest internal job generation. Aggregated ABS and SALM figures examined by AreaSearch indicate that across the 12 months leading to March 2026, resident employment rose by 2.1% against a 2.7% increase in the labor force, producing a 0.6 percentage point rise in unemployment. Over that identical period, Greater Melbourne saw employment expand by 2.1% and the labor force grow by 2.3%, yielding a 0.2 percentage point uptick in unemployment. Broader labor outlooks can be derived from Jobs and Skills Australia's national projections from Mar-26, which model five and ten-year industry shifts across the local occupational profile. Nationally, total employment is projected to rise 6.6% over five years and 13.7% over ten years, though industry variations mean Greensborough's weighted mix is estimated to experience employment growth of 6.8% over five years and 14.0% over ten years (a basic illustrative weighting that excludes localized demographic projections).
Frequently Asked Questions - Employment
Median household income in Greensborough is $2,075 a week (about $108,000 a year), with median personal income at $903 a week. ATO records put median taxable income at $59,119 a year against an average of $75,267. 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 postcode statistics compiled by AreaSearch for financial year 2023 place the median taxpayer earnings in the suburb of Greensborough at $59,119 alongside an average of $75,267. These earnings comfortably surpass national benchmarks and outpace Greater Melbourne's median of $57,688 and average of $75,164. Factoring in the 9.62% rise in the Wage Price Index since financial year 2023, updated estimates as of March 2026 stand at roughly $64,806 for median income and $82,508 for average income. The 2021 Census situated the suburb's overall household, family, and individual incomes around the 69th percentile nationwide.
The largest single income group comprises 31.5% of residents (6,772 people) generating between $1,500 - 2,999 weekly, closely tracking the 32.8% regional benchmark. Affluent households are also prominent, with 31.1% earning more than $3,000 per week to reinforce local buying power. Housing costs absorb 13.9% of income, while disposable income ranks in the 74th percentile and the SEIFA income indicator rests in the 7th decile.
Frequently Asked Questions - Income
Greensborough had 7,762 occupied dwellings at the 2021 Census, 85% detached houses and 2% apartments. 44% are owned with a mortgage, 18% rented and 39% owned outright. At that Census the median rent was $404 a week and the median mortgage repayment $2,167 a month. Rent absorbs 19.5% of household income here and mortgage repayments 24.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census findings show that the local housing stock in Greensborough was dominated by standalone houses at 85.0%, with apartments, townhouses, and alternate dwellings making up 15.0%, diverging noticeably from metropolitan Melbourne's breakdown of 67.9% houses and 32.1% other formats. Outright homeownership was substantially elevated relative to metropolitan levels at 39.0%, with remaining tenures split between mortgaged properties (43.5%) and private rentals (17.6%). Typical monthly mortgage commitments stood at $2,167 against the regional median of $2,000, while median weekly rental expenses were $404 compared to $390 across metropolitan Melbourne. When measured against nationwide averages, Greensborough's mortgage payments distinctly outstrip the Australian figure of $1,863, with rents likewise exceeding the national benchmark of $375.
Frequently Asked Questions - Housing
Greensborough counted 7,762 households at the 2021 Census, averaging 2.6 people each. 38% are couples with children, against 27% couples without children. 22% 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
Family arrangements constitute 76.7% of all local residences, led by couples with children at 38.2%, childless couples at 27.3%, and single parent households at 10.4%. Non-family living situations account for the other 23.3% of dwellings, including single-person households at 21.5% and shared group accommodation at 1.7%. The typical household accommodates 2.6 people, aligning precisely with the Greater Melbourne median.
Frequently Asked Questions - Households
34.5% of adults in Greensborough hold a university qualification, including 22.1% with a bachelor degree and 8.3% with postgraduate qualifications, higher than 79% of areas nationally. A further 19.6% hold a vocational qualification. 9 schools serve the area, with 3,283 enrolment places and an average ICSEA of 1,075 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
Tertiary attainment is elevated in Greensborough, where 34.5% of residents aged 15+ hold a university degree compared to 30.4% across Australia overall. Bachelor degrees represent the most prevalent qualification at 22.1%, alongside postgraduate degrees at 8.3% and graduate diplomas at 4.1%. In addition, technical and trade credentials are widespread, with 31.4% of the population aged 15+ holding vocational certificates (19.6%) or advanced diplomas (11.8%). Active learning engagement is widespread throughout the community, with 27.5% of residents enrolled in an educational institution. Broken down by tier, this encompasses 9.6% attending primary schools, 7.4% in secondary education, and 4.7% undertaking tertiary study.
Frequently Asked Questions - Education
Schools Detail
Public transport in Greensborough reaches 111 stops on 14 routes, timetabled for about 9,700 services a week. The typical home sits about 220 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 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
The public transit network in Greensborough encompasses 111 operational bus stops. These boarding points are connected across 14 separate bus routes that together generate 9,687 passenger journeys each week. Local transit proximity is favorable, with residents situated an average distance of 222 meters from their closest boarding location. Reflecting the district's outer residential profile, private cars serve as the primary commuting choice at 88%, while rail captures 7%. Households maintain an average of 1.5 motor vehicles, exceeding the regional benchmark, while 37.0% of the working population performed their duties from home during the 2021 Census under prevailing COVID-19 circumstances.
Transit services provide an average volume of 1,383 daily trips across the combined network, translating to roughly 87 scheduled services weekly per designated stop. The accompanying spatial map highlights the 100 closest transit points relative to the suburban centrepoint.
Frequently Asked Questions - Transport
Transport Stops Detail
68.5% of residents in Greensborough report no long-term health condition. 5.7% need daily assistance with core activities, and 56.6% hold private health cover. The standardised death rate runs at 4.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across Greensborough are favorable overall based on AreaSearch metrics tracking chronic disease rates and mortality statistics, with general population illness rates remaining subdued despite elevated incidence among vulnerable older cohorts, supported by an exceptionally strong private health insurance coverage rate of roughly 57% of all residents (~12,158 people). Arthritis and mental health conditions represent the most commonly reported medical concerns, diagnosed in 8.2% and 8.3% of the community respectively, while 68.5% of inhabitants report zero long-term medical conditions compared to 72.6% regionally. Health metrics remain particularly positive among residents under 65.
The community features an older demographic structure, with people aged 65 and over accounting for 20.8% of the populace (4,472 people) versus 15.1% across Greater Melbourne, contributing to more complex health considerations for senior cohorts that nevertheless trail broader community performance nationally.
Frequently Asked Questions - Health
Greensborough is largely Australian-born, at 78.0% of residents, with 17.3% speaking a language other than English at home. The largest reported ancestries are Australian (24.1%) and English (24.1%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural measures show Greensborough exhibiting above-average diversity, with 22.0% of the community born overseas and 17.3% using a non-English language in domestic settings. Christianity stands as the primary religious affiliation, representing 49.7% of the populace. In terms of proportional local divergence, Judaism accounts for 0.1% of residents, compared against 1.0% across Greater Melbourne. Regarding ancestral backgrounds based on parents' birthplace, the leading lineages in Greensborough are English (24.1%), Australian (24.1%, notably outpacing the 18.4% regional average), and Irish (9.2%). Several other heritages display distinct local representation, including Italian at 7.6% (compared to 5.2% regionally), Macedonian at 1.2% (against 0.7%), and Hungarian at 0.4% (versus 0.3%).
Frequently Asked Questions - Diversity
The median resident of Greensborough is 41. 21.9% 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 age distribution in Greensborough skews higher than the broader metropolitan standard. As of August 2026, AreaSearch estimates indicate that older and retired residents (65+) comprise 20.8% of the local population compared to 15.1% across Greater Melbourne, while young to middle-aged adults (25 - 44) account for 25.1% relative to the 32.1% regional share. Consequently, the estimated median age is 41, matching the figure from the 2021 Census and remaining 4 years above the Greater Melbourne median of 37 documented at that Census. Since the Census, the proportion of seniors and retirees has expanded from 19.2% to an estimated 20.8%, with long-term forecasts to 2041 projecting this 65+ cohort to deliver the largest increase, adding 2,548 residents (57%) to reach a total of 7,020.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Greensborough
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, State agencies, Local governments Daily | Aug 2026 2 months ago all 10 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 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 — 128 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (21,070 at the 2021 Census → 21,500 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 (SAL21104). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.