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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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Greenvale (Vic.) has an estimated 26,188 residents, up from 21,274 at the 2021 Census — a change of 4,914 people, or 23.1%. Growth has averaged 4.6% a year over five years, faster than 92% of areas nationally. 1,236 new addresses have been validated here since Census night. Interstate and internal migration accounts for 58.0% of that increase. That puts 857 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
In the suburb of Greenvale (Vic.), the population stands at approximately 26,188 as of Aug 2026, according to AreaSearch evaluations combining broader ABS demographic releases with address validations post-Census. Comparing this to the 2021 Census tally of 21,274 residents shows an expansion of 4,914 individuals, or 23.1%. This figure builds upon an estimated resident population of 25,581 derived from the ABS ERP release in June 2025 alongside 1,236 new validated addresses recorded since the Census. With 856 persons per square kilometer, population density tracks close to typical AreaSearch benchmarks. Surpassing both Victoria's 9.5% rate and the national benchmark, the suburb of Greenvale (Vic.)'s 23.1% surge positions it among regional growth leaders.
While natural increase and overseas arrivals contributed positively, interstate arrivals served as the primary catalyst, supplying around 57.99999999999999% of total demographic additions. Population modelling by AreaSearch incorporates 2024 ABS/Geoscience Australia projections pegged to a 2022 baseline for SA2 areas, supplemented by 2023 Victorian State Government LGA-level data aggregated using weighted distributions where needed, with cohort trends projected outward from 2032 to 2041. Over the coming years, the suburb of Greenvale (Vic.) is anticipated to demonstrate top-decile expansion nationally, adding 21,656 persons by 2041 across aggregated SA2 boundaries to register an overall gain of 80.3% over the 16-year timeframe.
Frequently Asked Questions - Population
2,112 new dwellings have been approved in Greenvale (Vic.) over the past five years, an average of 422 a year. That places the area in the 97th percentile for residential development activity nationally, about 16 approvals per 1,000 residents a year. Of the 372 dwellings approved in the latest reporting year, 91% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 351, broadly in line with 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
Examining ABS residential approvals shows Greenvale averaging roughly 422 new dwellings annually, delivering 2,112 homes across the preceding 5 financial years. Approvals reached 351 during FY-25 to date. Between FY-21 and FY-25, new builds accommodated an average of 2.8 additional residents yearly per residence, reinforcing market demand, with typical construction values averaging $485,000 per home. Meanwhile, commercial construction activity has gathered strong pace, registering $74.2 million worth of approvals in the current financial year. Per-capita building activity in Greenvale sits 49.0% above the wider regional rate across the 5 year period, sustaining healthy buyer selection alongside established asset values and outpacing nationwide rates on the back of strong developer participation.
Detached houses comprise 91.0% of recent construction while medium and high-density formats make up 9.0%, maintaining low-density neighborhood character favored by buyers seeking space. A ratio of roughly 63 people per approval highlights ongoing local residential development. Long-term forecasts indicate Greenvale will gain 21,038 new inhabitants through 2041 relative to the newest AreaSearch quarterly figures. While current construction volumes are tracking residential gains satisfactorily, buyer competition may heighten as demographic expansion continues.
Frequently Asked Questions - Development
Development applications around Greenvale (Vic.)
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 13 current infrastructure and development projects inside Greenvale (Vic.), worth an estimated $3.72 billion. A further 93 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $84.6 billion. 35 are already under construction and 30 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. 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 closely tied to public works and urban planning frameworks. AreaSearch monitors 40 local developments of significance, prominently including the Somerton Road Precinct Structure Plan, Greenvale North (Part 2) Precinct Structure Plan, Providence Village Shopping Centre, and the Greenvale Tennis Club Pavilion and Courts Upgrade.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Providence Village Shopping Centre
Providence Village is a planned mixed-use Neighbourhood Activity Centre (NAC) located within the Providence masterplanned estate. The project features a major full-line supermarket anchor, specialty food and beverage retail, a dedicated health and medical hub, childcare, and a gym. Recent planning activity includes a 2025 permit application for building construction and illuminated signage. The development includes an extensive public realm with landscaped plazas and a proposed signalized intersection at Garibaldi and Mickleham Roads to enhance accessibility.It is expected to create 700 construction jobs and 400 ongoing local employment opportunities.
The Maples
Masterplanned residential community by Pask beside Greenvale Reservoir. Land now selling across multiple stages (including Stage 11 releases and townhomes) with a masterplan of over 450 lots, premium landscaping, pocket parks and a display village on site.
Greenvale Tennis Club Pavilion and Courts Upgrade
Multi-stage upgrade of Greenvale Tennis Club, home to a club established in 1913. Council has completed construction of two new courts, redevelopment of three existing courts, lighting and electrical upgrades, and accessibility improvements including a new ramp, with all courts now open and bookable. The final stage, a full pavilion redevelopment providing modern amenities for players, spectators and the broader community, is now under construction, alongside new carpark lighting. The pavilion stage is jointly funded by Hume City Council and the Federal Government's Investing in our Communities Program, while the new courts were funded through Council and developer contributions from the Greenvale Central Precinct Structure Plan.
Greenvale North (Part 2) Precinct Structure Plan
A 33-hectare Precinct Structure Plan approved and gazetted in September 2025. It will guide the development of a new residential community north of the Greenvale Reservoir, enabling approximately 366 new homes to support around 1,139 residents. The plan features diverse housing, pedestrian-friendly transport networks, local parks, community facilities, and vital drainage infrastructure.
Somerton Road Precinct Structure Plan (Viridian)
The Somerton Road Precinct Structure Plan has been approved and gazetted, enabling the redevelopment of approximately 15 hectares at 800-870 Somerton Road into the Viridian masterplanned community. The project will deliver around 300 new homes, local parks, walking and cycling connections, protection of significant native vegetation, and community infrastructure contributions secured through a Section 173 Agreement. Following final planning approval in late 2025, lot sales commenced and first home construction is scheduled to begin.
The Lakeside Estate
A boutique 44-lot residential land estate developed by BNG Group at 50 Brendan Road, Greenvale, on the eastern side of Brendan Road comprising Pebble Street, Redleaf Way and Leafview Drive. The 2.01 hectare site sits within the Melbourne North growth corridor under Hume City Council, close to Greenvale Reservoir, local schools, shopping and public transport, about 21km north of the Melbourne CBD. Lots range from 315sqm to 425sqm, priced from AUD 339,900, with the estate now in the construction phase and house designs progressing through the developer's design approval panel.
True North Estate
True North Estate is a master-planned residential community in Greenvale, offering elevated land parcels with views of Melbourne's skyline and Greenvale Reservoir. It features hectares of conservation area, a multi-million dollar sporting precinct, and local parks. The estate is currently sold out, with no land lots available, and the next neighbourhood release is not expected for several years pending rezoning.
Greenvale Central Precinct Structure Plan
A comprehensive long-term plan for urban development in the Greenvale Central precinct, yielding approximately 2,771 lots with an average density of 14.87 dwellings per Net Developable Hectare. The plan guides land use and development across 207.65 hectares, providing a mixture of housing choices with strong connections to Greenvale Recreation Reserve, Greenvale Shopping Centre, and regional parks. Completed in 2013 with amendments in 2017 and most recently updated in January 2024 under Amendment VC249 to facilitate small second dwellings.
13,452 residents of Greenvale (Vic.) are employed, from a labour force of 13,938. Unemployment sits at 3.5%, with participation at 69.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 19,613, about 75% 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
Local workforce attributes feature specialized construction expertise, employment stability over the preceding year, and a low 3.5% unemployment figure based on aggregated statistical district data. As of March 2026, 13,452 residents are employed, with unemployment sitting 1.3% beneath the 4.8% Greater Melbourne benchmark and workforce participation aligning closely with the metropolitan standard of 70.1%. Around 25.3% of workers indicated working from home at the Census, though pandemic restrictions at the time should be noted. Resident employment centers primarily around construction, health care & social assistance, and retail trade. Construction concentration is particularly notable, exceeding metropolitan representation by 1.4 times.
Conversely, professional & technical roles account for only 6.6% locally versus 10.1% across the wider region. Census figures comparing resident workers against local jobs suggest that this predominantly residential district provides limited internal employment opportunities. According to ABS and SALM analyses across the 12 months to March 2026, the local labor pool contracted by 0.8% and employment experienced no net decrease, bringing a 0.7 percentage point drop in the unemployment rate. In contrast, Greater Melbourne saw employment climb 2.1%, labor force rise 2.3%, and unemployment lift by 0.2 percentage points. Aligning Mar-26 Jobs and Skills Australia projections against the resident industry profile offers indicative outlooks, with nationwide employment anticipated to rise 6.6% across five years and 13.7% across ten years amid varying sectoral rates. Applying this weighting suggests Greenvale employment could expand by 6.2% over five years and 12.8% over ten years, noting this extrapolation does not incorporate local demographic forecasts.
Frequently Asked Questions - Employment
Median household income in Greenvale (Vic.) is $2,262 a week (about $118,000 a year), with median personal income at $796 a week. ATO records put median taxable income at $55,076 a year against an average of $69,448. 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 data for financial year 2023 shows median income at $55,076 and average income at $69,448 in Greenvale, tracking slightly ahead of nationwide standards while sitting below Greater Melbourne measures of $57,688 (median) and $75,164 (average). Incorporating 9.62% Wage Price Index growth since financial year 2023 yields updated estimates of roughly $60,374 for median earnings and $76,129 for average earnings as of March 2026. Weekly household earnings place in the 81st percentile ($2,262), contrasting with individual income at the 48th percentile. In terms of earnings distribution, 37.6% (9,846 residents) earn $1,500 - 2,999 per week, matching broader regional patterns of 32.8%.
Households taking in over $3,000 weekly represent 32.2%, indicating solid local spending capacity. Housing costs consume 14.5% of income, resident disposable income ranks in the 82nd percentile, and the SEIFA income metric sits in the 7th decile.
Frequently Asked Questions - Income
Greenvale (Vic.) had 6,346 occupied dwellings at the 2021 Census, 97% detached houses and 0% apartments. 55% are owned with a mortgage, 13% rented and 33% owned outright. At that Census the median rent was $430 a week and the median mortgage repayment $2,167 a month, a total housing cost higher than 75% of areas nationally. Rent absorbs 19.0% of household income here and mortgage repayments 22.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Housing stock recorded at the most recent Census was composed of 97.0% standalone houses and 3.0% alternative formats such as semi-detached homes and apartments, compared to 67.9% houses and 32.1% alternative types across Melbourne metro. Outright ownership stood at 32.5%, higher than the metropolitan benchmark, with 55.0% of homes under a mortgage and 12.6% leased. Typical housing repayments sat above metropolitan figures, recording a median monthly mortgage of $2,167 against $2,000 across Melbourne metro, and weekly rent at $430 versus $390. Across Australia, Greenvale compares against national medians of $1,863 for monthly mortgages and $375 for weekly rents.
Frequently Asked Questions - Housing
Greenvale (Vic.) counted 6,346 households at the 2021 Census, an estimated 7,812 today, averaging 3.2 people each. 55% are couples with children, more than in 97% of areas nationally, against 23% couples without children. 9% 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 units account for 90.0% of local living arrangements, made up of couples with children (55.0%), childless couples (23.3%), and single parents (10.8%). The remaining 10.0% consists of non-family arrangements, with single-person residences at 9.2% and share accommodation at 0.8%. Average household occupancy of 3.2 individuals exceeds the Greater Melbourne figure of 2.6.
Frequently Asked Questions - Households
26.3% of adults in Greenvale (Vic.) hold a university qualification, including 19.0% with a bachelor degree and 5.2% with postgraduate qualifications. A further 19.1% hold a vocational qualification. 7 schools serve the area, with 4,773 enrolment places and an average ICSEA of 1,038 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 presents a development focus for the district, with 26.3% holding university degrees compared to 37.0% across Greater Melbourne. Bachelor degrees account for 19.0%, postgraduate credentials represent 5.2%, and graduate diplomas make up 2.1%. Vocational qualifications are prominent, with 30.9% of persons aged 15+ holding trade training, including 11.8% with advanced diplomas and 19.1% possessing certificates. Engagement in formal study is strong, with 31.3% of the community undertaking education. This encompasses 10.2% attending primary school, 8.5% in secondary education, and 5.9% enrolled in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Greenvale (Vic.) reaches 78 stops on 3 routes, timetabled for about 2,400 services a week. The typical home sits about 260 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 2.1 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
Network coverage includes 78 bus stops across Greenvale operated via 3 distinct routes that deliver 2,401 scheduled services each week. Average distance to boarding points is 255 meters. Private vehicles dominate outward commuting at 93%, with vehicle availability averaging 2.1 per home, tracking above regional norms. Additionally, 25.3% of workers reported working from home during the 2021 Census. Transit services deliver an average of 343 daily journeys across the network, translating to around 30 services each week for every transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
77.9% of residents in Greenvale (Vic.) report no long-term health condition, a healthier profile than 80% of areas nationally. 5.1% need daily assistance with core activities, and 54.3% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Chronic disease tracking and mortality statistics reflect very favorable health metrics throughout Greenvale across every demographic band, while private health insurance adoption is solid at approximately 54% of the population (~14,214 people), compared to 56.7% across Greater Melbourne. Asthma (6.1%) and arthritis (5.5%) represent the most prevalent health diagnoses, whereas 77.9% of the local population reported no long-term medical conditions compared to 72.6% regionally. The working-age group displays low chronic illness, while seniors aged 65 and over make up 11.6% (3,037 people) versus 15.1% across Greater Melbourne, maintaining favorable wellness standards aligned with broader benchmarks.
Frequently Asked Questions - Health
34.8% of Greenvale (Vic.) residents were born overseas and 47.6% speak a language other than English at home, more culturally diverse than 82% of areas nationally. The largest reported ancestries are Italian (17.1%) and Australian (14.2%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural metrics show 34.8% of residents were born overseas and 47.6% converse in a non-English language at home. Christianity is the predominant religious affiliation at 58.3%, while Islamic adherence is notably elevated at 20.4% compared to 5.6% across Greater Melbourne. Examining parental birthplace, the primary ancestries comprise Other at 27.5% (against 14.6% regionally), Italian at 17.1% (compared to 5.2% across Greater Melbourne), and Australian at 14.2%. Additional distinct representations include Lebanese background at 4.0% (versus 0.8% regionally), Maltese at 3.4% (versus 1.1%), and Sri Lankan heritage at 1.5% (versus 0.8%).
Frequently Asked Questions - Diversity
The median resident of Greenvale (Vic.) is 35, younger than 76% of areas nationally. 28.2% 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
Demographics reflect a comparatively youthful balance, with residents aged 0 - 24 comprising 35.4% as at August 2026 against 30.5% across Greater Melbourne, while seniors aged 65+ make up 11.6% compared to 15.1% regionally. Median age is estimated at 35 as at August 2026, identical to 2021 Census levels and 2 years younger than the metropolitan standard of 37 at that time. The 45 - 64 age bracket saw the clearest contraction since the Census, decreasing from 25.5% to an estimated 23.3%. Young people aged 0 - 24 are projected to expand by 6,514 (70%) to reach 15,785 by 2041, while the 65+ cohort is anticipated to record the fastest relative increase, expanding 124% to 6,795 persons.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Greenvale (Vic.)
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 13 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 — 1,236 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (21,274 at the 2021 Census → 26,188 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 (SAL21105). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.