Greenvale (Vic.)

Greenvale lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

As of Nov 2025, the estimated population for the Greenvale (Vic.) statistical area (Lv2) is around 26,717. This reflects a growth of 5,443 people since the Census in 2021, when it had a population of 21,274. The increase is inferred from AreaSearch's estimation of the resident population at 24,864 following examination of ABS's latest ERP data release (June 2024), combined with an additional 961 validated new addresses since the Census date. This results in a density ratio of 874 persons per square kilometer, comparable to averages seen across locations assessed by AreaSearch. The Greenvale (Vic.) (SA2) experienced a growth rate of 25.6% between 2021 and Nov 2025, exceeding the national average of 9.7%. Interstate migration contributed approximately 57.99999999999999% to overall population gains during recent periods, with natural growth and overseas migration also being positive factors.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 using a base year of 2022. For areas not covered by this data, AreaSearch uses the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future projections anticipate exceptional growth, placing the Greenvale (Vic.) (SA2) in the top 10 percent of national areas, with an expected expansion of 23,273 persons to reach a total population of 50,990 by 2041, reflecting a gain of 79.8% over the 17-year period.

The level of residential development activity in Greenvale was found to be higher than 90% of real estate markets across the country

AreaSearch analysis of ABS building approval numbers indicates Greenvale has received around 423 dwelling approvals per year on average over the past five financial years, totalling approximately 2,115 homes. As of FY-26183 approvals have been recorded. On average, about 2.5 people move to the area annually for each new home constructed between FY-21 and FY-25, suggesting healthy demand. New homes are being built at an average expected construction cost value of $447,000, slightly above the regional average.

In FY-26, $74.2 million in commercial approvals have been registered, indicating high levels of local commercial activity. Compared to Greater Melbourne, Greenvale has 56.0% more building activity per person, offering buyers greater choice and showing robust developer interest. New building activity comprises 90.0% detached houses and 10.0% medium and high-density housing, maintaining the area's traditional low density character with a focus on family homes. With around 63 people per dwelling approval, Greenvale exhibits growth area characteristics. According to AreaSearch's latest quarterly estimate, Greenvale is projected to gain 21,318 residents by 2041, and development is keeping pace with this projected growth, although buyers may face increasing competition as the population expands.

Population forecasts indicate Greenvale will gain 21,318 residents through to 2041 (from the latest AreaSearch quarterly estimate). Development is keeping reasonable pace with projected growth, though buyers may face increasing competition as the population expands.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 41 projects likely impacting the area. Notable ones include Somerton Road Precinct Structure Plan, Providence Village Shopping Centre, Greenvale Tennis Club Pavilion and Courts Upgrade, and Greenvale North (Part 2) Precinct Structure Plan. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

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The employment landscape in Greenvale shows performance that lags behind national averages across key labour market indicators

Greenvale has a skilled workforce with the construction sector being particularly prominent. The unemployment rate in Greenvale is 4.4%, with an estimated employment growth of 1.2% over the past year, according to AreaSearch's statistical area data aggregation.

As of September 2025, there are 13,605 residents employed while the unemployment rate is 0.3% lower than Greater Melbourne's rate of 4.7%. The workforce participation rate in Greenvale is 66.1%, compared to Greater Melbourne's 64.1%. Leading employment industries among residents include construction, health care & social assistance, and retail trade. Construction shows strong specialization with an employment share 1.4 times the regional level.

Conversely, professional & technical services have lower representation at 6.6% versus the regional average of 10.1%. The area appears to offer limited local employment opportunities based on Census working population vs resident population comparison. Over the 12 months to September 2025, employment in Greenvale increased by 1.2%, while labour force increased by 2.1%, resulting in an unemployment rise of 0.9 percentage points. In contrast, Greater Melbourne recorded employment growth of 3.0% and unemployment rising by 0.3 percentage points. State-level data to 25-Nov shows Victoria's employment grew by 1.13% year-on-year, with the state unemployment rate at 4.7%, compared to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Greenvale's employment mix indicates local employment should increase by 6.2% over five years and 12.8% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows Greenvale's median income among taxpayers is $55,076 and the average is $69,448. Nationally, this is slightly above average. In Greater Melbourne, the median is $57,688 with an average of $75,164. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates for Greenvale would be approximately $59,620 (median) and $75,177 (average) as of September 2025. According to Census 2021 income data, household incomes rank at the 81st percentile ($2,262 weekly), while personal income ranks at the 48th percentile. Income analysis reveals that 37.6% of residents earn between $1,500 and $2,999 weekly (10,045 residents), mirroring the metropolitan region where 32.8% fall into this bracket. Notably, 32.2% of residents earn above $3,000 weekly, indicating strong economic capacity in the suburb. Housing accounts for 14.5% of income, with residents ranking within the 82nd percentile for disposable income. The area's SEIFA income ranking places it in the 7th decile.

Greenvale is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Greenvale's dwellings, as per the latest Census, consisted of 97.0% houses and 3.0% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Melbourne metro's 87.6% houses and 12.4% other dwellings. Home ownership in Greenvale stood at 32.5%, with mortgaged dwellings at 55.0% and rented ones at 12.6%. The median monthly mortgage repayment was $2,167, exceeding Melbourne metro's average of $1,834. Median weekly rent in Greenvale was $430, higher than Melbourne metro's $369. Nationally, Greenvale's mortgage repayments were significantly higher at $2,167 compared to the Australian average of $1,863, while rents were substantially above the national figure of $375.

Greenvale features high concentrations of family households, with a fairly typical median household size

Family households constitute 90.0% of all households, including 55.0% couples with children, 23.3% couples without children, and 10.8% single parent families. Non-family households comprise the remaining 10.0%, with lone person households at 9.2% and group households at 0.8%. The median household size is 3.2 people, aligning with the Greater Melbourne average.

The educational profile of Greenvale exceeds national averages, with above-average qualification levels and academic performance metrics

The area's university qualification rate is 26.3%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are most common at 19.0%, followed by postgraduate qualifications (5.2%) and graduate diplomas (2.1%). Vocational credentials are prevalent, with 30.9% of residents aged 15+ holding them, including advanced diplomas (11.8%) and certificates (19.1%). Educational participation is high, with 31.3% of residents currently enrolled in formal education, comprising 10.2% in primary, 8.5% in secondary, and 5.9% in tertiary education.

Educational participation is notably high, with 31.3% of residents currently enrolled in formal education. This includes 10.2% in primary education, 8.5% in secondary education, and 5.9% pursuing tertiary education.

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

Greenvale has 78 active public transport stops, all of which are bus stops. These are served by three different routes that together facilitate 1,481 weekly passenger trips. The accessibility of the transport system is rated as good, with residents on average being located 255 meters from their nearest stop.

The services run at a frequency of 211 trips per day across all routes, which equates to approximately 18 weekly trips per individual stop.

Greenvale's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Health outcomes data shows excellent results throughout Greenvale, with very low prevalence of common health conditions across all age groups. The rate of private health cover is approximately 54% of the total population (~14,501 people), compared to 49.5% across Greater Melbourne.

Asthma and arthritis are the most prevalent medical conditions in the area, affecting 6.1% and 5.5% of residents respectively. A total of 77.9% of residents report being completely clear of medical ailments, compared to 76.3% across Greater Melbourne. Greenvale has 11.5% of its population aged 65 and over (3,072 people). Health outcomes among seniors are particularly strong, mirroring the general population's health profile.

Greenvale is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Greenvale's cultural diversity is notable, with 34.8% of its population born overseas and 47.6% speaking a language other than English at home. Christianity is the dominant religion in Greenvale, comprising 58.3%. However, Islam is overrepresented compared to Greater Melbourne, making up 20.4% versus 24.1%.

The top three ancestry groups are Other (27.5%), Italian (17.1%), and Australian (14.2%). Notably, Maltese, Lebanese, and Sri Lankan ethnicities are also overrepresented in Greenvale compared to regional averages: Maltese at 3.4% versus 1.8%, Lebanese at 4.0% versus 4.2%, and Sri Lankan at 1.5% versus 1.1%.

Greenvale's population is younger than the national pattern

Greenvale's median age of 35 years is slightly younger than Greater Melbourne's 37 and the national average of 38. The 5-14 age group comprises 14.9%, which is higher than Greater Melbourne's percentage. However, the 25-34 cohort makes up 13.2%, lower than Greater Melbourne's figure. Between 2021 and present, the 35 to 44 age group has increased from 14.4% to 15.6%. Conversely, the 25 to 34 cohort has decreased from 14.7% to 13.2%, and the 45 to 54 group has dropped from 13.4% to 12.2%. By 2041, population forecasts indicate significant demographic changes in Greenvale. The 45 to 54 age cohort is projected to grow exceptionally, increasing by 3,774 people (116%) from 3,259 to 7,034.