Greenvale (Vic.)

Greenvale has seen population growth performance typically on par with national averages when looking at short and medium term trends

The population of Greenvale (Vic.) is estimated at approximately 320,776 as of November 2025, based on ABS population updates and new addresses validated by AreaSearch. This figure represents an increase of 10,264 people since the 2021 Census, which reported a population of 310,512. The change is inferred from the resident population estimate of 24,861 by AreaSearch following examination of the latest ERP data release by ABS in June 2024 and an additional 961 validated new addresses since the Census date. This results in a population density ratio of 10,496 persons per square kilometer, placing Greenvale in the upper quartile relative to national locations assessed by AreaSearch. The primary driver of population growth was natural growth, with overseas migration and interstate migration playing minimal roles.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and utilising VIC State Government's Regional/LGA projections for areas not covered by this data, adjusted employing weighted aggregation methods. According to these projections, Greenvale is expected to have population growth just below the median of Australian statistical areas, expanding by 36,462 persons to reach approximately 357,238 by 2041, reflecting an increase of 18.5% over the 17-year period.

AreaSearch assessment of residential approval activity sees Greenvale among the top 30% of areas assessed nationwide

AreaSearch analysis of ABS building approval numbers in Greenvale shows approximately 1,042 dwellings receiving development approval annually. Over the past five financial years, from FY-21 to FY-25, around 5,213 homes have been approved, with an additional 305 approved so far in FY-26. On average, about 0.9 people per year moved to the area for each dwelling built during these years, indicating that supply is meeting or exceeding demand and supporting potential population growth while providing greater buyer choice.

The average construction value of new properties is $893,000, suggesting a focus on the premium market with high-end developments. This financial year has seen $769.1 million in commercial approvals, demonstrating significant local commercial activity. Compared to Greater Melbourne, Greenvale has notably less development activity, with 54.0% fewer approvals per person. This limited new construction typically reinforces demand and pricing for existing homes. The current new development mix consists of 52.0% detached dwellings and 48.0% attached dwellings, including a growing number of townhouses and apartments to cater to various price points and lifestyle preferences.

This marks a significant shift from the existing housing pattern, which is currently 188.0% houses, potentially indicating diminishing developable land availability and evolving housing affordability needs. Greenvale has approximately 490 people per dwelling approval, suggesting an established market. With population projections indicating stability or decline, Greenvale may experience reduced pressure on housing in the future, potentially creating opportunities for buyers.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified a total of 40 projects likely to affect the region. Notable projects include the 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.

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.

AreaSearch analysis of employment trends sees Greenvale performing better than 90% of local markets assessed across Australia

Greenvale has a highly educated workforce with strong representation in professional services. The unemployment rate was 3.7% as of the past year, showing an estimated employment growth of 1.4%.

As of June 2025, 99,411 residents were employed, with an unemployment rate of 1.0%, lower than Greater Melbourne's 4.6%. Workforce participation was high at 130.4% compared to Greater Melbourne's 64.1%. Employment is concentrated in construction, health care & social assistance, and education & training, with a particularly strong specialization in construction at 3.2 times the regional level. Finance & insurance employment is under-represented at 4.6%, compared to Greater Melbourne's 4.9%.

Many residents commute elsewhere for work based on Census data. Between June 2024 and June 2025, employment levels increased by 1.4% and labour force by 1.2%, reducing the unemployment rate by 0.2 percentage points. In comparison, Greater Melbourne had employment growth of 3.5%, labour force growth of 4.0%, and an unemployment increase of 0.5 percentage points. National employment forecasts from Sep-22 project a 6.6% expansion over five years and 13.7% over ten years. Applying these projections to Greenvale's employment mix suggests local employment should increase by 6.3% over five years and 13.1% over ten years, based on a simple weighting extrapolation for illustrative purposes.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

AreaSearch's latest postcode level ATO data for financial year 2022 shows that Greenvale has one of the highest incomes nationally. The median assessed income is $105,520 and the average income stands at $131,420. This contrasts with Greater Melbourne's median income of $54,892 and average income of $73,761. Based on a 12.16% increase in wages since financial year 2022, current estimates for Greenvale would be approximately $118,351 (median) and $147,401 (average) as of September 2025. According to the Census 2021 income data, household incomes in Greenvale rank at the 128th percentile with weekly earnings of $3,764. The majority of individuals, 69.6%, fall within the $1,500 - $2,999 earnings band (223,260 individuals), which is similar to the surrounding region where 32.8% occupy this range. Greenvale demonstrates economic diversity with 40.4% in constrained financial circumstances and 48.4% achieving substantial weekly earnings. After housing costs, residents retain 170.6% of their income, indicating strong purchasing power. The area's SEIFA income ranking places it in the 12th 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 187.6% houses and 12.6% other dwellings. In comparison, Melbourne metro had 87.6% houses and 12.4% other dwellings. Home ownership in Greenvale was 72.2%, with mortgaged dwellings at 99.2% and rented ones at 28.6%. The median monthly mortgage repayment in the area was $3,900, higher than Melbourne metro's average of $1,834. Weekly rent in Greenvale stood at $760, compared to Melbourne metro's $369. Nationally, Greenvale's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Greenvale features high concentrations of family households, with a higher-than-average median household size

Family households constitute 153.4 percent of all households, consisting of 73.0 percent couples with children, 56.2 percent couples without children, and 22.6 percent single parent families. Non-family households account for -53.4 percent, with lone person households at 42.6 percent and group households comprising 4.0 percent of the total. The median household size is 5.4 people, which is larger than the Greater Melbourne average of 3.2.

Greenvale demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

In Greenvale, educational attainment is notably high with 47.6% of residents aged 15 and above holding university qualifications, surpassing the SA3 area's 24.3% and the SA4 region's 27.7%. Bachelor degrees are most prevalent at 32.0%, followed by postgraduate qualifications (9.2%) and graduate diplomas (6.4%). Vocational credentials are also prominent with 79.0% of residents aged 15 and above holding such qualifications, including advanced diplomas (24.8%) and certificates (54.2%). Educational participation is high at 55.4%, with 19.4% in primary education, 15.6% in secondary education, and 7.6% pursuing tertiary education.

Greenvale operates a robust network of seven schools educating approximately 4,773 students, with typical Australian school conditions (ICSEA: 1038) and balanced educational opportunities. The area functions as an education hub with 31.0 school places per 100 residents, significantly above the regional average of 17.5, attracting students from surrounding communities.

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

Greenvale has 1,542 active public transport stops, all of which are bus stops. These stops are served by 156 different routes that together facilitate 30,594 weekly passenger trips. The accessibility of these services is limited, with residents typically located 830 meters from the nearest stop.

On average, there are 4,370 trips per day across all routes, which translates to approximately 19 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

Greenvale's health outcomes show excellent results with very low prevalence of common health conditions across all age groups. The rate of private health cover is exceptionally high at approximately 105%, covering 336,044 people, compared to Greater Melbourne's 49.1% and the national average of 55.3%. Mental health issues and asthma are the most common medical conditions in the area, affecting 18.4 and 17.2% of residents respectively.

Notably, 133.8% of residents claim to be completely clear of medical ailments, compared to Greater Melbourne's 76.3%. Greenvale has a higher proportion of seniors aged 65 and over at 38.8%, with 124,525 people falling into this age group, compared to Greater Melbourne's 10.8%. Health outcomes among seniors in Greenvale are particularly strong, outperforming the general population in health metrics.

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 population has a high level of cultural diversity, with 35.0% born overseas and 16.6% speaking languages other than English at home. Christianity is the predominant religion in Greenvale, accounting for 80.8% of its population. Notably, Judaism, which comprises 0.2% of Greenvale's population, is overrepresented compared to Greater Melbourne where it makes up 0%.

In terms of ancestry, the top three groups are English (61.8%), Australian (56.2%), and Irish (16.2%), all substantially higher than their respective regional averages. Other notable divergences include Dutch at 6.4% in Greenvale compared to 0.3% regionally, Hungarian at 0.6% versus 0.1%, and Sri Lankan at 0.6% against a regional average of 1.1%.

Greenvale ranks among the oldest 10% of areas nationwide

Greenvale's median age is 80 years, significantly higher than Greater Melbourne's 37 and Australia's 38. Age cohorts in Greenvale mirror those in Greater Melbourne. The 55-64 cohort is well above the national average of 11.2%. Post-2021 Census data shows the 75 to 84 age group grew from 11.0% to 13.8%, while the 35 to 44 cohort increased from 26.2% to 27.8%. Conversely, the 25 to 34 cohort declined from 24.6% to 22.0%, and the 45 to 54 group dropped from 27.4% to 26.0%. By 2041, demographic projections reveal significant shifts in Greenvale's age structure. The 85+ group is projected to grow by -41% (-5,310 people), reaching 7,713 from 13,023. Population declines are projected for the 85+ and 75 to 84 cohorts.