Lower Plenty

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

Based on analysis of ABS population updates for the broader area, the estimated population of Lower Plenty as of November 2025 is around 4,094. This reflects an increase of 132 people since the 2021 Census, which reported a population of 3,962 people. The change was inferred from the resident population of 4,073 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 21 validated new addresses since the Census date. This level of population equates to a density ratio of 601 persons per square kilometer. Lower Plenty's growth rate of 3.3% since census positions it within 1.8 percentage points of the SA3 area (5.1%), demonstrating competitive growth fundamentals. Population growth for the suburb was primarily driven by overseas migration, contributing approximately 60.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising 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 from these aggregations are also applied across all areas for years 2032 to 2041. Moving forward with demographic trends, a significant population increase in the top quartile of statistical areas analysed by AreaSearch is forecast. The suburb is expected to increase by 1,663 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 40.6% in total over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Lower Plenty, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis of ABS building approval numbers shows Lower Plenty had around 13 dwelling approvals annually on average over the past five financial years. This totals an estimated 65 homes. In FY-26 so far, there have been 3 approvals. The average population growth per dwelling built in the area between FY-21 and FY-25 was 0.8 people per year.

This indicates supply meeting or exceeding demand, offering more buyer choices while supporting potential population growth above projections. New homes are being constructed at an average value of $784,000, suggesting a focus on premium properties by developers. In this financial year, $5.9 million in commercial approvals have been registered, reflecting the area's residential character. Compared to Greater Melbourne, Lower Plenty has 52.0% less construction per person. This limited new supply generally supports stronger demand and values for established dwellings. Recent construction comprises 57.0% detached dwellings and 43.0% townhouses or apartments, marking a shift from the current housing mix of 75.0% houses.

The estimated population count in Lower Plenty is 408 people per dwelling approval, indicating its quiet development environment. According to AreaSearch's latest quarterly estimate, the area will gain 1,661 residents by 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing buyer competition and supporting stronger price growth.

Lower Plenty 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 identified 11 projects that could affect the region, notably including Montmorency North Pavilion Refurbishment, Plenty River Trail Upgrades, Hurstbridge Rail Line Upgrades (Watsonia-Eltham), and Level Crossing Removal - North Eastern Program Alliance (Hurstbridge corridor). 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 labour market in Lower Plenty shows considerable strength compared to most other Australian regions

Lower Plenty has an educated workforce with strong professional services representation. The unemployment rate was 2.5% in the past year, with estimated employment growth of 1.9%.

As of June 2025, 2,202 residents are employed, and the unemployment rate is 2.1% lower than Greater Melbourne's rate of 4.6%. Workforce participation is at 61.5%, below Greater Melbourne's 64.1%. The dominant employment sectors include health care & social assistance, construction, and education & training. Construction has notable concentration with levels at 1.4 times the regional average.

Accommodation & food services have limited presence at 4.3% compared to the regional average of 6.4%. Local employment opportunities appear limited based on Census data comparing working population to resident population. In the past year, employment increased by 1.9%, labour force by 1.0%, reducing unemployment by 0.8 percentage points. Greater Melbourne experienced employment growth of 3.5% and labour force growth of 4.0%. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest potential future demand within Lower Plenty. National employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with varying growth rates between industry sectors. Applying these projections to Lower Plenty's employment mix suggests local employment should increase by 6.8% over five years and 13.9% over ten years.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for the financial year 2022 shows Lower Plenty's median income among taxpayers is $59,818, with an average of $79,268. Nationally, this is extremely high compared to Greater Melbourne's median of $54,892 and average of $73,761. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates for Lower Plenty would be approximately $67,092 (median) and $88,907 (average) as of September 2025. According to the 2021 Census, incomes in Lower Plenty cluster around the 74th percentile nationally. The earnings profile shows that 30.4% of residents (1,244 people) fall within the $1,500 - 2,999 bracket, mirroring the surrounding region where 32.8% occupy this bracket. Economic strength is evident with 33.9% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. After housing costs, residents retain 87.8% of their income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 9th decile.

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

Lower Plenty's dwelling structure, as per the latest Census, consisted of 75.2% houses and 24.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 76.0% houses and 24.0% other dwellings. Home ownership in Lower Plenty stood at 44.7%, with mortgaged dwellings at 40.0% and rented ones at 15.3%. The median monthly mortgage repayment was $2,200, higher than Melbourne metro's $2,167. Median weekly rent was $400, similar to Melbourne metro's $399. Nationally, Lower Plenty's mortgage repayments were significantly higher than the Australian average of $1,863, while rents exceeded the national figure of $375.

Lower Plenty has a typical household mix, with a fairly typical median household size

Family households comprise 72.5 percent of all households, including 33.4 percent couples with children, 29.3 percent couples without children, and 8.6 percent single parent families. Non-family households account for the remaining 27.5 percent, with lone person households at 26.0 percent and group households comprising 1.4 percent of the total. The median household size is 2.5 people, which matches the Greater Melbourne average.

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

The area's educational profile is notable with university qualification rates at 38.2% of residents aged 15+, surpassing the Australian average of 30.4% and the SA4 region's rate of 32.8%. Bachelor degrees are most common at 25.0%, followed by postgraduate qualifications (8.4%) and graduate diplomas (4.8%). Vocational credentials are also prevalent, with 27.9% of residents aged 15+ holding such qualifications - advanced diplomas at 11.8% and certificates at 16.1%.

Educational participation is high, with 27.3% of residents currently enrolled in formal education, including 9.2% in primary, 7.9% in secondary, and 5.5% in tertiary education. Lower Plenty Primary School serves the local community with an enrollment of 126 students as of a specific date. The area exhibits significant socio-educational advantages and academic achievement (ICSEA: 1114). There is one school focusing exclusively on primary education, with secondary options available in nearby areas. Local school capacity is limited at 3.1 places per 100 residents compared to the regional average of 18.4, leading many families to travel for schooling.

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

Lower Plenty has 13 active public transport stops. All of these are bus stops. They are served by 5 different routes.

Together, these routes provide 1,982 weekly passenger trips. The accessibility of the transport is rated as good. Residents typically live 377 meters from the nearest stop. On average, there are 283 trips per day across all routes. This equates to about 152 weekly trips per individual stop.

Lower Plenty's residents are relatively healthy in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Lower Plenty's health metrics closely align with national benchmarks. Common health conditions are seen across both young and old age cohorts at a standard level.

Private health cover is exceptionally high, at approximately 58% of the total population (2,379 people), compared to 60.3% across Greater Melbourne. The most common medical conditions are arthritis and mental health issues, impacting 9.0 and 7.7% of residents respectively. 67.0% of residents declare themselves completely clear of medical ailments, compared to 69.3% across Greater Melbourne. As of 24th June 2021, the area has 24.6% of residents aged 65 and over (1,007 people), which is higher than the 19.8% in Greater Melbourne. Health outcomes among seniors are above average, broadly in line with the general population's health profile.

In terms of cultural diversity, Lower Plenty records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Lower Plenty's cultural diversity is roughly comparable to the wider region, with 81.3% of its population born in Australia, 91.2% being citizens, and 86.7% speaking English only at home. Christianity is the predominant religion in Lower Plenty, comprising 52.0% of people. However, Judaism is slightly overrepresented compared to Greater Melbourne, with 0.2% of Lower Plenty's population identifying as such.

The top three ancestry groups are English (26.5%), Australian (23.1%), and Irish (9.4%). Notably, Macedonian (1.4%) and Italian (7.8%) populations in Lower Plenty are slightly higher than the regional averages of 1.1% and 7.7%, respectively. Serbian ancestry is also somewhat overrepresented at 0.5%.

Lower Plenty hosts an older demographic, ranking in the top quartile nationwide

The median age in Lower Plenty is 45 years, which is significantly higher than Greater Melbourne's average of 37 years and Australia's median age of 38 years. Compared to Greater Melbourne, Lower Plenty has a higher proportion of residents aged 65-74 years (11.6%) but fewer residents aged 25-34 years (7.6%). According to the 2021 Census, the population aged 15-24 increased from 10.9% to 12.4%, while the 75-84 age group rose from 7.6% to 8.8%. Conversely, the 25-34 age group decreased from 9.5% to 7.6%. By 2041, demographic projections indicate significant shifts in Lower Plenty's age structure. The 85+ age group is expected to grow by 175%, reaching 472 people from 171. Meanwhile, the 0-4 age cohort will grow by a modest 5% (7 people).