Manor Lakes

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

The suburb of Manor Lakes had an estimated population of around 15,257 as of February 2026, according to analysis of ABS population updates and new addresses validated by AreaSearch. This represents a growth of 2,582 people (20.4%) since the 2021 Census, which recorded a population of 12,675. The increase is inferred from an estimated resident population of 14,765 based on AreaSearch's examination of the latest ERP data release by the ABS in June 2024 and an additional 1,389 validated new addresses since the Census date. This results in a population density ratio of 951 persons per square kilometer, roughly in line with averages across locations assessed by AreaSearch. Manor Lakes' growth rate exceeded both national (9.9%) and state averages, making it a growth leader in the region. Natural growth contributed approximately 39.0% of overall population gains during recent periods, while overseas migration and interstate migration also played positive roles.

AreaSearch's projections for Manor Lakes are based on ABS/Geoscience Australia data released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch uses the VIC State Government's Regional/LGA projections from 2023, adjusted using 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 Manor Lakes in the top 10 percent of statistical areas analysed by AreaSearch. By 2041, the suburb is expected to increase by 12,994 persons, reflecting an overall increase of 81.6% over the 17-year period.

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

AreaSearch analysis of ABS building approval numbers allocated from statistical area data indicates Manor Lakes averaged approximately 314 new dwelling approvals annually over the past five financial years, totalling an estimated 1,572 homes. As of FY-26187 approvals have been recorded. On average, each dwelling built between FY-21 and FY-25 resulted in 2.1 new residents per year, reflecting strong demand that supports property values. New homes are being constructed at an average expected cost value of $370,000.

In the current financial year, $791,000 in commercial development approvals have been recorded, suggesting minimal commercial development activity compared to residential growth. Relative to Greater Melbourne, Manor Lakes exhibits 52.0% higher building activity per person, offering buyers greater choice and reflecting strong developer confidence in the area. Recent construction comprises 96.0% detached houses and 4.0% townhouses or apartments, preserving the area's low density nature and attracting space-seeking buyers with an average of around 39 people per dwelling approval. According to AreaSearch's latest quarterly estimate, Manor Lakes is projected to grow by approximately 12,446 residents through to 2041. Current development levels appear aligned with future requirements, suggesting stable market conditions without significant price pressures.

Looking ahead, Manor Lakes is expected to grow by 12,446 residents through to 2041 (from the latest AreaSearch quarterly estimate). Existing development levels seem aligned with future requirements, maintaining stable market conditions without significant price pressures.

Manor Lakes has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 20 projects likely to impact this region. Notable projects include Savana Estate, Manor Lakes Park Hub - Bunnings & Retail Precinct, Parkbrook, and Manor Lakes Estate Development. The following list details those expected to be most relevant.

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

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Manor Lakes has seen below average employment performance when compared to national benchmarks

Manor Lakes has a highly educated workforce with strong representation in professional services. The unemployment rate was 5.3% as of September 2025. Employment grew by an estimated 5.1% over the past year.

There are 8,292 residents employed currently, with an unemployment rate of 5.7%, which is 0.7% higher than Greater Melbourne's rate of 4.7%. Workforce participation in Manor Lakes stands at 84.4%, compared to Greater Melbourne's 71.0%. According to Census responses, 36.6% of residents work from home. The key industries for employment among residents are professional & technical services, health care & social assistance, and retail trade.

Finance & insurance has a particularly strong presence with an employment share of 1.9 times the regional level, while construction has limited presence at 6.9%, compared to the regional average of 9.7%. Employment opportunities locally appear limited, as indicated by the count of Census working population versus resident population. Over the 12 months to September 2025, employment increased by 5.1% and labour force grew by 6.2%, leading to a rise in unemployment rate by 0.9 percentage points. In comparison, Greater Melbourne saw employment grow by 3.0%, labour force expand by 3.3%, and unemployment rise by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Manor Lakes' employment should increase by 6.8% over five years and 13.9% over ten years, based on a simple weighting extrapolation of industry-specific projections against the local employment profile.

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 ending June 2023 shows Manor Lakes' median income among taxpayers was $55,011, with an average of $63,972. This is below the national average. Greater Melbourne had a median income of $57,688 and an average of $75,164 during this period. Based on Wage Price Index growth of 8.25% since June 2023, estimated incomes for Manor Lakes as of September 2025 would be approximately $59,549 (median) and $69,250 (average). According to the 2021 Census, Manor Lakes' household, family, and personal incomes rank highly nationally, between the 73rd and 83rd percentiles. The earnings profile shows that 43.6% of residents (6,652 people) fall into the $1,500 - 2,999 income bracket, aligning with regional trends where this cohort represents 32.8%. Economic strength is evident as 30.8% of households achieve high weekly earnings exceeding $3,000, supporting elevated consumer spending. High housing costs consume 16.6% of income, but strong earnings place disposable income at the 81st percentile nationally. The area's SEIFA income ranking places it in the 6th decile.

Manor Lakes is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Manor Lakes' dwellings, as per the latest Census, consisted of 95.0% houses and 5.0% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Manor Lakes stood at 8.0%, with mortgaged dwellings at 65.2% and rented ones at 26.8%. The median monthly mortgage repayment was $1,900, lower than Melbourne metro's $2,000. The median weekly rent was $360, compared to Melbourne metro's $390. Nationally, Manor Lakes' mortgage repayments were higher than the Australian average of $1,863, and rents were less than the national figure of $375.

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

Family households make up 88.9% of all households, including 58.3% couples with children, 18.2% couples without children, and 11.3% single parent families. Non-family households account for the remaining 11.1%, with lone person households at 8.8% and group households comprising 2.4%. The median household size is 3.3 people, larger than the Greater Melbourne average of 2.6.

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

Manor Lakes' educational attainment significantly exceeds broader benchmarks. 43.1% of residents aged 15+ hold university qualifications, compared to Australia's 30.4% and the SA4 region's 32.0%. Bachelor degrees are most prevalent at 25.8%, followed by postgraduate qualifications (14.6%) and graduate diplomas (2.7%). Vocational credentials are also prominent, with 27.1% of residents aged 15+ holding such qualifications - advanced diplomas (10.7%) and certificates (16.4%).

Educational participation is notably high, with 36.6% of residents currently enrolled in formal education. This includes 14.5% in primary education, 8.9% in secondary education, and 4.6% pursuing tertiary education.

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

Manor Lakes has 39 active public transport stops, serving a mix of train and bus routes. These are covered by 7 individual routes, offering a total of 2,675 weekly passenger trips. Transport accessibility is moderate, with residents typically located 412 meters from the nearest stop. In this residential area, most commuters travel outward. Car remains the dominant mode at 77%, while train usage stands at 18%. On average, there are 1.3 vehicles per dwelling.

According to the 2021 Census, a high 36.6% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 382 trips per day across all routes, equating to approximately 68 weekly trips per individual stop.

Manor Lakes's residents are relatively healthy in comparison to broader Australia with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Manor Lakes' health metrics are close to national benchmarks, according to AreaSearch's assessment of mortality rates and chronic condition prevalence. The level of common health conditions among the general population is somewhat typical but higher than the national average among older cohorts.

Private health cover rate in Manor Lakes is approximately 52% of the total population (~7,954 people), which is slightly higher than the average SA2 area but lower than Greater Melbourne's 56.7%. The most common medical conditions are asthma and mental health issues, affecting 6.9% and 5.9% of residents respectively. 80.7% of residents declare themselves completely clear of medical ailments, compared to 72.6% across Greater Melbourne. As of 4.9% of Manor Lakes' population is aged 65 and over (747 people), which is lower than Greater Melbourne's 15.1%. Health outcomes among seniors in Manor Lakes present some challenges but rank lower nationally than the broader population.

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

Manor Lakes has one of the most culturally diverse populations in Australia, with 54.1% speaking a language other than English at home and 52.2% born overseas. Christianity is the predominant religion, comprising 34.3% of Manor Lakes residents. Hinduism is notably overrepresented, making up 25.7%, compared to Greater Melbourne's average of 4.4%.

The top three ancestry groups are Other (23.9%), Indian (21.4%), and Australian (14.9%). Filipino (3.9%) and Maltese (1.5%) are overrepresented, while Sri Lankan representation is similar at 0.8%.

Manor Lakes hosts a very young demographic, ranking in the bottom 10% of areas nationwide

Manor Lakes has a median age of 32 years, which is younger than Greater Melbourne's average of 37 and lower than Australia's national average of 38 years. Compared to Greater Melbourne, Manor Lakes has a higher proportion of residents aged 35-44 (23.8%), but fewer residents aged 55-64 (5.3%). This concentration of 35-44 year-olds is significantly higher than the national average of 14.3%. According to data from the 2021 Census, the proportion of residents aged 45-54 has increased from 9.7% to 11.3%, while those aged 15-24 have risen from 10.9% to 12.0%. Conversely, the proportion of residents aged 25-34 has decreased from 17.7% to 13.2%. By 2041, demographic modeling projects significant changes in Manor Lakes's age profile. The 45-54 cohort is expected to grow by 135%, adding 2,322 residents to reach a total of 4,047.