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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Manor Lakes' population is estimated at around 15,798 as of May 2026. This reflects an increase of 3,123 people (24.6%) since the 2021 Census, which reported a population of 12,675 people. The change is inferred from the resident population of 15,798, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 1,303 validated new addresses since the Census date. This level of population equates to a density ratio of 985 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. The suburb's 24.6% growth since the 2021 census exceeded the state average (9.3%) and the national average, marking it as a growth leader in the region. Population growth for the area was primarily driven by natural growth that contributed approximately 39.0% of overall population gains during recent periods, although all drivers including overseas migration and interstate migration were positive factors.

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. Anticipating future population dynamics, exceptional growth, placing in the top 10 percent of Australian statistical areas, is predicted over the period with the suburb expected to grow by 12,356 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 78.2% in total over the 16 years.

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 shows Manor Lakes experienced approximately 314 dwelling approvals annually. Between financial years FY-21 and FY-25, around 1,572 homes were approved, with an additional 280 approved in FY-26 to date. This results in an average of about 2.2 new residents per year for each dwelling over the past five financial years, indicating solid demand that supports property values.

The average construction cost value of new homes is approximately $370,000. In FY-26, there have been $791,000 in commercial approvals, suggesting minimal commercial development activity compared to residential. Compared to Greater Melbourne, Manor Lakes has 50.0% higher new home approvals per person, offering greater choice for buyers and indicating robust developer interest in the area. New development consists of 96.0% detached houses and 4.0% attached dwellings, maintaining the area's suburban identity with a concentration of family homes suited to buyers seeking space. There are approximately 39 people per dwelling approval in Manor Lakes, suggesting an expanding market.

Population forecasts indicate Manor Lakes will gain around 12,356 residents by 2041, according to AreaSearch's latest quarterly estimate. Existing development levels appear aligned with future requirements, helping maintain stable market conditions without significant price pressures.

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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 20 projects likely to impact the area. Notable projects include Savana Estate, Manor Lakes Park Hub - Bunnings & Retail Precinct, Parkbrook, and Manor Lakes Estate Development. 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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Manor Lakes has seen below average employment performance when compared to national benchmarks

Manor Lakes has an educated workforce with professional services well-represented. The unemployment rate was 5.5% in December 2024, with estimated employment growth of 3.5%. As of December 2025, the unemployment rate is 6.2%, 1.4% higher than Greater Melbourne's rate of 4.8%.

Workforce participation is high at 77.8%. A significant portion, 36.6%, work from home. Key industries include professional & technical services, health care & social assistance, and retail trade. Finance & insurance shows strong specialization with an employment share of 1.9 times the regional level, while construction employs fewer residents than Greater Melbourne, at 6.9%.

Employment levels increased by 3.5% in Manor Lakes during the year to December 2025, with labour force growth of 4.5%, leading to a rise in unemployment rate by 0.9 percentage points. National employment forecasts from Jobs and Skills Australia project national growth rates of 6.6% over five years and 13.7% over ten years. Applying these projections to Manor Lakes' employment mix suggests local employment should increase by 6.8% over five years and 13.9% over ten years.

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

Manor Lakes' income level is lower than average nationally according to ATO data aggregated by AreaSearch for financial year 2023. Its median income among taxpayers is $55,011 and the average income stands at $63,972, compared to Greater Melbourne's $57,688 and $75,164 respectively. Based on Wage Price Index growth of 9.62% since financial year 2023, current estimates would be approximately $60,303 (median) and $70,126 (average) as of March 2026. Census data reveals household, family and personal incomes in Manor Lakes rank highly nationally, between the 73rd and 83rd percentiles. The earnings profile shows 43.6% of the population fall within the $1,500 - 2,999 income range, mirroring the region where 32.8% occupy this bracket. A substantial proportion of high earners (30.8%) are above $3,000/week, indicating strong economic capacity throughout Manor Lakes. High housing costs consume 16.6% of income, but strong earnings still 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). In contrast, Melbourne metro had 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. Median weekly rent was $360, compared to Melbourne metro's $390. Nationally, Manor Lakes' mortgage repayments were higher at $1,900 versus Australia's average of $1,863, while rents were lower at $360 compared to the national figure of $375.

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

Family households account for 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 constitute 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, which is 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' residents aged 15 and above have a higher university qualification rate of 43.1%, surpassing the national average of 30.4% and the SA4 region's 32.0%. This is mainly due to bachelor degrees (25.8%), postgraduate qualifications (14.6%), and graduate diplomas (2.7%). Vocational credentials are also prominent, with 27.1% of residents holding such qualifications, including advanced diplomas (10.7%) and certificates (16.4%). Educational participation is high, with 36.6% of residents currently enrolled in formal education.

This includes primary education (14.5%), secondary education (8.9%), and tertiary education (4.6%).

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 offering a mix of train and bus services. These are served by 7 routes that facilitate 2,675 weekly passenger trips combined. Transport accessibility is moderate with residents typically located 412 meters from the nearest stop. Most residents commute outward, primarily using cars (77%), while 18% use trains. On average, there are 1.3 vehicles per dwelling. According to the 2021 Census, 36.6% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 382 trips daily across all routes, resulting in 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. AreaSearch assessed mortality rates and chronic condition prevalence, finding the level of common health conditions among the general population somewhat typical but higher than the nation's average among older cohorts.

Private health cover is at approximately 52% of the total population (~8,237 people), leading that of the average SA2 area but lower than Greater Melbourne's 56.7%. The most common medical conditions are asthma and mental health issues, impacting 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 4.7% of residents being aged 65 and over (742 people), this is lower than Greater Melbourne's 15.0%. Health outcomes among seniors 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 a population where 54.1% speak a language other than English at home, and 52.2% were born overseas. Christianity is the predominant religion, with 34.3%. Hinduism, however, is significantly higher at 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%), all exceeding regional averages. Notably, Filipino representation is 3.9% in Manor Lakes, higher than the regional average of 1.3%. Sri Lankan and Maltese groups also have notable divergences compared to regional averages.

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. Compared to Greater Melbourne, Manor Lakes has a higher percentage 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 post-2021 Census data, the age group of 45 to 54 has grown from 9.7% to 11.4%, while the 15 to 24 cohort increased from 10.9% to 12.4%. Conversely, the 25 to 34 cohort declined from 17.7% to 13.5%, and the 0 to 4 group dropped from 10.7% to 9.6%. Demographic modeling projects significant changes in Manor Lakes's age profile by 2041, with the strongest growth expected in the 45 to 54 cohort, which is projected to increase by 131%, adding 2,361 residents to reach a total of 4,162.