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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Manor Lakes has an estimated 15,798 residents, up from 12,675 at the 2021 Census — a change of 3,123 people, or 24.6%. Growth has averaged 5.4% a year over five years, faster than 93% of areas nationally. 1,303 new addresses have been validated here since Census night. That puts 986 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to ABS demographic updates and post-Census address verification by AreaSearch, the suburb of Manor Lakes has a population of approximately 15,798 as of May 2026. This indicates that 3,123 more individuals reside here than in 2021, when the Census registered 12,675 residents, representing a 24.6% expansion. This updated figure is derived from the mid-2025 ABS Estimated Resident Population data alongside 1,303 newly confirmed addresses. The resulting density stands at 985 people per square kilometer, which aligns with typical benchmarks across AreaSearch's examined locations. The 24.6% increase outpaces both the Victoria average of 9.3% and national growth rates, positioning the suburb of Manor Lakes as a leading growth zone.
Natural increase was the primary catalyst, representing roughly 39.0% of the demographic gains, though overseas and interstate migration also recorded positive contributions. Projections utilize ABS and Geoscience Australia data from 2024 with a 2022 baseline, supplemented by Victorian government municipal projections from 2023 adjusted to the SA2 scale. Age cohort growth patterns are extrapolated for the 2032 to 2041 timeframe. Anticipated expansion is projected to place the suburb of Manor Lakes in the top decile of Australian regions for growth, with a forecast gain of 12,356 residents by 2041, representing a total increase of 78.2% over a 16-year span.
Frequently Asked Questions - Population
1,265 new dwellings have been approved in Manor Lakes over the past five years, an average of 253 a year. That places the area in the 97th percentile for residential development activity nationally, about 16 approvals per 1,000 residents a year. Of the 215 dwellings approved in the latest reporting year, 95% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 349, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of building approval statistics indicates the suburb of Manor Lakes averaged approximately 253 residential approvals annually, yielding 1,265 new dwellings over the past 5 financial years. In the current FY-26 period, 320 approvals have been documented. The market added an average of 2.9 residents per completed dwelling between FY-21 and FY-25, reinforcing local property demand, with new builds averaging $370,000 in construction costs. Conversely, commercial approvals total $791,000 this financial year, underscoring a strong residential orientation. Dwelling approvals in the suburb of Manor Lakes are running moderately higher than Greater Melbourne, exceeding the metropolitan per capita benchmark by 22.0% over the 5-year period.
While this keeps options open for buyers and supports property demand, building rates have softened recently. The local approval volume remains significantly above national levels, demonstrating developer confidence. The pipeline is dominated by detached houses at 95.0% compared to 5.0% for semi-detached or attached options, preserving the suburban family character. Currently, there are about 69 residents for each dwelling approval, pointing to a growing market. Long-term forecasts suggest the suburb of Manor Lakes will add 12,356 residents by 2041 based on recent estimates. While home construction is moving in line with this growth, buyers may face tighter competition as the population expands.
Frequently Asked Questions - Development
Development applications around Manor Lakes
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 14 current infrastructure and development projects inside Manor Lakes, worth an estimated $6.61 billion. A further 103 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $85.2 billion. 54 are already under construction and 42 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, transport & logistics and residential development. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, planning choices, and development initiatives are key drivers of regional growth. A total of 20 relevant developments have been identified. Significant projects include the Savana Estate, the Manor Lakes Park Hub featuring Bunnings and a retail precinct, Parkbrook, and the Manor Lakes Estate Development.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Manor Lakes Park Hub
A 35,000 sqm large format retail precinct adjacent to Manor Lakes Central and Wyndham Vale Train Station. Stage 1, anchored by a 13,500 sqm Bunnings Warehouse, opened in November 2025. Stage 2 construction is underway, adding an Ampol service station, Petstock, Supercheap Auto, Nando's, and Oporto, with full completion expected in late 2026. The precinct is set to generate over 350 local jobs.
The Ballan Road Collection
The Ballan Road Collection is a 21,437sqm mixed-use development site located in the Manor Lakes retail precinct, Wyndham Vale. Benefiting from a 305m main road frontage, it is suitable for Large Format Retail, Specialty Retail, Fuel, QSR, and Social Infrastructure. 440 Ballan Road is sold, while 2 Hirata Blvd and 462 Ballan Road remain available.
Manor Lakes Park Hub - Bunnings Warehouse and Large Format Retail Precinct
Large format retail precinct adjacent to Manor Lakes Central anchored by a 13,500 sqm Bunnings Warehouse. The Bunnings store opened in November 2025 and Stage 2 construction is underway for additional retailers including Ampol, Petstock, Supercheap Auto, Nando's and Oporto, with further openings expected through late 2026.
Savana Estate
A $120 million boutique village style residential community in Wyndham Vale, featuring 619 homes across 42 hectares. The masterplan includes tree-lined streets, a grand entry park, one-hectare community park, planned childcare facilities, and excellent connectivity to Melbourne CBD via Wyndham Vale train station in just 35 minutes.
Parkbrook
Masterplanned house and land estate by Central Equity in Wyndham Vale/Manor Lakes. Stages 1 to 7 are completed with titled lots available; Stage 8 is under construction and selling now, and Stage 9 is a new release with titles targeted for early 2026. Estate features significant open space including parks, sports fields, wetlands and a conservation reserve, with walking and cycling links to nearby schools, transport and shops.
Regional Rail Link - Wyndham Vale Station
The Regional Rail Link project involved constructing the new Wyndham Vale Station as part of a $3.65 billion initiative to separate regional and suburban rail services in Melbourne's western suburbs. Opened in June 2015, the station enhances connectivity for Wyndham Vale and Manor Lakes to Melbourne CBD with dedicated regional tracks. Post-completion, a stabling yard was added north of the station in 2020.
Manor Lakes Estate Development
Master-planned residential estate by Dennis Family Corporation across 750 hectares, projected to comprise over 8,500 lots. As of November 2025, construction continues in 'The Village' neighbourhood, including stages 204 and 205, alongside the completion of The Village Wetlands. The new Manor Lakes Park Hub also recently celebrated the opening of a Bunnings Warehouse in November 2025.
The Village Wetlands
Stage 190 wetlands development by Dennis Family Corporation in The Village neighbourhood featuring environmental conservation, stormwater management, walking paths and native vegetation.
8,212 residents of Manor Lakes are employed, from a labour force of 8,690. Unemployment sits at 5.5%, with participation at 77.4%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 12,450, about 79% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce is characterized by high levels of education and strong representation in professional services, alongside a jobless rate of 5.5% and a 1.6% rise in jobs over the past year. In March 2026, employed residents numbered 8,212, while the unemployment rate was 0.7 percentage points higher than the Greater Melbourne level of 4.8%. Participation in the labor force is exceptionally high at 77.4%, compared to 70.2% across Greater Melbourne. Census records indicate a substantial 36.6% of workers performed their duties from home, though this figure was influenced by pandemic-related lockdowns.
Professional and technical roles, health care and social assistance, and retail trade are the primary sources of employment for residents. The area displays a strong specialization in financial and insurance services, with a concentration 1.9 times the metropolitan average. Conversely, construction accounts for only 6.9% of employment, which is below the Greater Melbourne average of 9.7%. Comparison between local jobs and resident workers indicates limited employment options within the immediate boundary. Based on local labor market statistics, the year ending March 2026 saw employment expand by 1.6% and the labor force grow by 1.9%, leading to a 0.3 percentage point rise in the jobless rate. In comparison, Greater Melbourne recorded a 2.1% increase in employment, a 2.3% rise in the labor force, and a 0.2 percentage point increase in unemployment. National forecasts from May-25 suggest total employment will grow by 6.6% over five years and 13.7% over ten years, though trends vary by sector. Applying these trends to the local industry mix indicates the workforce could expand by 6.8% over five years and 13.9% over ten years, assuming consistent national patterns.
Frequently Asked Questions - Employment
Median household income in Manor Lakes is $2,296 a week (about $119,000 a year), with median personal income at $948 a week. ATO records put median taxable income at $55,011 a year against an average of $63,972. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO records for the 2023 financial year show taxpayer earnings are below national averages. The median income among local taxpayers is $55,011, and the average is $63,972, compared to Greater Melbourne figures of $57,688 and $75,164. Adjusting for a 9.62% increase in the Wage Price Index since the 2023 financial year yields estimated earnings of $60,303 for the median and $70,126 for the average as of March 2026. However, Census records show household, family, and personal incomes rank between the 73rd and 83rd percentiles nationwide. Around 43.6% of residents (6,887 people) earn between $1,500 and $2,999 weekly, which is higher than the regional share of 32.8%.
High-income earners making over $3,000 per week constitute 30.8% of the population, indicating solid household wealth. Housing costs consume 16.6% of income, leaving disposable income at the 81st percentile, while the SEIFA index ranks the area in the 6th decile.
Frequently Asked Questions - Income
Manor Lakes had 3,720 occupied dwellings at the 2021 Census, 95% detached houses and 0% apartments. 65% are owned with a mortgage, 27% rented and 8% owned outright. At that Census the median rent was $360 a week and the median mortgage repayment $1,900 a month, a total housing cost higher than 89% of areas nationally. Rent absorbs 15.7% of household income here and mortgage repayments 19.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data indicates the local dwelling mix consists of 95.0% stand-alone houses and 5.0% other types of housing, compared to 67.9% houses and 32.1% other dwellings across metropolitan Melbourne. Home ownership rates stand at 8.0%, with the remaining properties occupied by residents with a mortgage (65.2%) or renting (26.8%). The median monthly mortgage payment is $1,900, and the median weekly rent is $360, below the metropolitan averages of $2,000 and $390. Compared nationally, local mortgage repayments exceed the Australian average of $1,863, whereas rental costs remain below the national benchmark of $375.
Frequently Asked Questions - Housing
Manor Lakes counted 3,720 households at the 2021 Census, an estimated 4,637 today, averaging 3.3 people each. 58% are couples with children, more than in 98% of areas nationally, against 18% couples without children. 9% of households are people living alone, and families average 1.5 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 88.9% of local households, consisting of couples with children at 58.3%, couples without children at 18.2%, and single-parent households at 11.3%. Non-family households account for 11.1%, comprising lone person homes at 8.8% and group living arrangements at 2.4%. The median household size is 3.3 people, which is larger than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
43.1% of adults in Manor Lakes hold a university qualification, including 25.8% with a bachelor degree and 14.6% with postgraduate qualifications, higher than 78% of areas nationally. A further 16.4% hold a vocational qualification. 4 schools serve the area, with 3,930 enrolment places and an average ICSEA of 1,047 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational qualifications are exceptionally high, with 43.1% of residents aged 15 and over holding a university degree, compared to 30.4% nationally and 32.0% across the broader SA4 region. Bachelor degrees are held by 25.8% of the population, followed by postgraduate degrees at 14.6% and graduate diplomas at 2.7%. Vocational qualifications are also common, with 27.1% of residents aged 15 and over holding credentials, including 10.7% with advanced diplomas and 16.4% with certificates. A high proportion of residents are currently studying, with 36.6% enrolled in education. This comprises 14.5% in primary schools, 8.9% in secondary schools, and 4.6% in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Manor Lakes reaches 39 stops on 7 routes, timetabled for about 2,700 services a week. The typical home sits about 410 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.3 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
The area is served by 39 public transport stops, providing a combination of train and bus services. These stops support 7 routes that accommodate 2,675 weekly passenger journeys. Commuters are generally located 412 meters from their nearest transit point, indicating moderate accessibility. As a residential suburb, outbound travel is common; driving remains the primary choice for 77% of commuters, while 18% travel by train. Households average 1.3 vehicles. A significant 36.6% of residents worked from home during the 2021 Census, which was likely affected by pandemic restrictions. Transit services average 382 trips per day across all routes, which translates to approximately 68 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
80.7% of residents in Manor Lakes report no long-term health condition. 3.9% need daily assistance with core activities, and 52.1% hold private health cover. The standardised death rate runs at 5.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators are close to national averages, with typical rates of chronic illness and mortality. However, health conditions are slightly more prevalent among older age groups compared to national averages. Private health insurance coverage is slightly above the average SA2 area at approximately 52% of the population, representing about 8,237 individuals, compared to 56.7% across Greater Melbourne. Asthma and mental health conditions are the most common medical issues, affecting 6.9% and 5.9% of residents. Meanwhile, 80.7% of the population reported no chronic conditions, compared to 72.6% in Greater Melbourne. The area has a relatively small elderly population, with only 4.7% of residents aged 65 and over (742 people) compared to 15.0% in Greater Melbourne.
Senior health metrics present some difficulties, ranking lower nationally than the rest of the local community.
Frequently Asked Questions - Health
52.2% of Manor Lakes residents were born overseas and 54.1% speak a language other than English at home, more culturally diverse than 92% of areas nationally. The largest reported ancestries are Indian (21.4%) and Australian (14.9%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is very pronounced, with 54.1% of residents speaking a language other than English at home and 52.2% born outside Australia. Christianity is the most common religious affiliation, representing 34.3% of the population. Hinduism shows a significant concentration, accounting for 25.7% of residents, which is well above the Greater Melbourne average of 4.4%. In terms of parental heritage, the most common ancestral groups are Other at 23.9% (exceeding the regional average of 14.6%), Indian at 21.4% (well above the metropolitan benchmark of 4.2%), and Australian at 14.9%. Other notable concentrations include Filipino ancestry at 3.9% of the population compared to 1.3% across the region, Sri Lankan at 0.8% compared to 0.8%, and Maltese at 1.5% compared to 1.1%.
Frequently Asked Questions - Diversity
The median resident of Manor Lakes is 32, younger than 93% of areas nationally. That is 1 year older than at the 2021 Census. 25.9% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The local median age is 32 years, which is younger than the Greater Melbourne average of 37 and the national average of 38. There is a high concentration of residents aged 35 to 44, representing 23.8% of the population compared to 14.3% nationally, while residents aged 55 to 64 make up only 5.3%. Since 2021, the 45 to 54 cohort has risen from 9.7% to 11.4% and the 15 to 24 group has grown from 10.9% to 12.4%. Conversely, the 25 to 34 group has fallen from 17.7% to 13.5% and the 0 to 4 group has dropped from 10.7% to 9.6%.
Demographic projections suggest the age profile will shift by 2041, with the 45 to 54 cohort expected to grow by 131%, adding 2,361 residents to reach 4,162.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Manor Lakes
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 this month all 14 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 1,303 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (12,675 at the 2021 Census → 15,798 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL21597). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.