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 Manor Lakes, as of November 2025, its population is estimated at around 15,503. This reflects an increase of 2,828 people since the 2021 Census, which reported a population of 12,675. The change is inferred from the resident population of 14,849, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024, and an additional 1,387 validated new addresses since the Census date. This level of population equates to a density ratio of 967 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Manor Lakes's growth of 22.3% since the 2021 census exceeded both national (8.9%) and state averages, marking it as a growth leader in the region. Population growth was primarily driven by natural growth contributing approximately 39.0%.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered, AreaSearch utilises VIC State Government's Regional/LGA projections released in 2023, adjusting them employing 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 Australian statistical areas, with an expected increase of 13,008 persons to 2041 based on aggregated SA2-level projections, reflecting an overall increase of 78.8% over the 17 years.

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

Manor Lakes experienced approximately 314 dwelling approvals annually based on AreaSearch analysis of ABS data. Between FY-21 and FY-25, around 1,573 homes were approved, with an additional 138 approved in FY-26 to date. Each new dwelling is estimated to accommodate about 2.1 residents per year over the past five financial years.

The average construction cost of these dwellings is $370,000, which is lower than regional norms, indicating more affordable housing options. In FY-26 alone, commercial development approvals totalled $942,000, reflecting Manor Lakes' residential focus. Compared to Greater Melbourne, Manor Lakes has 52.0% higher new home approvals per capita, demonstrating robust developer interest and greater choice for buyers. New developments consist of 96.0% detached houses and 4.0% attached dwellings, maintaining the area's suburban identity with a concentration of family homes. As of current construction levels, there are approximately 39 people per dwelling approval in Manor Lakes, suggesting an expanding market.

Population forecasts indicate that Manor Lakes will gain around 12,211 residents by 2041, with adequate housing supply expected to meet demand under current construction trends.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 20 projects likely impacting the area. Notable ones 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 a highly educated workforce with strong representation in professional services. The unemployment rate was 5.2% as of an unspecified past year.

Employment growth over the previous year was estimated at 4.7%. As of June 2025, 8109 residents were employed, with an unemployment rate of 5.2%, which is 0.6% higher than Greater Melbourne's rate of 4.6%. Workforce participation in Manor Lakes was 73.6%, exceeding Greater Melbourne's 64.1%. Key industries of employment among residents include professional & technical services, health care & social assistance, and retail trade.

Finance & insurance employs a disproportionately high share at 1.9 times the regional level. Conversely, construction employs only 6.9% of local workers, below Greater Melbourne's 9.7%. Employment opportunities locally appear limited based on Census data comparison between working population and resident population. Between June 2024 and June 2025, employment levels increased by 4.7%, while the labour force grew by 5.8%, causing the unemployment rate to rise by 1 percentage point. In contrast, Greater Melbourne saw employment rise by 3.5%, labour force growth of 4.0%, and an increase in unemployment of 0.5 percentage points. National employment forecasts from Jobs and Skills Australia, issued in Sep-22, project national employment growth 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, though this is a simple extrapolation for illustrative purposes only and does not account for localized population projections.

The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis

Manor Lakes' median income among taxpayers was $54,989 in financial year 2022, according to ATO data aggregated by AreaSearch. The average income stood at $63,947 during this period. In comparison, Greater Melbourne's median income was $54,892 and its average income was $73,761. By September 2025, estimates suggest Manor Lakes' median income would be approximately $61,676 and the average income around $71,723, accounting for a 12.16% growth in wages since financial year 2022. Census data indicates that incomes in Manor Lakes rank highly nationally, between the 73rd and 83rd percentiles. Approximately 43.6% of Manor Lakes' population (6,759 individuals) fall within the $1,500 - $2,999 income range, mirroring the regional trend where 32.8% occupy this bracket. A substantial proportion of high earners (30.8%) in Manor Lakes have incomes above $3,000 per week, suggesting strong economic capacity throughout the area. High housing costs consume 16.6% of income, but despite this, disposable income ranks 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' dwelling structure, as per the latest Census, consisted of 95.0% houses and 5.0% other dwellings (semi-detached, apartments, 'other'). This compares to Melbourne metro's 88.1% houses and 12.0% 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 $1,924. The median weekly rent was $360, compared to Melbourne metro's $370. Nationally, Manor Lakes' mortgage repayments were higher at $1,900 versus Australia's average of $1,863, while rents were lower at $360 against 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 make up the remaining 11.1%, consisting of 8.8% lone person households and 2.4% group households. The median household size is 3.3 people, which is larger than the Greater Melbourne average of 3.1.

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

Manor Lakes has a notably higher level of educational attainment than the broader region. Among residents aged 15 and above, 43.1% have university qualifications, compared to 30.4% nationally and 32.0% in the SA4 region. Bachelor degrees are most common at 25.8%, followed by postgraduate qualifications (14.6%) and graduate diplomas (2.7%). Vocational credentials are also prevalent, with 27.1% of residents holding them, 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 14.5% in primary education, 8.9% in secondary education, and 4.6% pursuing tertiary education. Manor Lakes has four schools with a combined enrollment of 3,930 students, serving typical Australian school conditions (ICSEA: 1047) with balanced educational opportunities. The area demonstrates a high level of school capacity, with 25.4 places per 100 residents compared to the regional average of 18.3, indicating it serves as an educational center for the broader region.

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

Manor Lakes has 37 active public transport stops. These include train and bus services. There are 9 routes operating in total, serving 5,344 weekly passenger trips combined.

Transport accessibility is moderate; residents on average live 411 meters from the nearest stop. The service frequency across all routes averages 763 trips per day, which equates to around 144 weekly trips per individual stop.

Manor Lakes's residents boast exceedingly positive health performance metrics with a range of health conditions having marked impacts on both younger and older age cohorts

Manor Lakes' health outcomes show notable results with various conditions affecting both younger and older age groups.

The private health cover rate stands at approximately 52%, higher than the average SA2 area's rate (~8,081 people). Common medical conditions include asthma (6.9%) and mental health issues (5.9%), while 80.7% of residents report no medical ailments, compared to Greater Melbourne's 79.2%. The area has a lower proportion of seniors aged 65 and over at 4.6% (713 people), compared to Greater Melbourne's 8.3%. However, health outcomes among seniors require more attention than those in 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 high level of cultural diversity, with 54.1% of its population speaking a language other than English at home and 52.2% born overseas. Christianity is the predominant religion in Manor Lakes, comprising 34.3% of its people. Hinduism is notably overrepresented, making up 25.7% compared to the Greater Melbourne average of 15.7%.

The top three ancestry groups are Other at 23.9%, Indian at 21.4% (higher than the regional average of 14.7%), and Australian at 14.9%. Some ethnic groups have notable differences in representation: Filipino is overrepresented at 3.9% compared to the regional average of 3.1%, Sri Lankan is at 0.8% versus 0.6%, and Maltese is at 1.5% compared to 1.7%.

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

Manor Lakes has a median age of 31 years, which is lower than Greater Melbourne's average of 37 and the Australian median of 38. Compared to Greater Melbourne, Manor Lakes has a higher proportion of residents aged 35-44 (24.3%), but fewer residents aged 55-64 (5.1%). This 35-44 concentration is significantly higher than the national average of 14.2%. Between 2021 and present, the 35-44 age group has increased from 23.2% to 24.3%, while the 45-54 cohort has risen from 9.7% to 10.8%. Conversely, the 25-34 age group has decreased from 17.7% to 13.8%. By 2041, demographic modeling suggests that Manor Lakes' age profile will change significantly, with the 45-54 age cohort projected to grow substantially, adding 2,370 people (a 142% increase) from 1,674 to 4,045.