Mount Eliza

An assessment of population growth drivers in Mount Eliza reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, Mount Eliza's population is estimated at around 19,051 as of Nov 2025. This reflects an increase of 317 people (1.7%) since the 2021 Census, which reported a population of 18,734 people. The change is inferred from the resident population of 19,009 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 59 validated new addresses since the Census date. This level of population equates to a density ratio of 820 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Mount Eliza's 1.7% growth since census positions it within 2.0 percentage points of the SA3 area (3.7%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of 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. Anticipating future population dynamics, a population increase just below the median of Australian statistical areas is expected, with the Mount Eliza statistical area (Lv2) expected to increase by 1,849 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 9.5% in total over the 17 years.

Residential development activity is lower than average in Mount Eliza according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers in Mount Eliza shows an average of approximately 51 new dwelling approvals per year over the past five financial years, totalling around 256 homes. As of FY-2026, 45 approvals have been recorded. Despite a decline in population, housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice. The average construction cost value for new properties is $1,219,000, indicating that developers are targeting the premium market segment with higher-end properties.

There have been $45.4 million in commercial approvals this financial year, demonstrating high levels of local commercial activity. Compared to Greater Melbourne, Mount Eliza has around half the rate of new dwelling approvals per person and ranks among the 39th percentile nationally, leading to relatively constrained buyer choice and supporting interest in existing dwellings. This lower rate reflects market maturity and possible development constraints. New development consists of 88.0% detached dwellings and 12.0% townhouses or apartments, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers.

The estimated population per dwelling approval is 441 people, indicating a quiet, low activity development environment. Future projections estimate Mount Eliza to add 1,807 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Mount Eliza has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified six projects potentially affecting this region. Notable ones are Mount Eliza's Canadian Bay Carpark project, Mount Eliza Landfill Capping Rehabilitation Works, Emil Madsen Reserve - East Pavilion in Mount Eliza, and Moondah Mansion Retirement Village. The following details the most relevant projects.

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

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Employment conditions in Mount Eliza rank among the top 10% of areas assessed nationally

Mount Eliza has a well-educated workforce with professional services showing strong representation. The unemployment rate was 1.1% in the past year, with an estimated employment growth of 2.5%.

As of September 2025, 9,681 residents are employed, and the unemployment rate is 3.5% lower than Greater Melbourne's rate of 4.7%. Workforce participation is similar to Greater Melbourne's 64.1%. The leading employment industries among residents are health care & social assistance, construction, and education & training. Notably, education & training has a concentration level of 1.2 times the regional average.

However, transport, postal & warehousing has limited presence with only 2.2% employment compared to the regional average of 5.2%. The area appears to offer limited local employment opportunities as indicated by the Census working population vs resident population count. In the past year, employment increased by 2.5%, and labour force grew by 2.6%, keeping the unemployment rate relatively stable. This contrasts with Greater Melbourne where employment rose by 3.0%, labour force grew by 3.3%, and unemployment rose by 0.3 percentage points. State-level data to 25-Nov shows VIC employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. Jobs and Skills Australia's national employment forecasts from May-25 offer further insight into potential future demand within Mount Eliza. These projections suggest national employment should expand by 6.6% over five years and 13.7% over ten years. Applying these industry-specific projections to Mount Eliza's employment mix suggests local employment should increase by 6.8% over five years and 13.9% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.

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 financial year 2023 shows Mount Eliza's median income among taxpayers is $61,130. The average income in the suburb is $105,186. Nationally, these figures are exceptionally high. In Greater Melbourne, the median income is $57,688 and the average is $75,164. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates for Mount Eliza would be approximately $66,173 (median) and $113,864 (average) as of September 2025. According to Census 2021 income data, household incomes in Mount Eliza rank at the 91st percentile ($2,547 weekly). Distribution data shows 29.2% of the population (5,562 individuals) fall within the $4000+ income range, differing from the broader area where the $1,500 - 2,999 category predominates at 32.8%. Economic strength is evident with 42.6% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. After housing costs, residents retain 87.6% of their income, reflecting strong purchasing power. The area's SEIFA income ranking places it in the 9th decile.

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

Mount Eliza's dwelling structure, as per the latest Census, had 91.8% houses and 8.2% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 85.5% houses and 14.5% other dwellings. Home ownership in Mount Eliza was at 46.2%, similar to Melbourne metro, with the rest being mortgaged (45.2%) or rented (8.6%). The median monthly mortgage repayment was $2,600, higher than Melbourne metro's average of $1,989. Median weekly rent in Mount Eliza was $512, compared to Melbourne metro's $380. Nationally, Mount Eliza's mortgage repayments were significantly higher at $2,600 versus the Australian average of $1,863, and rents were substantially above the national figure of $375.

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

Family households constitute 82.2% of all households, including 44.0% couples with children, 30.2% couples without children, and 7.7% single parent families. Non-family households comprise the remaining 17.8%, with lone person households at 16.9% and group households at 1.0%. The median household size is 2.8 people, larger than the Greater Melbourne average of 2.4.

Mount Eliza demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

In Mount Eliza, residents aged 15 and above have a higher educational attainment than broader benchmarks. Specifically, 37.9% of residents hold university qualifications, compared to 23.5% in the SA4 region and 25.0% in the SA3 area. This is notable for its substantial advantage and positions the area favourably for knowledge-based opportunities. Bachelor degrees are the most common at 25.3%, followed by postgraduate qualifications (8.0%) and graduate diplomas (4.6%).

Vocational credentials are also prominent, with 30.5% of residents holding such qualifications – advanced diplomas (13.6%) and certificates (16.9%). Educational participation is high, with 31.6% of residents currently enrolled in formal education. This includes 11.6% in primary education, 10.5% in secondary education, and 4.7% pursuing tertiary education.

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

Mount Eliza has 31 active public transport stops, all of which are bus stops. These stops are served by five different routes that together facilitate 771 weekly passenger trips. The accessibility of these services is limited, with residents on average located 669 meters from the nearest stop.

Across all routes, there are an average of 110 daily trips, equating to around 24 weekly trips per individual stop.

The level of general health in Mount Eliza is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Mount Eliza demonstrates above-average health outcomes with both young and old age cohorts seeing low prevalence of common health conditions. The rate of private health cover is exceptionally high at approximately 68% of the total population (12,994 people), compared to 57.8% across Greater Melbourne and a national average of 55.7%. The most common medical conditions in the area are arthritis and asthma, impacting 7.8 and 7.0% of residents respectively, while 71.5% declared themselves completely clear of medical ailments compared to 63.9% across Greater Melbourne.

The area has 23.8% of residents aged 65 and over (4,534 people), which is lower than the 29.9% in Greater Melbourne. Health outcomes among seniors are particularly strong, performing even better than the general population in health metrics.

Mount Eliza ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Mount Eliza, surveyed in June 2016, showed low cultural diversity with 77.0% of its residents born in Australia and 90.9% being citizens. English was the home language for 93.5%. Christianity dominated at 46.6%, with Judaism slightly overrepresented at 0.3% compared to Greater Melbourne's 0.2%.

Top ancestry groups were English (33.8%), Australian (25.3%), and Irish (9.3%). Scottish, Welsh, and Dutch groups showed slight overrepresentation in Mount Eliza compared to regional averages.

Mount Eliza hosts a notably older demographic compared to the national average

The median age in Mount Eliza is 45 years, significantly higher than Greater Melbourne's average of 37 years and Australia's national average of 38 years. Compared to Greater Melbourne, Mount Eliza has a higher proportion of residents aged 75-84 (9.3%), but fewer residents aged 25-34 (3.6%). According to the 2021 Census, the percentage of residents aged 75-84 grew from 7.7% to 9.3%, while those aged 15-24 increased from 11.8% to 13.4%. Conversely, the proportion of residents aged 25-34 decreased from 4.9% to 3.6%. By 2041, demographic projections indicate significant shifts in Mount Eliza's age structure. The 85+ age group is expected to grow by 126%, reaching 1,289 people from 571. Notably, the combined 65+ age groups will account for 71% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 25-34 and 0-4 age groups are projected to decrease in number.