Sale

Population growth drivers in Sale are slightly above average based on AreaSearch's ranking of recent, and medium term trends

Based on analysis of ABS population updates for the broader area around the suburb of Sale, its population is estimated at around 14,325 as of May 2026. This reflects an increase of 29 people since the 2021 Census, which reported a population of 14,296 people in the suburb. The change is inferred from the resident population of 14,271 estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 257 validated new addresses since the Census date. This level of population equates to a density ratio of 327 persons per square kilometer in the suburb of Sale, providing significant space per person and potential room for further development. The suburb's 0.2% growth since census positions it within 2.2 percentage points of the SA3 area (2.4%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration that contributed approximately 96.0% of overall 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. Considering the projected demographic shifts, a significant population increase in the top quartile of Australia's non-metropolitan areas is forecast for the suburb of Sale, with an expected expansion by 3,068 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 21.0% in total over the 16 years.

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

AreaSearch analysis of ABS building approval numbers indicates that Sale has seen approximately 72 new homes approved annually over the past five financial years, totalling an estimated 364 homes. As of FY-26, 27 approvals have been recorded. The average population growth per dwelling built in Sale between FY-21 and FY-25 is around 0.8 people per year, suggesting that new supply has kept pace with or exceeded demand. The average construction cost value of new homes being built in Sale is approximately $425,000, indicating a focus on the premium segment with upmarket properties.

In terms of commercial development, $43.3 million in approvals have been recorded in FY-26, demonstrating high levels of local commercial activity. Compared to Rest of Vic., Sale has 15.0% less new development per person and places among the 37th percentile nationally, resulting in relatively constrained buyer choice and supporting interest in existing homes. New building activity in Sale shows a predominance of detached dwellings (90.0%) over townhouses or apartments (10.0%), preserving the area's low density nature and attracting space-seeking buyers.

The estimated population per dwelling approval is 456 people, reflecting its quiet, low activity development environment. Looking ahead, AreaSearch estimates that Sale is expected to grow by 3,013 residents through to 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 11 projects likely to affect this region. Notable ones are: Sale College Facilities Improvement - Toilet Refurbishment & Years 7-12 Facilities Planning, Aqua Energy Leisure Centre Redevelopment, Swanlake Business Park, and Port of Sale East Bank Redevelopment Study. Relevant projects are listed below.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Sale shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Sale has a skilled workforce with essential services sectors well represented. The unemployment rate was 5.5% in the past year, with an estimated employment growth of 6.3%. As of December 2025, 6,765 residents were employed, and the unemployment rate was 1.8% higher than Regional Vic.'s rate of 3.7%.

Workforce participation was broadly similar to Regional Vic.'s 61.0%. According to Census responses, only 10.5% of residents worked from home, though Covid-19 lockdown impacts should be considered. Leading employment industries among residents were health care & social assistance, public administration & safety, and retail trade. The area had a notable concentration in public administration & safety, with employment levels at 2.1 times the regional average.

Manufacturing had limited presence with 4.0% employment compared to 7.7% regionally. Many residents commuted elsewhere for work based on Census data. Between December 2024 and December 2025, employment levels increased by 6.3%, and labour force increased by 5.3%, causing the unemployment rate to fall by 0.9 percentage points. In comparison, Regional Vic.'s employment fell by 0.6%, labour force contracted by 0.7%, and unemployment fell by 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Sale's employment should increase by 6.4% over five years and 13.5% over ten years, based on industry-specific projections applied to Sale's employment mix.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's data for financial year 2023 shows that Sale's median income is $49,056 and average income is $63,836. This is lower than the national averages of $50,954 (median) and $62,728 (average) in Regional Vic. By March 2026, estimated incomes would be around $53,775 (median) and $69,977 (average), based on a 9.62% increase since financial year 2023. In Sale, household, family, and personal incomes rank modestly between the 22nd and 28th percentiles. The largest income segment comprises 28.5% earning $1,500 - $2,999 weekly, with 4,082 residents falling into this category. This pattern is similar to the region where 30.3% earn within this range. After housing costs, 86.1% of income remains, ranking at the 25th percentile nationally. Sale's SEIFA income ranking places it in the fourth decile.

Sale is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure in Sale, as evaluated at the latest Census, comprised 84.8% houses and 15.2% other dwellings. In comparison, Regional Vic. had 90.1% houses and 9.9% other dwellings. Home ownership in Sale was 36.4%, with mortgaged dwellings at 29.9% and rented dwellings at 33.7%. The median monthly mortgage repayment was $1,300, below Regional Vic.'s average of $1,430. The median weekly rent in Sale was $280, compared to Regional Vic.'s $285. Nationally, Sale's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Sale features high concentrations of lone person households, with a lower-than-average median household size

Family households account for 63.8% of all households, consisting of 23.4% couples with children, 27.2% couples without children, and 12.2% single parent families. Non-family households make up the remaining 36.2%, with lone person households at 33.4% and group households comprising 2.8% of the total. The median household size is 2.3 people, which is smaller than the Regional Vic. average of 2.4.

Educational attainment in Sale aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's university qualification rate is 20.9%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 14.3%, followed by postgraduate qualifications (3.8%) and graduate diplomas (2.8%). Vocational credentials are prevalent, with 38.3% of residents aged 15 and above holding them - advanced diplomas at 11.5% and certificates at 26.8%. Educational participation is high, with 27.8% of residents currently enrolled in formal education, including 10.3% in primary, 7.7% in secondary, and 3.3% in tertiary education.

Educational participation is notably high, with 27.8% of residents currently enrolled in formal education. This includes 10.3% in primary education, 7.7% in secondary education, and 3.3% pursuing tertiary education.

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

Public transport analysis shows 69 active transport stops operating within Sale. These comprise a mix of train services. They are serviced by 13 individual routes, collectively providing 460 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 217 meters from the nearest transport stop. As a primarily residential area, most residents commute outward. Car remains the dominant mode at 90%, with 6% walking.

Vehicle ownership averages 1.2 per dwelling, below the regional average. According to the 2021 Census, a relatively low 10.5% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 65 trips per day across all routes, equating to approximately 6 weekly trips per individual stop.

Health performance in Sale is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data indicates significant challenges for Sale, as assessed by AreaSearch.

Mortality rates and chronic condition prevalence are high, affecting both younger and older age groups. Private health cover is slightly lower than average at approximately 52% of the total population (~7,461 people). Mental health issues and arthritis are the most common conditions, impacting 10.7 and 9.9% of residents respectively. 61.6% of residents declare themselves completely clear of medical ailments, compared to 63.4% across Regional Vic. Working-age population faces notable health challenges with elevated chronic condition rates. The area has 23.0% of residents aged 65 and over (3,294 people). Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

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

Sale's population showed low cultural diversity, with 89.3% being Australian citizens, 86.4% born in Australia, and 93.2% speaking English only at home. Christianity was the predominant religion, accounting for 47.2%. The 'Other' religious category had a slight overrepresentation of 0.7%, compared to Regional Vic's 0.8%.

In terms of ancestry, Australian (31.5%), English (30.6%), and Irish (8.7%) were the most represented groups. Notably, Dutch (1.9% vs regional 1.7%), Sri Lankan (0.3% vs regional 0.1%), and Scottish (8.2% vs regional 8.8%) showed divergent representations compared to Regional Vic.

Sale's median age exceeds the national pattern

Sale's median age is 42 years, similar to Regional Vic.'s average of 43 and considerably older than Australia's 38 years. The age profile shows that those aged 25-34 are particularly prominent at 14.4%, while the 45-54 group is smaller at 10.5% compared to Regional Vic.. Between 2021 and present, the 25-34 age group has grown from 12.6% to 14.4%. Conversely, the 45-54 cohort has declined from 12.2% to 10.5%. Population forecasts for Sale in 2041 indicate substantial demographic changes. The 25-34 age group is projected to grow by 48%, adding 995 residents to reach 3,058. In contrast, numbers in the 55-64 age range are expected to fall by 4%.