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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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Stratford (Vic.) has an estimated 3,154 residents, up from 2,980 at the 2021 Census — a change of 174 people, or 5.8%. Growth has averaged 1.5% a year over five years. Interstate and internal migration accounts for 53.0% of that increase. Density is about 21 people per 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
Stratford (Vic.) has a population estimated at approximately 3,154 as of May 2026, according to recent address records validated by AreaSearch since the Census and ABS population updates. Compared to the 2021 Census, which recorded 2,980 residents, this represents a growth of 174 people (5.8%). The estimate draws on a resident population of 3,142 calculated by AreaSearch using the ABS June 2025 ERP data release, combined with an additional 91 validated new addresses identified since the Census. The density of the suburb of Stratford (Vic.) stands at 20 persons per square kilometer, indicating plenty of personal space.
The growth rate of 5.8% for the suburb of Stratford (Vic.) since the 2021 census outpaced both the Rest of Vic. and the broader SA3 area (2.4%), making it a regional growth leader. The primary driver of these population gains was interstate migration, which accounted for roughly 53.0% of the growth, though overseas migration and natural increase also made positive contributions. Projections from ABS and Geoscience Australia released in 2024, using 2022 as a baseline, are adopted by AreaSearch for each SA2. For uncovered SA2 areas, projections utilize 2023 Regional/LGA data from the Victorian State Government, adjusted by aggregating growth weights from LGA to SA2 levels. Growth rates by age brackets from these aggregations are applied to all locations for the years 2032 to 2041. Looking at upcoming demographic changes, the suburb of Stratford (Vic.) is projected to experience substantial growth relative to other regional Australian areas, with a forecast increase of 963 persons to 2041 based on aggregated SA2 projections, representing a 30.1% rise over the 16 years.
Frequently Asked Questions - Population
128 new dwellings have been approved in Stratford (Vic.) over the past five years, an average of 25 a year. That is 8.6 approvals per 1,000 residents. Approvals are currently running at an annualised 21, broadly in line with 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
Based on building approvals from the ABS mapped to local areas, Stratford averages roughly 25 building approvals for new homes annually, with 128 approvals registered over the past 5 financial years. In the current financial year of FY-26, there have been 20 approvals documented so far. With an average occupancy increase of 1.8 residents per new home between FY-21 and FY-25, residential supply and demand appear balanced, promoting market stability. New dwellings carry an average construction value of $434,000, showing that developers are prioritizing the higher-end market with premium housing.
Meanwhile, commercial approvals total $4.7 million for this financial year, reflecting a modest focus on non-residential development. Stratford maintains a construction rate that is moderately higher than the regional average, running 44.0% above the per capita rate for the Rest of Vic. over the 5 year period. This provides buyers with options while supporting existing values, even though building volumes have dipped recently. Additionally, all recent construction projects have been detached houses, which helps maintain the low-density profile of the area and appeals to buyers seeking space. Reflecting a low-density character, there is one approval for approximately every 250 residents. Projections indicate that Stratford will see an increase of 951 residents by 2041, measured from the most recent quarterly estimate by AreaSearch. While construction activity is proceeding at a reasonable pace to meet this growth, incoming residents are likely to face increasing competition for properties as the population expands.
Frequently Asked Questions - Development
Development applications around Stratford (Vic.)
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Stratford (Vic.). A further 41 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $3.12 billion. 16 are already under construction and 20 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development and health & medical. 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, major planning initiatives, and construction projects are key drivers of regional performance. AreaSearch has identified a total of 5 projects expected to influence the local area. Principal projects include the Stratford Structure Plan (2025), the Regional Housing Fund Gippsland, the Gippsland Digital Infrastructure Upgrade, and the Perry Bridge Solar Farm, with details on the most relevant schemes listed below.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Stratford Structure Plan (2025)
A 20 year strategic structure plan being prepared by Wellington Shire Council to guide the future growth of Stratford. The plan will establish a settlement boundary, identify future residential, commercial and industrial growth areas, protect environmental and heritage assets, and provide the strategic basis for future amendments to the Wellington Planning Scheme. As of 2026, the draft plan is being finalised following community consultation and technical studies, with a final public consultation phase expected before completion.
Gippsland Digital Infrastructure Upgrade
Regional digital infrastructure initiative led through the Gippsland Regional Partnership and Regional Development Victoria to improve digital connectivity across Gippsland. The Gippsland Digital Plan prioritises reducing mobile blackspots, improving broadband and fibre services, supporting remote and vulnerable communities, increasing digital literacy, and improving connectivity for businesses, tourism and remote work. The program continues as an advocacy and coordination initiative with projects delivered by multiple government and telecommunications partners.
Maffra Northern Growth Precinct
Council-led residential growth precinct north of Maffra (Precincts A-D) guided by the Maffra Structure Plan. Planning Scheme Amendment C120well implements the framework into the Wellington Planning Scheme through the introduction of General Residential Zone Schedule 2 (GRZ2) and Development Plan Overlay Schedule 1 (DPO1) to facilitate approximately 627 residential dwellings to 2042.
Maffra Aged Care Facility
The $69.7 million Maffra Aged Care Facility involves the construction of a new 30-bed public sector residential aged care facility. The design follows a 'small household' model, providing residents with private bedrooms and ensuites, alongside communal kitchens, dining areas, and lounges. The project also delivers a new commercial kitchen and energy centre to support the wider Maffra District Hospital campus, enhancing integrated health services for the Wellington Shire community.
Maffra South-Eastern Growth Precinct
Strategic residential expansion area (Precinct E) designated under the Maffra Structure Plan. The precinct encompasses land identified for General Residential Zone and Low Density Residential Zone development, integrated with stormwater retarding basins, wetland infrastructure, and open space corridors to accommodate around 350 lots.
Maffra Heavy Vehicle Bypass Route
Redirection of large freight movements from Maffra-Newry Road to Powerscourt Street and then to Sandy Creek Road to reduce heavy vehicle traffic through the town centre and residential areas, improving safety, amenity, and traffic flow. Includes upgrading Sandy Creek Road to accommodate heavy vehicles as part of the adopted Maffra Structure Plan.
Maffra Retarding Basins and Wetlands
The project involves the construction of retarding basins and wetlands to manage stormwater, alleviate flooding, support integrated water management, and enable residential development as part of the Maffra Structure Plan. Planning Scheme Amendment C120well, which implements these plans, is currently under consideration for adoption.
North Sale Growth Area Development Plan
Comprehensive development plan for the 294ha North Sale Growth Area providing a framework for coordinated urban development. It includes 1,000+ residential lots, a new Sale College campus at Gibsons and Cobains Road, a 122-place early years hub, infrastructure upgrades, and community facilities.
1,522 residents of Stratford (Vic.) are employed, from a labour force of 1,555. Unemployment sits at 2.1%, with participation at 62.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,579, about 82% 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 displays a balanced mix of professional and trade occupations, alongside solid representation in essential services, an unemployment rate of 2.1%, and an estimated 4.0% rise in employment over the previous year. Statistics from March 2026 show 1,522 residents employed. The unemployment rate is 1.6 percentage points lower than the 3.7% recorded across Regional Vic., while participation in the labor force aligns closely with the regional rate of 61.1%. Census records show that a modest 12.1% of working residents operated from home, though this figure was likely influenced by pandemic containment measures.
The primary employment fields for local residents are healthcare & social assistance, construction, and public administration & safety. The workforce is highly concentrated in public administration & safety, employing residents at 1.6 times the regional average rate. Conversely, manufacturing accounts for only 5.5% of local employment, which is lower than the Regional Vic. average of 7.7%. A comparison of the local working population against the resident workforce suggests that local employment opportunities within the area are relatively limited. According to SALM and ABS statistics aggregated by AreaSearch, the recent 12-month period saw employment rise by 4.0% while the local labor force grew by 3.5%, leading to a decrease in the unemployment rate of 0.5 percentage points. By comparison, Regional Vic. experienced a 0.1% decline in employment, a 0.3% contraction in the labor force, and a 0.2 percentage point drop in unemployment. National forecasts published by Jobs and Skills Australia in May-25 offer additional context for future labor demand in Stratford. These five and ten-year projections have been aligned with local industry profiles to model growth. Nationally, employment is projected to rise by 6.6% over five years and 13.7% over ten years, with performance varying by sector. Applying these trends to the local industry mix indicates Stratford's employment count should grow by 6.1% over five years and 13.0% over ten years, using a basic weighted extrapolation that does not account for local population changes.
Frequently Asked Questions - Employment
Median household income in Stratford (Vic.) is $1,419 a week (about $74,000 a year), with median personal income at $719 a week. ATO records put median taxable income at $50,045 a year against an average of $60,898. 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
Taxpayer data from the ATO for the 2023 financial year shows Stratford residents have a median income of $50,045 and an average income of $60,898. These figures sit below the national average and are lower than the Regional Vic. median of $50,954 and average of $62,728. Factoring in a Wage Price Index increase of 9.62% since the 2023 financial year, current estimates for March 2026 are approximately $54,859 for median income and $66,756 for average income. In the 2021 Census, household, family, and personal incomes in the area were modest, falling between the 30th and 32nd percentiles.
The most common income bracket is $1,500 - 2,999, containing 33.3% of the community (1,050 people), which aligns with the regional trend where 30.3% fall into this bracket. Residents retain 87.6% of their income after housing costs, indicating manageable living expenses, though disposable income is below average at the 35th percentile and the SEIFA index places the area in the 4th decile for income.
Frequently Asked Questions - Income
Stratford (Vic.) had 1,151 occupied dwellings at the 2021 Census, 97% detached houses and 3% apartments. 46% are owned with a mortgage, 13% rented and 41% owned outright. At that Census the median rent was $290 a week and the median mortgage repayment $1,308 a month. Rent absorbs 20.4% of household income here and mortgage repayments 21.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, the housing stock in Stratford consisted of 96.6% houses and 3.4% other dwelling types like apartments and semi-detached properties, compared to Regional Vic. where houses made up 90.1% and other options accounted for 9.9%. Home ownership rates in Stratford matched the Regional Vic. level of 41.1%, while mortgaged properties accounted for 45.9% and rental properties made up 13.0% of homes. The median monthly mortgage payment was $1,308, which is lower than the Regional Vic. average of $1,430. The median weekly rent was $290, slightly above the Regional Vic.
average of $285. On a national level, mortgage costs in Stratford are much lower than the Australian average of $1,863, and rents are also well below the national median of $375.
Frequently Asked Questions - Housing
Stratford (Vic.) counted 1,151 households at the 2021 Census, an estimated 1,218 today, averaging 2.5 people each. 31% are couples with children, against 34% couples without children. 25% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 73.2% of all households, consisting of couples without children at 33.7%, couples with children at 30.6%, and single parent households at 7.7%. Non-family households account for 26.8% of the total, with single person households representing 25.1% and group houses making up 1.8%. The median household size is 2.5 individuals, which is slightly higher than the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
14.8% of adults in Stratford (Vic.) hold a university qualification, including 10.6% with a bachelor degree and 1.7% with postgraduate qualifications. A further 34.4% hold a vocational qualification. 2 schools serve the area, with 243 enrolment places and an average ICSEA of 1,004 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
Tertiary educational attainment in the area is low, with university graduation rates at 14.8%, which is well below the VIC average of 33.4%. This presents an opportunity for targeted educational support. Bachelor degrees are the most common higher qualification at 10.6%, followed by graduate diplomas at 2.5% and postgraduate qualifications at 1.7%. Technical and vocational credentials are common, with 45.7% of residents aged 15+ holding qualifications, including advanced diplomas at 11.3% and certificates at 34.4%. Enrolment in education is strong, with 26.8% of the population participating in formal study. This comprises 10.6% in primary school, 7.6% in high school, and 2.5% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Getting around Stratford (Vic.) means driving: households keep an average of 1.9 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transport services in Stratford include 7 active stops, which are train stations. These stops are served by 5 distinct routes that provide 51 weekly passenger journeys. Transport access is classified as limited, with residents living an average of 868 meters from their closest stop. The suburb is predominantly residential, meaning the majority of workers travel outside the area for employment, with private cars being the primary mode of travel for 96% of commuters. Household car ownership averages 1.9 vehicles, which is higher than the regional average. A relatively low 12.1% of residents worked from home according to the 2021 Census, a figure that may reflect pandemic conditions.
Transport services run at an average frequency of 7 trips per day across the route network, which represents approximately 7 weekly trips for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
66.4% of residents in Stratford (Vic.) report no long-term health condition. 5.2% need daily assistance with core activities, and 51.0% hold private health cover. The standardised death rate runs at 4.9 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 for the local population are generally positive. Analysis of mortality rates and chronic conditions by AreaSearch shows outcomes that align with national averages, showing typical rates of health conditions across both older and younger demographics. The proportion of residents with private health insurance is relatively low, standing at approximately 51% of the population, which represents about 1,606 people. Arthritis and asthma are the most common medical conditions, affecting 9.6% and 9.1% of residents respectively. Conversely, 66.4% of the population reported no chronic conditions, compared to 63.4% across Regional Vic.
Residents of working age show higher than average rates of chronic health issues. Seniors aged 65 and over make up 20.5% of the population (646 people), which is lower than the Regional Vic. proportion of 23.9%. Older residents display strong health outcomes, ranking higher nationally than the general population.
Frequently Asked Questions - Health
Stratford (Vic.) is largely Australian-born, at 91.7% of residents, with 2.0% speaking a language other than English at home. The largest reported ancestries are Australian (35.5%) and English (32.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics show the area is below average, with Australian-born residents making up 91.7% of the population, citizens representing 93.4%, and English-only speakers at home accounting for 98.0%. Christianity is the largest religious group, representing 44.9% of the population. The most distinct statistical variation is in Judaism, which represents none of the population, compared to 0.1% across Regional Vic. Regarding parental country of birth, the three largest ancestry groups are Australian at 35.5% (higher than the regional average of 29.6%), English at 32.8%, and Irish at 8.5%. Variations in other backgrounds include Dutch ancestry at 1.9% (compared to 1.7% regionally), Scottish ancestry at 8.5% (compared to 8.8% regionally), and Macedonian ancestry at 0.1% (compared to 0.2% regionally).
Frequently Asked Questions - Diversity
The median resident of Stratford (Vic.) is 38. That is 1 year younger than at the 2021 Census. 25.6% 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 median age of residents is 38, which is lower than the Regional Vic. median of 43 and equal to the national median of 38. The 25 - 34 age bracket is highly represented at 13.4% compared to Regional Vic., while the 55 - 64 bracket is less common at 10.8%. Since the 2021 Census, the 15 to 24 age bracket grew from 11.1% to 12.2%, and the 75 to 84 bracket increased from 5.5% to 6.6%. Meanwhile, the 55 to 64 bracket fell from 12.8% to 10.8%. Projections suggest Stratford's age profile will change by 2041, led by the 25 to 34 age group which is forecast to grow by 55% (233 people), rising from 422 to 656.
The 55 - 64 cohort is projected to grow by 6%, adding 20 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Stratford (Vic.)
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 | Jul 2026 last month all 1 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 Jul 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 — 91 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (2,980 at the 2021 Census → 3,154 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 (SAL22369). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.