Chart Color Schemes
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
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
Find a Recent Sale
Sales Detail
Stratford (Vic.) has an estimated 3,170 residents, up from 2,980 at the 2021 Census — a change of 190 people, or 6.4%. Growth has averaged 1.6% 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
According to AreaSearch evaluations combining ABS regional population updates with post-Census address validations, the suburb of Stratford (Vic.) has an estimated Aug 2026 population of approximately 3,170. This represents an expansion of 190 people (6.4%) compared to the 2021 Census, when 2,980 people were recorded. These figures derive from an Estimated Resident Population of 3,155 calculated following the ABS ERP release in June 2025 alongside 98 validated new addresses recorded after the Census. The local population density stands at 20 persons per square kilometer, offering spacious living conditions. With a 6.4% gain since the 2021 census, the suburb outpaced the SA3 area (2.4%) as well as Rest of Vic., establishing itself as a regional growth frontrunner.
Inward movement from other states was the primary catalyst, generating roughly 53.0% of recent population additions, though natural increase and overseas arrivals also made positive contributions. AreaSearch incorporates ABS/Geoscience Australia projections released in 2024 (using 2022 as baseline data) for SA2 localities, supplemented by 2023 Victorian State Government Regional/LGA figures aggregated via weighted population growth modelling from LGA to SA2 levels where necessary. Corresponding age cohort growth rates are applied across all districts for the 2032 to 2041 period. Looking ahead, the suburb of Stratford (Vic.) is projected to rank in the upper quartile among non-metropolitan regions nationwide, with SA2-level modelling anticipating an increase of 949 persons to 2041, representing an overall expansion of 29.5% across the 16 years.
Frequently Asked Questions - Population
114 new dwellings have been approved in Stratford (Vic.) over the past five years, an average of 22 a year. That places the area in the 60th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. 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
ABS building approval statistics compiled by AreaSearch indicate that Stratford averages approximately 22 residential approvals annually, accumulating an estimated 114 homes across the preceding 5 financial years. Within FY-25 to date, 21 approvals have been logged. Between FY-21 and FY-25, the locality added an average of 2.9 new residents annually for every newly constructed residence, pointing to robust underlying demand that underpins local property values, with expected construction costs averaging $436,000 per dwelling. Furthermore, $4.7 million in non-residential commercial approvals has been registered during this financial year, underscoring the predominantly residential focus of the township.
Per capita residential construction in Stratford closely mirrors the Rest of Vic. average, fostering building sector stability aligned with wider regional conditions. Of recent building activity, standalone homes account for 94.0% while medium and high-density housing makes up 6.0%, reinforcing the low-density built environment and appealing to buyers seeking detached dwellings. With approximately 179 people per approval, the district maintains a distinctly low-density profile. Long-term demographic modelling indicates that Stratford is on track to add 934 residents through to 2041 relative to the most recent AreaSearch quarterly release. Should current building activity persist, residential supply may struggle to keep pace with incoming population, which could intensify competition among purchasers and place upward pressure on pricing.
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
Strategic public works, planning strategies, and infrastructure investments play a central role in driving regional development. AreaSearch has pinpointed 5 key infrastructure initiatives anticipated to influence the local area, headlined by the Stratford Structure Plan (2025), Regional Housing Fund Gippsland, Gippsland Digital Infrastructure Upgrade, and the Perry Bridge Solar Farm, with significant individual projects outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
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.
1,538 residents of Stratford (Vic.) are employed, from a labour force of 1,570. Unemployment sits at 2.0%, with participation at 62.2%. 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 2,588, 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
Stratford features a diverse labour force balancing blue-collar and professional occupations alongside strong representation across core community services, underpinned by an unemployment rate of only 2.0% and an annual employment expansion of 4.3% according to AreaSearch statistical aggregations. By March 2026, employed residents reached 1,538, with unemployment tracking 1.6% lower than the Regional Vic. benchmark of 3.7% and labour force participation closely tracking the 61.1% recorded across Regional Vic.. Remote work was reported by only 12.1% of residents at the Census, though prevailing Covid-19 restrictions at the time should be noted.
The primary employment sectors for local workers include health care & social assistance, construction, and public administration & safety. Representation in public administration & safety is especially prominent, exceeding the broader regional benchmark by 1.6 times. Conversely, the manufacturing sector is comparatively small, engaging only 5.5% of local workers compared with 7.7% across Regional Vic.. A comparison between the resident workforce and the Census workplace counts indicates a modest volume of jobs located within the immediate area. Aggregated ABS and SALM figures analysed by AreaSearch show that in the twelve months to March 2026, Stratford experienced a 4.3% rise in employment and a 3.8% increase in the total labour force, driving down the local unemployment rate by 0.5 percentage points. By comparison, Regional Vic. saw employment fall by 0.1% and the labour force contract by 0.3%, alongside a 0.2 percentage point drop in unemployment. Forward-looking projections from Jobs and Skills Australia as of Mar-26 provide additional context regarding future labour requirements across Stratford. While national forecasts project nationwide employment gains of 6.6% over five years and 13.7% over ten years, sector-specific trajectories vary considerably. Projecting these industry-level figures across Stratford's existing workforce composition suggests local job growth of 6.1% over five years and 13.0% over ten years (representing a baseline illustrative extrapolation without localized demographic adjustments).
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
Based on postcode-level ATO records compiled by AreaSearch for financial year 2023, Stratford registered a median taxpayer income of $50,045 alongside an average income of $60,898, placing it below national figures and trailing the Regional Vic. median of $50,954 and average of $62,728. Factoring in Wage Price Index movement of 9.62% since financial year 2023, updated estimates reach approximately $54,859 for median earnings and $66,756 for average earnings as of March 2026. Across personal, family, and household measures at the Census, local income ranks modestly between the 30th and 32nd percentiles.
The single largest income bracket comprises 33.3% of the community (1,055 people) earning between $1,500 - 2,999, mirroring the 30.3% observed regionally. Residents retain 87.6% of income after housing outlays, though disposable earnings remain lower than average at the 35th percentile and the SEIFA income index places the locality in the 4th decile.
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 most recent Census, separate houses constituted 96.6% of Stratford's residential stock, with semi-detached dwellings, apartments, and other configurations making up 3.4%, compared to 90.1% houses and 9.9% other dwellings across Regional Vic.. Outright home ownership stood at 41.1%, identical to the wider Regional Vic. rate, while mortgaged properties accounted for 45.9% and private rentals comprised 13.0%. Local median housing expenses sat lower than regional benchmarks, with monthly mortgage payments at $1,308 versus $1,430 across Regional Vic., and weekly median rents at $290 compared to $285 regionally. Relative to nationwide benchmarks, mortgage commitments are markedly lower than the Australian median of $1,863, while rental costs sit well under the national figure of $375.
Frequently Asked Questions - Housing
Stratford (Vic.) counted 1,151 households at the 2021 Census, an estimated 1,224 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 constitute 73.2% of local households, consisting of 33.7% couples without children, 30.6% couples with children, and 7.7% single parent households. Single-person dwellings make up 25.1% and group households represent 1.8%, combining for 26.8% non-family residences. The median household occupancy is 2.5 people, exceeding 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
Educational attainment levels present an opportunity for targeted development, as 14.8% of residents hold university qualifications compared with the VIC benchmark of 33.4%. Among tertiary degree holders, bachelor degrees represent 10.6%, graduate diplomas account for 2.5%, and postgraduate qualifications stand at 1.7%. Vocational education is strongly represented, with 45.7% of the population aged 15+ holding trade and technical credentials, including 11.3% with advanced diplomas and 34.4% holding certificates. Formal study participation is strong throughout the community, with 26.8% of residents actively enrolled in education. This cohort comprises 10.6% attending primary school, 7.6% in secondary schooling, 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
Stratford is served by 7 passenger transit stops encompassing train connections. A network of 5 distinct routes services these locations, delivering 60 weekly passenger trips. Transit access is comparatively constrained, with an average distance of 868 meters to the closest transit point. Given the township's residential character, outward commuting is standard, with private vehicles accounting for 96% of journeys. Vehicle ownership stands at 1.9 per dwelling, outperforming the regional norm, while 12.1% of residents worked from home at the 2021 Census amidst pandemic circumstances. Across all transit lines, frequencies average 8 trips per day, translating to roughly 8 weekly trips per transport 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
Community health indicators for Stratford track positively overall, with AreaSearch evaluations of health conditions and mortality aligning closely with national standards, showing typical rates of common medical diagnoses across both younger and older residents, alongside a private health insurance rate covering approximately 51% of residents (~1,615 people). Arthritis and asthma are the most prevalent diagnosed conditions locally, affecting 9.6 and 9.1% of residents, while 66.4% of the population reported no chronic health conditions, outperforming the 63.4% recorded across Regional Vic.. Chronic ailments are somewhat elevated among the working-age demographic. Residents aged 65 and over comprise 21.3% of the community (675 people), below the 24.0% observed across Regional Vic., with senior health metrics tracking strongly against nationwide standards.
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
Stratford exhibits lower cultural diversity relative to broader benchmarks, with 91.7% of the populace Australian-born, 93.4% holding citizenship, and 98.0% speaking exclusively English at home. Christianity is the predominant faith, claimed by 44.9% of residents. Conversely, practically no residents identify with Judaism, compared with 0.1% throughout Regional Vic.. Australian heritage is the most common ancestral background in Stratford, accounting for 35.5% of residents against 29.6% regionally, followed by English ancestry at 32.8% and Irish ancestry at 8.5%. Variations appear across other cultural backgrounds, with Dutch heritage accounting for 1.9% locally versus 1.7% regionally, Scottish ancestry at 8.5% compared to 8.8% regionally, and Macedonian background representing 0.1% locally versus 0.2% regionally.
Frequently Asked Questions - Diversity
The median resident of Stratford (Vic.) is 39. 24.9% 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
Stratford maintains a comparatively young population structure relative to Regional Vic.. Based on August 2026 updates, young people aged 0 - 24 comprise 32.4% of the population compared to 28.5% regionally, while mature adults aged 45 - 64 represent 21.6% against 24.4% across Regional Vic.. The median age is estimated at 39 as at August 2026, holding steady from the 2021 Census and remaining 4 years below the Regional Vic. median of 43 at that Census. The 45 - 64 age bracket has decreased from 23.9% at the Census to an estimated 21.6%.
Projections to 2041 indicate adults aged 25 - 44 will drive local growth, increasing by 353 residents (45%) to reach 1,136.
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 Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 3 months ago 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 — 98 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,980 at the 2021 Census → 3,170 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 Aug 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.