Abbotsford
Statistical Area - sa2

Abbotsford lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Abbotsford's population was around 10,419 as of November 2025. This reflects an increase of 1,331 people since the 2021 Census, which reported a population of 9,088 people. The change is inferred from the estimated resident population of 10,294 from the ABS as of June 2024 and an additional 136 validated new addresses since the Census date. This level of population equates to a density ratio of 5,987 persons per square kilometer, which places Abbotsford in the top 10% of national locations assessed by AreaSearch. Abbotsford's growth of 14.6% since the 2021 census exceeded both the national average (8.9%) and the state average. Population growth was primarily driven by overseas migration, contributing approximately 82.9% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises 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 are applied across all areas for years 2032 to 2041. Considering these projections, exceptional growth is predicted over the period, with the area expected to grow by 6,036 persons to 2041 based on the latest population numbers, recording a gain of 56.7% in total over the 17 years.

AreaSearch assessment of residential development activity positions Abbotsford among the top 25% of areas assessed nationwide

Abbotsford has received approximately 49 dwelling approvals per year over the past five financial years, totalling 247 homes. As of FY-26, one approval has been recorded. On average, 2.8 people have moved to the area annually for each new home constructed between FY-21 and FY-25, indicating strong demand that supports property values. New homes are being built at an average expected construction cost value of $710,000, reflecting a focus on the premium segment with upmarket properties.

In FY-26, $87.8 million in commercial approvals have been registered, demonstrating high levels of local commercial activity. Compared to Greater Melbourne, Abbotsford has around three-quarters the rate of new dwelling approvals per person and ranks among the 80th percentile nationally. Recent construction comprises 6.0% detached houses and 94.0% attached dwellings, indicating a focus on higher-density living which creates more affordable entry points for downsizers, investors, and first-home buyers. With around 144 people per dwelling approval, Abbotsford exhibits characteristics of a growth area.

Population forecasts project an increase of 5,911 residents by 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.

Abbotsford has limited levels of nearby infrastructure activity, ranking in the 0thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified a total of 52 projects expected to impact the area. Notable projects include New Johnston, 198 Noone Street Development Site, 35-41 Spensley Street Royal Hotel, and Victoria Gardens Expansion. The following list details those most likely to be relevant.

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.

Employment performance in Abbotsford exceeds national averages across key labour market indicators

Abbotsford has a highly educated workforce with the technology sector well-represented. Its unemployment rate was 3.9% as of June 2025, below Greater Melbourne's 4.6%.

Employment growth over the past year was estimated at 6.2%. As of June 2025, 7,958 residents were employed with a workforce participation rate of 77.6%, compared to Greater Melbourne's 64.1%. Leading employment industries include professional & technical (1.8 times the regional level), health care & social assistance, and education & training. Construction employs just 5.0% of local workers, below Greater Melbourne's 9.7%.

There were 1.2 jobs per resident as at the Census, indicating Abbotsford functions as an employment hub attracting workers from surrounding areas. Between June 2024 and June 2025, employment levels increased by 6.2% while labour force grew by 7.2%, causing the unemployment rate to rise by 0.8 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest Abbotsford's employment could grow by approximately 7.3% over five years and 14.7% over ten years, based on industry-specific 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 2022 shows that income in Abbotsford is among the highest in Australia. The median assessed income is $68,277 while the average income stands at $88,427. This contrasts with Greater Melbourne's figures of a median income of $54,892 and an average income of $73,761. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates would be approximately $76,579 (median) and $99,180 (average) as of September 2025. From the 2021 Census, individual earnings stand out at the 96th percentile nationally ($1,354 weekly). The earnings profile shows that 35.4% of the population (3,688 individuals) fall within the $1,500 - 2,999 income range, reflecting patterns seen in the broader area where 32.8% similarly occupy this range. The substantial proportion of high earners (33.3% above $3,000/week) indicates strong economic capacity throughout this suburb. High housing costs consume 17.2% of income, though strong earnings still place disposable income at the 76th percentile and the area's SEIFA income ranking places it in the 9th decile.

Abbotsford features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

Abbotsford's dwelling structures, as per the latest Census, comprised 10.2% houses and 89.7% other dwellings. This compares to Melbourne metro's figures of 12.8% houses and 87.2% other dwellings. Home ownership in Abbotsford stood at 15.9%, with mortgaged dwellings at 27.5% and rented ones at 56.6%. The median monthly mortgage repayment was $2,167, lower than Melbourne metro's average of $2,326. Median weekly rent in Abbotsford was $425, compared to Melbourne metro's $451. Nationally, Abbotsford's mortgage repayments were higher at $2,167 versus Australia's average of $1,863, while rents were substantially above the national figure of $375.

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

Family households comprise 47.9% of all households, including 12.4% couples with children, 29.9% couples without children, and 4.2% single parent families. Non-family households make up 52.1%, consisting of 40.7% lone person households and 11.4% group households. The median household size is 1.9 people, which is smaller than the Greater Melbourne average of 2.0.

Educational achievement in Abbotsford places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

Educational attainment in Abbotsford is notably higher than broader benchmarks. As of 2021, 62.7% of residents aged 15 and above held university qualifications, compared to 30.4% nationally and 33.4% in Victoria. This educational advantage is reflected in the types of qualifications held: bachelor degrees are most common at 39.5%, followed by postgraduate qualifications (18.2%) and graduate diplomas (5.0%). Vocational pathways account for 18.3% of qualifications, with advanced diplomas making up 9.2% and certificates 9.1%.

Currently, 24.8% of the population is actively pursuing formal education, including 11.7% in tertiary education, 3.5% in primary education, and 2.8% in secondary education. The area has two schools serving 327 students: Abbotsford Primary School and Sophia Mundi Steiner School. Both schools demonstrate significant socio-educational advantages and academic achievement, with an ICSEA score of 1130. The educational mix includes one primary school and one K-12 school. However, there is limited local school capacity, with only 3.1 places per 100 residents compared to the regional average of 10.3, leading many families to travel to nearby areas for schooling.

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

The analysis shows 24 operational public transport stops in Abbotsford. These include train, light rail, and bus services. There are 32 unique routes serving these stops, collectively facilitating 12,243 weekly passenger trips.

Residents enjoy excellent accessibility to transport, with an average distance of 180 meters to the nearest stop. Daily service frequency averages 1,749 trips across all routes, equating to approximately 510 weekly trips per individual stop.

Abbotsford's residents are extremely healthy with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Analysis shows strong health performance in Abbotsford. Prevalence of common conditions is low among the general population but higher among older, at-risk cohorts compared to national averages. Private health cover rate is high at approximately 64% (6,668 people), compared to 69.8% in Greater Melbourne and a national average of 55.3%.

Mental health issues and asthma are most common, affecting 11.8 and 9.1% respectively. 71.0% report no medical ailments, similar to Greater Melbourne's 70.6%. The area has 9.6% (1,001 people) aged 65 and over, lower than Greater Melbourne's 12.1%. Health outcomes among seniors require more attention.

Abbotsford was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Abbotsford, surveyed in June 2016, had a higher linguistic diversity than most local areas, with 24.8% of residents speaking a language other than English at home and 35.9% born overseas. Christianity was the predominant religion, comprising 25.7% of Abbotsford's population. Notably, Judaism was overrepresented, making up 0.9% compared to 0.8% in Greater Melbourne.

In terms of ancestry, the top three groups were English (23.4%), Australian (16.5%), and Irish (11.2%). Some ethnic groups showed significant differences: Vietnamese at 3.4% (vs regional 2.4%), French at 0.8% (same as regionally), and Hungarian at 0.4% (vs regional 0.3%).

Abbotsford's young demographic places it in the bottom 15% of areas nationwide

Abbotsford's median age is 33, which is younger than Greater Melbourne's figure of 37 and Australia's national average of 38 years. Compared to Greater Melbourne, Abbotsford has a higher proportion of residents aged 25-34 (34.4%) but fewer residents aged 5-14 (3.9%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.5%. Between the 2021 Census and the present, the proportion of Abbotsford's population aged 35 to 44 has increased from 19.6% to 20.7%, while the proportion of those aged 25 to 34 has decreased from 36.1% to 34.4%. Population forecasts for the year 2041 suggest substantial demographic changes in Abbotsford, with the strongest projected growth occurring among residents aged 45-54, who are expected to increase by 124%, adding 1,329 residents to reach a total of 2,397.