Abbotsford

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 is approximately 10,419 as of November 2025. This figure represents an increase of 1,331 people from the 2021 Census, which reported a population of 9,088. The growth is inferred from the estimated resident population of 10,294 in June 2024 and additional validated new addresses since the Census date. This results in a population density ratio of 5,987 persons per square kilometer, placing Abbotsford in the top 10% of national locations assessed by AreaSearch. The area's growth rate of 14.6% since the 2021 census exceeds the national average of 8.9%. Overseas migration contributed approximately 82.9% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, 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 from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Projected demographic shifts indicate exceptional growth, with Abbotsford expected to grow by 6,036 persons to 2041 based on the latest annual ERP population numbers, reflecting a total gain of 56.7% over the 17 years.

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

Abbotsford has received around 49 dwelling approvals annually over the past five financial years, totalling 247 homes from FY-21 to FY-25. As of FY-26, there is 1 recorded approval. On average, 2.8 people have moved to the area per new home constructed each year during this period, indicating strong demand that supports property values. New homes are being built at an average construction cost value of $710,000, reflecting a developer focus on premium properties.

In FY-26, $87.8 million in commercial approvals have been registered, showing 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 79th percentile nationally for construction activity, which has recently intensified. Recent construction comprises 6.0% detached houses and 94.0% attached dwellings, favouring higher-density living that creates more affordable entry points for downsizers, investors, and first-home buyers. With around 144 people per dwelling approval, Abbotsford exhibits growth area characteristics.

AreaSearch's latest quarterly estimate forecasts Abbotsford to gain 5,911 residents by 2041. If current development rates persist, housing supply may not keep pace with population growth, potentially increasing buyer competition 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 that could 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 significant representation in the technology sector. Its unemployment rate was 3.9% as of September 2025, which is 0.7% lower than Greater Melbourne's rate of 4.7%.

Employment growth over the past year was estimated at 4.4%. As of September 2025, 7,736 residents were in work and workforce participation was 77.6%, well above Greater Melbourne's 64.1%. The leading employment industries among residents are professional & technical, health care & social assistance, and education & training. Abbotsford has a particular specialization in professional & technical jobs, with an employment share of 1.8 times the regional level.

In contrast, construction employs only 5.0% of local workers, below Greater Melbourne's 9.7%. There are 1.2 workers for every resident, indicating that the area functions as an employment hub attracting workers from surrounding areas. Between September 2024 and September 2025, employment levels increased by 4.4% while the labour force grew by 4.9%, causing the unemployment rate to rise by 0.5 percentage points. In comparison, Greater Melbourne experienced employment growth of 3.0% and labour force growth of 3.3%, with a 0.3 percentage point rise in unemployment rate. State-level data from 25-Nov shows that Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. National employment forecasts from Jobs and Skills Australia indicate an expansion of 6.6% over five years and 13.7% over ten years. Applying these projections to Abbotsford's employment mix suggests local employment should increase by 7.3% over five years and 14.7% over ten years, assuming constant population projections for illustrative purposes.

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 SA2 is among the highest in Australia. The median assessed income is $68,277 and 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 at the 95th percentile nationally are $1,354 weekly. The earnings profile shows that 35.4% of Abbotsford's 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. A substantial proportion of high earners (33.3%) have incomes above $3,000 per week, indicating strong economic capacity throughout the suburb. High housing costs consume 17.2% of income, but strong earnings still place disposable income at the 75th percentile. 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, consisted of 10.2% houses and 89.7% other dwellings (semi-detached, apartments, 'other' dwellings). This is compared to Melbourne metro's 10.2% houses and 89.7% other dwellings. Home ownership in Abbotsford was at 15.9%, with mortgaged dwellings at 27.5% and rented dwellings at 56.6%. The median monthly mortgage repayment in the area was $2,167, while the median weekly rent was $425. Nationally, Abbotsford's mortgage repayments were higher than the Australian average of $1,863, and 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 account for 47.9 percent of all households, including 12.4 percent that are couples with children, 29.9 percent consisting of couples without children, and 4.2 percent composed of single parent families. Non-family households make up the remaining 52.1 percent, with lone person households at 40.7 percent and group households comprising 11.4 percent of the total. 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

Abbotsford's educational attainment is notably higher than wider benchmarks. Among residents aged 15+, 62.7% have university qualifications, compared to Australia's 30.4% and Victoria's 33.4%. This high level of educational attainment positions Abbotsford favourably for knowledge-based opportunities. Bachelor degrees are the most prevalent at 39.5%, followed by postgraduate qualifications (18.2%) and graduate diplomas (5.0%).

Vocational pathways account for 18.3% of qualifications among those aged 15+, with advanced diplomas making up 9.2% and certificates 9.1%. A significant 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.

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

Abbotsford has 24 active public transport stops. These include train, light rail, and bus services. There are 32 individual routes operating in total.

Weekly passenger trips across these routes amount to 12,243. Residents' average proximity to the nearest stop is 180 meters. Daily service frequency averages 1,749 trips across all routes, equating to around 510 weekly trips per stop.

The level of general health in Abbotsford is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Abbotsford shows better-than-average health outcomes with low prevalence of common conditions among its general population, but higher rates are found among older and at-risk cohorts. Private health cover is exceptionally high here, at approximately 64% (6,668 people), compared to Greater Melbourne's 69.8%. Nationally, the average is 55.3%.

Mental health issues and asthma were the most common conditions, affecting 11.8 and 9.1% of residents respectively, while 71.0% reported being completely free of medical ailments, close to Greater Melbourne's 70.6%. The area has a lower proportion of seniors aged 65 and over at 9.6% (1,001 people), compared to Greater Melbourne's 12.1%, but health outcomes among this group require more attention than the broader population.

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's cultural diversity was notable, with 24.8% speaking a language other than English at home and 35.9% born overseas. Christianity dominated religiously, at 25.7%. Judaism showed slight overrepresentation, 0.9% vs Greater Melbourne's 0.8%.

Ancestrally, the top three groups were English (23.4%), Australian (16.5%), and Irish (11.2%). Some ethnicities diverged notably: Vietnamese at 3.4% vs regional 2.4%, French at 0.8% vs 0.8%, Hungarian at 0.4% vs 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 25-34 concentration is significantly higher than the national figure 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 residents aged 25 to 34 has decreased from 36.1% to 34.4%. By 2041, significant demographic changes are projected for Abbotsford. The 45-54 age group is expected to experience strong growth, increasing by 124% to reach a total of 2,397 residents, with an addition of 1,329 residents in this age bracket.