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, as of August 2025, is approximately 10,417 people. This figure represents a growth of 1,329 individuals, an increase of 14.6%, since the 2021 Census which recorded a population of 9,088. The change was inferred from the estimated resident population of 10,294 in June 2024 and an additional 135 validated new addresses post-Census. This results in a density ratio of 5,986 persons per square kilometer, placing Abbotsford in the top 10% of national locations assessed by AreaSearch. The area's population growth rate of 14.6% since the 2021 Census exceeds both the national average (8.6%) and state averages, indicating significant growth. Overseas migration contributed approximately 82.9% to overall population gains in recent periods.

AreaSearch adopts 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 uses 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 the years 2032 to 2041. Based on these projections, Abbotsford is expected to experience exceptional growth over the period, with a predicted increase of 6,036 persons by 2041. This would result in a total gain of 56.8% over the 17-year span.

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

Abbotsford has received approximately 49 dwelling approvals annually. The Australian Bureau of Statistics produces development approval data on a financial year basis, totalling 247 approvals between FY-21 and FY-25, with no approvals recorded so far in FY-26. On average, 2.8 people have moved to the area per new home constructed over the past five financial years. The average construction cost of new homes is $736,000, indicating a focus on premium market properties.

This year has seen $87.8 million in commercial approvals, reflecting high local commercial activity. Compared to Greater Melbourne, Abbotsford records about three-quarters the building activity per person and ranks among the 80th percentile nationally. Recent construction comprises 6.0% detached houses and 94.0% attached dwellings, promoting higher-density living suitable for downsizers, investors, and first-home buyers. With around 144 people moving in per dwelling approval, Abbotsford exhibits growth area characteristics.

Population forecasts project an increase of 5,913 residents by 2041. If current development rates persist, housing supply may not keep pace with population growth, potentially intensifying buyer competition and supporting stronger price growth.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 52 projects likely affecting the region. Notable projects include New Johnston, Melbourne Metro Two (MM2) - Clifton Hill Interchange, 198 Noone Street Development Site, and 35-41 Spensley Street Royal Hotel. The following list details those most relevant.

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

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

Abbotsford has a highly educated workforce with notable representation in the technology sector. Its unemployment rate was 3.9% as of June 2025, lower than 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 an unemployment rate 0.8% below Greater Melbourne's and workforce participation at 77.6%, higher than Greater Melbourne's 64.1%. Leading employment industries are professional & technical, health care & social assistance, and education & training. Abbotsford specializes in professional & technical jobs, with an employment share of 1.8 times the regional level, while construction employs only 5.0% of local workers, below Greater Melbourne's 9.7%.

The area functions as an employment hub with 1.2 workers per resident. Between June 2024 and June 2025, employment levels increased by 6.2%, labour force grew by 7.2%, causing the unemployment rate to rise by 0.8 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.5% and labour force growth of 4.0%, with a 0.5 percentage point rise in unemployment rate. State-level data from Sep-25 shows VIC employment grew by 1.08% year-on-year, adding 39,880 jobs, with the state unemployment rate at 4.7%. National employment forecasts from Jobs and Skills Australia project a growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Abbotsford's employment mix suggests local growth of approximately 7.3% over five years and 14.7% over ten years, though these are simple weighted extrapolations for illustrative purposes and do not account for localized population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's data for financial year 2022 shows Abbotsford's median income at $68,277 and average income at $88,427. This compares to Melbourne's median of $54,892 and average of $73,761. By March 2025, estimated incomes are around $75,180 (median) and $97,367 (average), based on a 10.11% Wage Price Index growth since 2022. The 2021 Census shows Abbotsford's individual earnings at the 96th percentile nationally ($1,354 weekly). Incomes between $1,500 and $2,999 are held by 35.4% of residents (3,687 individuals), reflecting broader area patterns where 32.8% fall within this range. High earners above $3,000/week comprise 33.3%, indicating strong economic capacity. Housing costs consume 17.2% of income, but strong earnings place disposable income at the 76th percentile. Abbotsford's SEIFA income ranking is 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

The dwelling structure in Abbotsford, as per the latest Census, consisted of 10.2% houses and 89.7% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Melbourne metro had 12.8% houses and 87.2% other dwellings. Home ownership in Abbotsford was at 15.9%, with mortgaged dwellings at 27.5% and rented ones at 56.6%. The median monthly mortgage repayment in the area was $2,167, lower than Melbourne metro's average of $2,326. The median weekly rent figure for Abbotsford was $425, compared to Melbourne metro's $451. Nationally, Abbotsford's mortgage repayments were higher at $2,167 compared to the Australian 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 constitute 47.9% of all households, consisting of 12.4% couples with children, 29.9% couples without children, and 4.2% single parent families. Non-family households comprise the remaining 52.1%, with lone person households at 40.7% and group households making up 11.4%. 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 averages, with 62.7% of residents aged 15 and above holding university qualifications compared to 30.4% nationally and 33.4% in Victoria. This educational advantage is driven by Bachelor degrees (39.5%), postgraduate qualifications (18.2%), and graduate diplomas (5.0%). Vocational pathways account for 18.3%, with advanced diplomas at 9.2% and certificates at 9.1%. Currently, 24.8% of Abbotsford's population is actively pursuing formal education, including 11.7% in tertiary education, 3.5% in primary education, and 2.8% in secondary education.

Educational institutions include Abbotsford Primary School and Sophia Mundi Steiner School, serving a total of 327 students. Abbotsford's academic achievement is reflected by its ICSEA score of 1130. The educational mix consists of one primary school and one K-12 school. However, local school capacity is limited at 3.1 places per 100 residents compared to the regional average of 10.3, leading many families to seek schooling in nearby areas.

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

Abbotsford has 24 active transport stops, operating from July 2021. These include train, light rail, and bus services. There are 32 individual routes serving these stops, providing a total of 12,243 weekly passenger trips as of August 2022.

Residents enjoy excellent transport accessibility, with an average distance of 180 meters to the nearest stop. Service frequency averages 1,749 trips per day 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 of health metrics indicates strong performance throughout Abbotsford. Prevalence of common health conditions is low among the general population but higher than the national average among older and at-risk cohorts. The rate of private health cover is exceptionally high at approximately 64% of the total population (6,666 people), compared to 69.8% in Greater Melbourne and a national average of 55.3%.

The most common medical conditions are mental health issues affecting 11.8% of residents and asthma impacting 9.1%, while 71.0% declare themselves completely clear of medical ailments, similar to the 70.6% in Greater Melbourne. Abbotsford has 9.6% of residents aged 65 and over (1,001 people), lower than the 12.1% in Greater Melbourne. Health outcomes among seniors present some challenges requiring 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 population, as per the 2016 Census, showed higher linguistic diversity with 24.8% speaking a language other than English at home compared to most local markets. Furthermore, 35.9% of Abbotsford residents were born overseas. Christianity was the predominant religion in Abbotsford, accounting for 25.7%.

However, Judaism's presence at 0.9% was notably higher than the Greater Melbourne average of 0.8%. The top ancestry groups based on parents' country of birth were English (23.4%), Australian (16.5%), and Irish (11.2%). Notably, Vietnamese (3.4%) and Hungarian (0.4%) populations in Abbotsford exceeded regional averages by 1% each.

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 median 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 proportion is significantly higher than the national average of 14.5%. Between the 2021 Census and present day, the population of those aged 35 to 44 has increased from 19.6% to 20.7%, while the 25 to 34 age group has decreased from 36.1% to 34.4%. By 2041, significant demographic changes are projected for Abbotsford, with the strongest growth expected in the 45 to 54 age cohort, which is forecast to increase by 124%, adding 1,329 residents and reaching a total of 2,397.