Armadale
Statistical Area - sa2

An assessment of population growth drivers in Armadale reveals an overall ranking slightly below national averages considering recent, and medium term trends

Armadale's population, as of November 2025, is approximately 10,089 people. This figure represents an increase of 753 individuals, an 8.1% rise from the 2021 Census count of 9,336 people. The change is inferred from the estimated resident population of 9,997 in June 2024 and the addition of 137 validated new addresses since the Census date. This results in a population density of 4,628 persons per square kilometer, placing Armadale within the top 10% of locations assessed by AreaSearch. The area's growth rate of 8.1% since the census is close to the national average of 8.9%, indicating strong growth fundamentals. Overseas migration contributed approximately 92.3% of Armadale's 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 employs 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. Based on these projections, Armadale is expected to increase by 229 persons by 2041, reflecting a total growth of 1.4% over the 17-year period.

AreaSearch analysis of residential development drivers sees Armadale recording a relatively average level of approval activity when compared to local markets analysed countrywide

Armadale has averaged approximately 57 new dwelling approvals annually. Between FY21-FY25285 homes were approved, with an additional 2 approved so far in FY26. The population decline in recent years suggests that new supply has likely been meeting demand, offering buyers good choice.

The average expected construction cost value of new homes is $874,000, indicating a focus on the premium market by developers. This year, $44.3 million in commercial development approvals have been recorded, suggesting robust local business investment. Compared to Greater Melbourne, Armadale shows roughly half the construction activity per person and ranks among the 66th percentile of areas assessed nationally. Recent construction comprises 6.0% detached houses and 94.0% townhouses or apartments, marking a significant shift from existing housing patterns (currently 26.0% houses). This focus on higher-density living creates more affordable entry points for downsizers, investors, and first-home buyers.

With around 297 people per dwelling approval, Armadale shows a developing market with an expected population growth of 137 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting population growth beyond current projections.

Armadale has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 17 projects likely to affect the area. Notable ones include Amara Armadale, Heirloom Armadile, Mercer Armadale, and Malvern Gardens. The following list details those projected to have the most relevance.

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

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Employment conditions in Armadale demonstrate exceptional strength compared to most Australian markets

Armadale's workforce is highly educated with prominent professional services. The unemployment rate was 2.9% in the past year, with an estimated employment growth of 6.5%.

As of June 2025, 6,552 residents are employed at an unemployment rate of 1.8% below Greater Melbourne's rate of 4.6%, and a workforce participation rate of 68.6%. Dominant sectors include professional & technical, health care & social assistance, and retail trade. Armadale specialises in professional & technical jobs with an employment share 1.8 times the regional level, while construction shows lower representation at 5.3% versus the regional average of 9.7%. The worker-to-resident ratio is 0.7, indicating above-norm local employment opportunities.

Between June 2024 and June 2025, employment increased by 6.5% alongside labour force growth of 7.0%, raising the unemployment rate by 0.5 percentage points. National employment forecasts from Jobs and Skills Australia, released in May 2025, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Armadale's employment mix suggests local growth of approximately 7.4% over five years and 14.9% over ten years.

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 Armadale is exceptionally high nationally. The median income is $74,816 while the average income stands at $137,272. 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 $83,914 (median) and $153,964 (average) as of September 2025. According to the 2021 Census figures, individual earnings in Armadale stand out at the 96th percentile nationally ($1,361 weekly). Income brackets indicate that a predominant cohort spans 28.8% of locals (2,905 people) in the $1,500 - $2,999 category. A significant 37.7% earn above $3,000 weekly. Housing accounts for 14.8% of income while strong earnings rank residents within the 79th percentile for disposable income. The area's SEIFA income ranking places it in the 10th decile.

Armadale features a more urban dwelling mix with significant apartment living, with above-average rates of outright home ownership

Armadale's dwelling structures in its latest Census report showed 25.5% houses and 74.4% other dwellings (semi-detached, apartments, 'other' dwellings). This contrasts with Melbourne metro's figures of 16.9% houses and 83.1% other dwellings. Home ownership in Armadale stood at 30.8%, while mortgaged dwellings were at 23.7% and rented ones at 45.5%. The median monthly mortgage repayment was $2,479, higher than Melbourne metro's average of $2,287. Median weekly rent in Armadale was $421, slightly above Melbourne metro's figure of $425. Nationally, Armadale's mortgage repayments were significantly higher at $2,479 compared to the Australian average of $1,863, and rents were substantially higher at $421 against the national figure of $375.

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

Family households account for 54.4% of all households, including 18.7% couples with children, 27.5% couples without children, and 7.0% single parent families. Non-family households constitute the remaining 45.6%, with lone person households at 39.6% and group households comprising 5.9%. The median household size is 2.0 people, which is larger than the Greater Melbourne average of 1.9.

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

Armadale's educational attainment significantly exceeds national averages. 61.1% of residents aged 15 and above possess university qualifications, compared to 30.4% nationally and 33.4% in Victoria. Bachelor degrees are the most common at 39.1%, followed by postgraduate qualifications (16.9%) and graduate diplomas (5.1%). Vocational pathways account for 17.1% of qualifications, with advanced diplomas making up 10.0% and certificates 7.1%.

Educational participation is high, with 25.7% of residents currently enrolled in formal education. This includes 9.1% in tertiary, 6.2% in primary, and 5.4% in secondary education. Armadale's five schools have a combined enrollment of 1,168 students, with an ICSEA score of 1177, indicating high educational advantage nationally. The school mix includes one primary and four K-12 schools.

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

Transport analysis indicates 66 active transport stops operating within Armadale. These consist of a mix of train, light rail, and bus services. Eight individual routes service these stops, collectively facilitating 6,561 weekly passenger trips.

Transport accessibility is rated as excellent, with residents typically located 136 meters from the nearest stop. Service frequency averages 937 trips per day across all routes, equating to approximately 99 weekly trips per stop.

Armadale's residents are extremely healthy with very low prevalence of common health conditions across all age groups

Analysis of health metrics shows strong performance throughout Armadale with very low prevalence of common health conditions across all age groups. The rate of private health cover is exceptionally high at approximately 83% of the total population (8,394 people), compared to the national average of 55.3%.

The most common medical conditions in the area are mental health issues and asthma, impacting 7.7% and 7.3% of residents respectively. A significant majority, 73.3%, declared themselves completely clear of medical ailments, comparable to the 73.3% across Greater Melbourne. As of a specific date (2016), Armadale has 20.7% of residents aged 65 and over (2,092 people), which is higher than the 16.3% in Greater Melbourne at that time. Health outcomes among seniors are particularly strong, performing even better than the general population in health metrics.

Armadale 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

Armadale's population was found to be more culturally diverse than most local markets, with 19.7% speaking a language other than English at home and 30.0% born overseas. Christianity is the predominant religion in Armadale, comprising 41.4% of its population. However, Judaism is notably overrepresented, making up 7.2% compared to Greater Melbourne's 5.1%.

The top three ancestry groups are English (25.0%), Australian (19.2%), and Other (10.3%). Some ethnic groups show notable differences: Polish is overrepresented at 2.4%, Russian is equally represented at 0.9%, and Hungarian is also overrepresented at 0.5%.

Armadale's population is slightly younger than the national pattern

The median age in Armadale is 38 years, similar to Greater Melbourne's average of 37 years and Australia's median of 38 years. Compared to Greater Melbourne, Armadale has a higher proportion of residents aged 25-34 (20.7%) but fewer residents aged 5-14 (7.4%). 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 Armadale's population aged 75 to 84 has increased from 7.2% to 8.8%, while those aged 15 to 24 have risen from 10.6% to 11.9%. Conversely, the proportion of residents aged 45 to 54 has decreased from 12.6% to 11.4%. By 2041, Armadale's age composition is expected to change significantly. The number of residents aged 85 and above is projected to double (from 307 to 614), with those aged 65 and above accounting for 87% of the population growth. However, declines are projected for the populations aged 55-64 and 0-4 years.