Braybrook
Statistical Area - sa2

Population growth drivers in Braybrook are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Braybrook's population was around 20,855 as of August 2025. This reflected an increase of 1,787 people (9.4%) since the 2021 Census, which reported a population of 19,068 people. The change was inferred from the estimated resident population of 20,699 from the ABS as of June 2024 and an additional 473 validated new addresses since the Census date. This level of population equated to a density ratio of 2,788 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Braybrook's growth of 9.4% since the 2021 census exceeded the national average (8.6%), marking it as a growth leader in the region. Population growth was primarily driven by overseas migration, contributing approximately 83.9% of overall population gains during recent periods.

AreaSearch adopted ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilized the VIC State Government's Regional/LGA projections released in 2023, adjusting them employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group were applied across all areas for years 2032 to 2041. Based on these trends, Braybrook was forecasted to experience significant population increase in the top quartile of national areas, with an expected growth of 6,975 persons to 2041 based on the latest population numbers, recording a gain of 32.7% in total over the 17 years.

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

Braybrook has seen approximately 253 new homes approved annually. Development approval data is provided by the Australian Bureau of Statistics on a financial year basis, totalling 1,267 approvals from FY20 to FY25 and 10 in FY26 so far. The average new residents per year arriving per new home over these five financial years is 1.0. This indicates that new supply is keeping pace with or exceeding demand, offering ample buyer choice and creating capacity for population growth beyond current forecasts.

The average expected construction cost of new dwellings is $384,000, which is below regional levels, suggesting more accessible housing choices for buyers. Commercial approvals in Braybrook this financial year have reached $42.1 million, indicating robust local business investment. Compared to Greater Melbourne, Braybrook shows around 75% of the construction activity per person and ranks among the 81st percentile nationally. Recent construction comprises 24.0% standalone homes and 76.0% townhouses or apartments, reflecting a shift from the area's existing housing composition, which is currently 47.0% houses. This change suggests decreasing availability of developable sites and reflects evolving lifestyles and demand for diverse, affordable housing options.

Braybrook has approximately 135 people per dwelling approval, indicating an expanding market. Population forecasts predict Braybrook will gain 6,819 residents by 2041. Current development levels appear aligned with future requirements, maintaining stable market conditions without significant price pressures.

Braybrook has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 34 projects likely impacting the region. Notable initiatives include 53 Wattle Road and 34 George Street Redevelopment, Defence Site Maribyrnong Redevelopment, West Footscray Community Facilities Plan, and New Footscray Hospital. The following list details those projects most relevant.

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

Braybrook has seen below average employment performance when compared to national benchmarks

Braybrook has a well-educated workforce with strong representation in professional services. The unemployment rate was 5.7% as of June 2025.

Employment growth over the past year was estimated at 6.0%. As of June 2025, 12,220 residents were employed with an unemployment rate of 5.7%, which is 1.0% higher than Greater Melbourne's rate of 4.6%. Workforce participation was broadly similar to Greater Melbourne's 64.1%. The dominant employment sectors among residents included health care & social assistance, retail trade, and accommodation & food.

There was particularly strong specialization in transport, postal & warehousing with an employment share of 1.5 times the regional level. Construction had limited presence with 6.8% employment compared to 9.7% regionally. The area appears to offer limited local employment opportunities as indicated by the count of Census working population versus resident population. During the year to June 2025, employment levels increased by 6.0% and labour force increased by 5.8%, causing the unemployment rate to fall by 0.2 percentage points. By comparison, Greater Melbourne recorded employment growth of 3.5%, labour force growth of 4.0%, with unemployment rising 0.5 percentage points. State-level data to Sep-25 shows VIC employment grew by 1.08% year-on-year (adding 39,880 jobs), with the state unemployment rate at 4.7%, compared to the national rate of 4.5%. Jobs and Skills Australia's national employment forecasts from May 2025 suggest that while national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these projections to Braybrook's employment mix suggests local growth of approximately 6.3% over five years and 13.2% over ten years.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

Braybrook's median income among taxpayers was $52,382 in financial year 2022. The average income stood at $62,305 during the same period. Greater Melbourne's figures were $54,892 and $73,761 respectively. By March 2025, estimates suggest the median income would be approximately $57,678 and the average would be around $68,604, based on a 10.11% Wage Price Index growth since financial year 2022. Census data shows household, family, and personal incomes in Braybrook rank modestly, between the 34th and 46th percentiles. The income bracket of $1,500 - 2,999 captures 32.6% of Braybrook's community (6,798 individuals), similar to the metropolitan region's 32.8%. Housing affordability pressures are severe, with only 81.5% of income remaining, ranking at the 45th percentile. The area's SEIFA income ranking places it in the 4th decile.

Braybrook displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

In Braybrook, as per the latest Census evaluation, 47.3% of dwellings were houses, with the remaining 52.7% comprising semi-detached homes, apartments, and other types. In contrast, Melbourne metropolitan area had 49.7% houses and 50.3% other dwellings. Home ownership in Braybrook stood at 20.5%, compared to Melbourne metro's higher rate. Mortgaged dwellings constituted 32.8%, while rented properties made up 46.7%. The median monthly mortgage repayment was $1,952, below the Melbourne metro average of $2,100. The median weekly rent in Braybrook was $350, lower than Melbourne's $376. Nationally, Braybrook's mortgage repayments exceeded the Australian average of $1,863, while rents were lower than the national figure of $375.

Braybrook features high concentrations of group households, with a higher-than-average median household size

Family households constitute 65.9% of all households, including 27.8% couples with children, 21.2% couples without children, and 14.2% single parent families. Non-family households comprise the remaining 34.1%, with lone person households at 26.2% and group households making up 7.9%. The median household size is 2.6 people, larger than the Greater Melbourne average of 2.4.

Educational attainment in Braybrook aligns closely with national averages, showing typical qualification patterns and performance metrics

Educational qualifications in Braybrook trail regional benchmarks with 37.6% of residents aged 15+ holding university degrees compared to 46.1% in SA3 area. This gap highlights potential for educational development and skills enhancement. Bachelor degrees lead at 24.4%, followed by postgraduate qualifications (10.6%) and graduate diplomas (2.6%). Vocational pathways account for 22.9% of qualifications among those aged 15+ - advanced diplomas (9.8%) and certificates (13.1%).

Educational participation is notably high with 31.7% of residents currently enrolled in formal education, including 8.1% in primary education, 8.1% in tertiary education, and 6.9% pursuing secondary education. A total of 10 schools operate within Braybrook educating approximately 4,024 students. Braybrook demonstrates typical Australian school conditions with balanced educational opportunities (ICSEA: 988). The educational mix includes 2 primary, 5 secondary, and 3 K-12 schools. Braybrook functions as an education hub with 19.3 school places per 100 residents, significantly above the regional average of 12.5, attracting students from surrounding communities.

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

Braybrook has 85 active public transport stops offering a mix of light rail and bus services. These stops are served by 9 different routes that collectively facilitate 6,957 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically residing 203 meters from the nearest stop.

Across all routes, service frequency averages 993 trips per day, translating to approximately 81 weekly trips per individual stop.

Braybrook's residents are extremely healthy with younger cohorts in particular seeing very low prevalence of common health conditions

Analysis of health metrics shows strong performance throughout Braybrook, with younger cohorts particularly having low prevalence of common health conditions. The rate of private health cover is approximately 51% of the total population (~10,656 people), slightly lagging the average SA2 area's 56.7%.

Residents aged 65 and over comprise 12.6% (2,631 people) of Braybrook's population, higher than Greater Melbourne's 11.4%. Common medical conditions include asthma (7.3%) and mental health issues (7.1%), while 75.4% declare themselves completely clear of medical ailments. These figures compare to 72.7% across Greater Melbourne. Despite higher numbers of seniors, Braybrook's health outcomes among them are above average.

Braybrook is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Braybrook has a high level of cultural diversity, with 53.1% of its population born overseas and 60.9% speaking a language other than English at home. Christianity is the predominant religion in Braybrook, comprising 35.7% of the population. However, Buddhism is notably overrepresented, making up 15.7% of the population compared to Greater Melbourne's average of 8.7%.

The top three ancestry groups in Braybrook are Vietnamese (19.6%), Other (17.0%), and English (12.6%). Notably, Serbian (0.7%) and Filipino (2.9%) populations are overrepresented compared to the regional averages of 0.6% and 1.7%, respectively. Similarly, the Chinese population in Braybrook is higher than the regional average at 11.8%.

Braybrook hosts a young demographic, positioning it in the bottom quartile nationwide

Braybrook's median age is 34 years, which is lower than Greater Melbourne's average of 37 and Australia's national average of 38 years. Compared to Greater Melbourne, Braybrook has a higher proportion of residents aged 25-34 (22.0%) but fewer residents aged 5-14 (9.0%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.5%. Between the 2021 Census and the latest data, the proportion of residents aged 35 to 44 has increased from 16.0% to 17.1%, while the proportion of those aged 25 to 34 has decreased from 23.2% to 22.0% and the proportion of those aged 5 to 14 has dropped from 10.1% to 9.0%. By 2041, population forecasts indicate substantial demographic changes in Braybrook, with the strongest projected growth occurring in the 45 to 54 age group, which is expected to grow by 50%, adding 1,159 residents and reaching a total of 3,487.