Broadmeadows
Statistical Area - sa2

Broadmeadows lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Broadmeadows' population is approximately 15,273 as of August 2025. This figure represents a growth of 1,414 people, an increase of 10.2% since the 2021 Census when the population was recorded at 13,859. The change is inferred from the estimated resident population of 14,901 in June 2024 and an additional 396 validated new addresses since the Census date. This results in a population density ratio of 1,729 persons per square kilometer, higher than the national average assessed by AreaSearch. Broadmeadows' growth rate of 10.2% since the 2021 census is above both the national average (8.6%) and the state's average, indicating it as a region with significant population growth. Overseas migration contributed approximately 76.9% to the overall population gains in 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 VIC State Government's Regional/LGA projections released in 2023, adjusted using a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for the years 2032 to 2041. Future demographic trends predict exceptional growth for Broadmeadows, placing it within the top 10 percent of national statistical areas. Based on the latest population numbers, the area is expected to increase by 8,934 persons by 2041, marking a total gain of 55.3% over the 17-year period.

AreaSearch assessment of residential approval activity sees Broadmeadows among the top 30% of areas assessed nationwide

Broadmeadows has averaged approximately 131 new dwelling approvals annually. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, with 659 dwellings approved over the past five financial years from FY-20 to FY-25, and 23 approvals so far in FY-26. The average population growth for each dwelling built over these five years is around 0.0 people per year, indicating that new supply has kept pace with or exceeded demand, providing ample buyer choice and capacity for population growth beyond current forecasts. New properties are constructed at an average expected construction cost value of $508,000.

There have been $76.5 million in commercial approvals this financial year, suggesting robust local business investment. Compared to Greater Melbourne, Broadmeadows records about three-quarters the building activity per person and ranks among the 88th percentile of areas assessed nationally. New development consists of approximately 20% detached houses and 80% attached dwellings, reflecting a trend towards denser development that provides accessible entry options appealing to downsizers, investors, and entry-level buyers. This marks a significant shift from the current housing mix, which is currently around 70% houses, likely due to reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. With approximately 92 people per dwelling approval, Broadmeadows exhibits characteristics of a growth area.

Future projections estimate that Broadmeadows will add around 8,447 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.

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

Changes in local infrastructure significantly influence an area's performance. AreaSearch has identified 40 projects that could impact the area. Major projects include Broadfield Logistics Estate Phase 1, Hume Central - Broadmeadows Town Centre Transformation, Assembly Broadmeadows, and Parkview Broadmeadows. The following list details those most likely to be relevant.

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

AreaSearch assessment indicates Broadmeadows faces employment challenges relative to the majority of Australian markets

Broadmeadows has a skilled workforce with strong representation in manufacturing and industrial sectors. Its unemployment rate was 15.3% as of June 2025, which is 6.1 percentage points higher than Greater Melbourne's rate of 4.6%.

Employment growth over the past year was estimated at 4.1%. There are 5,509 residents in work, but workforce participation lags significantly at 45.9%, compared to Greater Melbourne's 64.1%. Key industries of employment among residents are health care & social assistance, construction, and transport, postal & warehousing. Employment specialization is particularly high in transport, postal & warehousing, with a share of 2.0 times the regional level.

Conversely, professional & technical services show lower representation at 5.0% versus the regional average of 10.1%. The ratio of workers to residents indicates substantial local employment opportunities. In the 12-month period ending June 2025, employment increased by 4.1%, while labour force increased by 4.7%, resulting in an unemployment rise of 0.5 percentage points. By comparison, Greater Melbourne recorded employment growth of 3.5% and unemployment rose by 0.5 percentage points. State-level data to Sep-25 shows VIC employment grew by 1.08% year-on-year, with the state unemployment rate at 4.7%. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Broadmeadows' employment mix suggests local growth of approximately 6.0%% over five years and 12.8% over ten years.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

Broadmeadows' median taxpayer income was $37,921 and average income was $45,909 in financial year 2022. This is lower than the national average of $54,892 (median) and $73,761 (average). By March 2025, estimates based on a 10.11% increase since FY2022 would be approximately $41,755 (median) and $50,550 (average). According to the 2021 Census, incomes in Broadmeadows fall between the 3rd and 11th percentiles nationally. Income distribution shows that 29.3% of locals earn between $800 and $1,499 per week, differing from the broader area where earnings of $1,500 to $2,999 are predominant at 32.8%. Housing affordability is severe in Broadmeadows, with only 78.5% of income remaining after housing costs, ranking at the 9th percentile nationally.

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

In Broadmeadows, as per the latest Census evaluation, 69.7% of dwellings were houses, with the remaining 30.2% comprising semi-detached homes, apartments, and other types. This differed from Melbourne metropolitan area's dwelling structure, which had 87.6% houses and 12.4% other dwellings. Home ownership in Broadmeadows stood at 23.6%, similar to Melbourne metro's level, with mortgaged dwellings accounting for 26.4% and rented ones making up 50%. The median monthly mortgage repayment in Broadmeadows was $1,419, lower than Melbourne metro's average of $1,834. Median weekly rent in the area was $331, compared to Melbourne metro's $369. Nationally, Broadmeadows' mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Broadmeadows features high concentrations of group households, with a lower-than-average median household size

Family households account for 69.5 percent of all households, including 31.6 percent couples with children, 17.9 percent couples without children, and 17.4 percent single parent families. Non-family households constitute the remaining 30.5 percent, with lone person households at 25.0 percent and group households comprising 5.6 percent of the total. The median household size is 2.8 people, smaller than the Greater Melbourne average of 3.2.

Educational outcomes in Broadmeadows fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 26.2%, considerably lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most prevalent at 16.1%, followed by postgraduate qualifications (8.4%) and graduate diplomas (1.7%). Vocational credentials are also prominent, with 27.4% of residents aged 15+ holding them - advanced diplomas (10.7%) and certificates (16.7%). Educational participation is high at 37.8%, including 11.3% in primary education, 8.8% in secondary education, and 6.4% pursuing tertiary education.

There are 20 schools serving 7,723 students, with Broadmeadows having typical Australian school conditions (ICSEA: 955) and balanced educational opportunities. The area has 6 primary, 7 secondary, and 7 K-12 schools, functioning as an education hub with 50.8 school places per 100 residents, significantly above the regional average of 17.6, attracting students from surrounding communities.

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

Broadmeadows has 92 active public transport stops, serving a mix of train and bus routes. These stops are covered by 31 individual routes, which together facilitate 12,920 weekly passenger trips. The transport accessibility in the area is considered good, with residents typically residing 243 meters from their nearest stop.

On average, service frequency across all routes amounts to 1,845 trips per day, translating to approximately 140 weekly trips per individual stop.

Broadmeadows's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts

Broadmeadows' health data shows a relatively positive picture with low prevalence of common health conditions among its general population compared to national averages, particularly among older cohorts at higher risk. The rate of private health cover in Broadmeadows is very low at approximately 47% (around 7,117 people), lower than Greater Melbourne's 49.1%. Nationally, the average is 55.3%.

Mental health issues and asthma are the most common conditions, affecting 7.7% and 6.8% of residents respectively. About 73.0% of residents report no medical ailments, compared to Greater Melbourne's 76.3%. Broadmeadows has a higher proportion of seniors aged 65 and over at 12.3% (1,883 people), compared to Greater Melbourne's 10.8%. Health outcomes among seniors require more attention than the broader population.

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

Broadmeadows has one of the most diverse populations in Australia, with 53.9 percent born overseas and 65.8 percent speaking a language other than English at home. Islam is the predominant religion in Broadmeadows, making up 36.4 percent of its population, compared to 24.1 percent across Greater Melbourne. The top three ancestry groups are Other (39.2%), Australian (13.9%), and English (11.7%).

Notably, Lebanese people make up 8.6 percent of Broadmeadows' population, higher than the regional average of 4.2 percent. Samoan representation stands at 1.3 percent, matching the regional rate, while Vietnamese residents account for 2.1 percent compared to the region's 0.9 percent.

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

Broadmeadows has a median age of 33, which is younger than Greater Melbourne's figure of 37 and Australia's national average of 38 years. Compared to Greater Melbourne, Broadmeadows has a higher proportion of residents aged 25-34 (19.4%) but fewer residents aged 45-54 (10.0%). According to the 2021 Census, the population aged 35-44 has increased from 14.5% to 15.9%, while the proportion of those aged 25-34 has decreased from 20.1% to 19.4%. Population forecasts for Broadmeadows in 2041 suggest significant demographic shifts, with the strongest projected growth in the 45-54 age group, expected to grow by 91% and reach a total of 2,924 residents, adding 1,395 individuals.