Broadmeadows

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

Broadmeadows' population is approximately 15,090 as of May 2026. This figure represents an increase of 1,231 people (8.9%) since the 2021 Census, which recorded a population of 13,859. The growth is inferred from the estimated resident population of 14,973 in June 2025 and an additional 453 validated new addresses since the Census date. This results in a population density of 1,708 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Broadmeadows' growth rate of 8.9% since the census is within 0.4 percentage points of the state's rate of 9.3%, indicating strong growth fundamentals. Overseas migration contributed approximately 79.0% of 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 the VIC State Government's Regional/LGA projections from 2023, adjusting using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future demographic trends predict exceptional growth, with Broadmeadows expected to increase by 8,560 persons to 2041 based on the latest annual ERP population numbers, reflecting a total gain of 55.9% over the 16 years.

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

Broadmeadows averaged approximately 156 new dwelling approvals annually over the past five financial years, totalling 781 homes. As of FY26, 49 approvals have been recorded. The average number of people moving to the area per year for each dwelling built between FY21 and FY25 was zero. This indicates that new supply is meeting or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts.

New properties are being constructed at an average expected construction cost value of $288,000, which is below regional norms, offering more affordable housing options. In FY26, there have been $76.5 million in commercial approvals, demonstrating high levels of local commercial activity. Compared to Greater Melbourne, Broadmeadows records 12.0% less building activity per person, but it ranks among the 88th percentile nationally, reflecting strong developer confidence in the area. Recent construction comprises 20.0% standalone homes and 80.0% medium and high-density housing, creating more affordable entry points for downsizers, investors, and first-home buyers. This represents a shift from the area's existing housing composition of 70.0% houses. Broadmeadows reflects a developing area with around 92 people per approval.

According to the latest AreaSearch quarterly estimate, Broadmeadows is expected to grow by 8,442 residents through to 2041. Development is keeping pace with projected growth, but buyers may face increasing competition as the population expands.

Broadmeadows has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 39 projects likely influencing the region. Notable initiatives include Assembly Broadmeadows, Parkview Broadmeadows, Banksia Gardens Social Housing Development, and Hume Central Redevelopment. The following list details those most 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.

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

Broadmeadows has a skilled workforce with manufacturing and industrial sectors well-represented. The unemployment rate was 12.0% as of December 2025. Employment growth over the past year was estimated at 4.1%.

There were 5,628 residents in work, with an unemployment rate of 7.3%, higher than Greater Melbourne's rate of 4.8%. Workforce participation was lower at 53.2% compared to Greater Melbourne's 69.9%. Only 13.5% of residents worked from home according to Census responses. Employment is concentrated in health care & social assistance, construction, and transport, postal & warehousing.

The area has a strong specialization in transport, postal & warehousing with an employment share of 2.0 times the regional level. Conversely, professional & technical services show lower representation at 5.0% compared to the regional average of 10.1%. There were 0.9 workers for each resident as per the Census, indicating substantial local employment opportunities. Over the 12 months to December 2025, employment increased by 4.1%, while labour force decreased by 0.6%, leading to a fall in unemployment rate of 3.9 percentage points. In comparison, Greater Melbourne recorded employment growth of 2.4%, labour force growth of 2.8%, and an increase in unemployment of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with varying growth rates between industry sectors. Applying these projections to Broadmeadows' employment mix suggests local employment should increase by 6.0% over five years and 12.8% over ten years, though these are simple weighting extrapolations for illustrative purposes and do not account for localized population projections.

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

The Broadmeadows SA2 had a median taxpayer income of $41,755 and an average of $48,371 in the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is lower than national averages, with Greater Melbourne's median income being $57,688 and average income $75,164. By March 2026, based on a 9.62% Wage Price Index growth since financial year 2023, estimated incomes would be approximately $45,772 (median) and $53,024 (average). Census data indicates that Broadmeadows' household, family, and personal incomes all fall between the 3rd and 11th percentiles nationally. In Broadmeadows, 29.3% of individuals earn within the $800 - $1,499 band, differing from regional patterns where the $1,500 - $2,999 band dominates with 32.8%. Housing affordability pressures are severe in Broadmeadows, with only 78.5% of income remaining after housing costs, ranking at the 8th percentile nationally.

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

Dwelling structure in Broadmeadows, as evaluated at the latest Census held on 28 August 2016, comprised 69.7% houses and 30.2% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. In comparison, Melbourne metropolitan area had 67.9% houses and 32.1% other dwellings. Home ownership in Broadmeadows was at 23.6%, with mortgaged dwellings at 26.4% and rented ones at 50.0%. The median monthly mortgage repayment in the area, as of June 2021, was $1,419, while the median weekly rent figure was recorded at $331. These figures are lower than Melbourne metro's averages of $2,000 for mortgage repayments and $390 for rents, respectively. Nationally, Broadmeadows's mortgage repayments were significantly lower than the Australian average of $1,863 as of June 2021, while rents were substantially below the national figure of $375 during the same period.

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

Family households constitute 69.5% of all households, including 31.6% couples with children, 17.9% couples without children, and 17.4% single parent families. Non-family households account for the remaining 30.5%, with lone person households at 25.0% and group households comprising 5.6%. The median household size is 2.8 people, larger than the Greater Melbourne average of 2.6.

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%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 16.1%, followed by postgraduate qualifications (8.4%) and graduate diplomas (1.7%). Vocational credentials are held by 27.4% of residents aged 15 and above, with advanced diplomas at 10.7% and certificates at 16.7%. Educational participation is high, with 37.8% of residents currently enrolled in formal education.

This includes 11.3% in primary education, 8.8% in secondary education, and 6.4% pursuing tertiary education.

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

Broadmeadows has 94 active public transport stops offering a mix of train and bus services. These are served by 26 individual routes, collectively facilitating 7,882 weekly passenger trips. Residents enjoy good transport accessibility, with an average distance of 242 meters to the nearest stop. Predominantly residential, Broadmeadows sees most residents commuting outward. Car remains the primary mode at 75%, followed by train at 14% and bus at 5%. Vehicle ownership averages 1.1 per dwelling, below the regional average.

According to the 2021 Census, only 13.5% of residents work from home, which may reflect COVID-19 conditions. All routes combined offer an average of 1,126 trips per day, equating to approximately 83 weekly trips per stop.

Health performance in Broadmeadows is lower than average with common health conditions somewhat prevalent across the board, though to a considerably higher degree among older age cohorts

Broadmeadows faces significant health challenges, as assessed by AreaSearch's analysis of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across all age groups but more so among older cohorts. Private health cover is extremely low at approximately 46% of the total population (~6,956 people), compared to 56.7% in Greater Melbourne and a national average of 55.7%.

The most common medical conditions are mental health issues (7.7%) and asthma (6.8%), while 73.0% of residents report no medical ailments, similar to the 72.6% across Greater Melbourne. Health outcomes among working-age residents are broadly typical. The area has 12.4% of residents aged 65 and over (1,874 people), lower than Greater Melbourne's 15.0%. Health outcomes among seniors present some challenges but rank lower nationally compared to 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 highest cultural diversities in Australia, with 53.9% of its population born overseas and 65.8% speaking a language other than English at home. The dominant religion in Broadmeadows is Islam, comprising 36.4%, which is significantly higher than Greater Melbourne's average of 5.6%. In terms of ancestry, the top groups are Other (39.2%), Australian (13.9%), and English (11.7%).

Notably, Lebanese (8.6%) and Samoan (1.3%) groups are overrepresented compared to regional averages of 0.8% and 0.3%, respectively. Vietnamese representation is also notable at 2.1%.

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 (19.2%) but fewer residents aged 45-54 (9.9%). Between the 2021 Census and the present day, the population aged 35-44 has increased from 14.5% to 16.4%, while the proportion of those aged 25-34 has decreased from 20.1% to 19.2%. By the year 2041, significant demographic changes are projected for Broadmeadows. The population aged 45-54 is expected to grow by 90%, adding 1,340 residents and reaching a total of 2,833 in this age group.