Bunyip - Garfield

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

Bunyip-Garfield's population, as of November 2025, is approximately 10,393, reflecting a 5.3% increase since the 2021 Census figure of 9,868. This growth is inferred from ABS estimates: June 2024's ERP was 10,242, with an additional 79 validated new addresses post-Census. The population density is around 28 persons per square kilometer. Over the past decade (2011-2021), Bunyip-Garfield's growth rate was 1.8% annually, outpacing Victoria's average. Interstate migration contributed about 40.3% of recent population gains. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area (released in 2024 with a base year of 2022), and VIC State Government's Regional/LGA projections for areas not covered, adjusted by weighted aggregation to SA2 levels.

By 2041, Bunyip-Garfield is projected to have an above-median population growth, increasing by 1,743 persons (15.3% total gain over 17 years).

AreaSearch assessment of residential development activity positions Bunyip - Garfield among the top 25% of areas assessed nationwide

Garfield in Bunyip has seen approximately 53 new homes approved annually. Over the past five financial years, from FY21 to FY25266 homes were approved, with a further 17 approved so far in FY26. On average, over these five years, 3.2 new residents arrived per dwelling constructed.

This indicates substantial demand outstripping supply, leading to heightened buyer competition and pricing pressures. New properties are constructed at an average value of $341,000. In FY26, $3.1 million in commercial approvals have been registered, reflecting the area's primarily residential nature.

Compared to Greater Melbourne, Bunyip - Garfield shows roughly half the construction activity per person and ranks among the 73rd percentile nationally for areas assessed. New building activity consists of 85.0% detached houses and 15.0% townhouses or apartments, preserving the area's low density nature and attracting space-seeking buyers. With around 174 people per dwelling approval, Bunyip - Garfield exhibits characteristics of a low density area. By 2041, AreaSearch estimates an increase of 1,592 residents in Bunyip - Garfield. Given current construction levels, housing supply should meet demand adequately, potentially creating favourable conditions for buyers and enabling growth that exceeds current forecasts.

Bunyip - Garfield has moderate levels of nearby infrastructure activity, ranking in the 48thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects likely to affect this region: Gippsland Line Upgrade at Bunyip and Longwarry Stations, Pakenham East Precinct, Stockland Averley, and Ridgelea Estate - Pakenham East. 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 analysis places Bunyip - Garfield well above average for employment performance across multiple indicators

Bunyip - Garfield has a balanced workforce with both white and blue collar employment. The construction sector stands out with strong representation, an unemployment rate of 3.0%, and estimated employment growth of 4.6% over the past year as of September 2025.

In this month, 5813 residents were employed while the unemployment rate was 1.7% lower than Greater Melbourne's rate of 4.7%. Workforce participation in Bunyip - Garfield is on par with Greater Melbourne at 64.1%. Employment among residents is concentrated in construction, health care & social assistance, and retail trade. The area has a particularly strong specialization in construction, with an employment share twice the regional level.

However, professional & technical services are under-represented, with only 5.2% of Bunyip - Garfield's workforce compared to Greater Melbourne's 10.1%. Limited local employment opportunities are indicated by Census data showing fewer working residents than expected based on population numbers. Over the year to September 2025, employment increased by 4.6%, while labour force grew by 4.7%, keeping unemployment broadly flat. In contrast, Greater Melbourne saw employment grow by 3.0% and unemployment rise slightly. State-level data from November 25 shows Victoria's employment grew by 1.13% year-on-year, with an unemployment rate of 4.7%. National forecasts from May-25 project total employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bunyip - Garfield's employment mix suggests local employment should increase by 5.9% over five years and 12.3% over ten years, though this is a simple extrapolation for illustrative purposes only.

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

AreaSearch's latest postcode level ATO data for financial year 2022 shows that Bunyip - Garfield SA2 has an above average national income. The median income is $50,473 and the average income is $73,838. In contrast, Greater Melbourne has 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, the current estimates for Bunyip - Garfield SA2 are approximately $56,611 (median) and $82,817 (average) as of September 2025. According to the 2021 Census, household income ranks at the 59th percentile ($1,897 weekly), while personal income sits at the 42nd percentile. The earnings profile indicates that 34.7% of locals (3,606 people) fall into the $1,500 - 2,999 income category. After housing expenses, 86.1% of income remains for other expenses. The area's SEIFA income ranking places it in the 5th decile.

Bunyip - Garfield is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Bunyip - Garfield, as per the latest Census evaluation, 97.9% of dwellings were houses, with the remaining 2.1% consisting of semi-detached homes, apartments, and other types of dwellings. This contrasts with Melbourne metro's figures of 91.1% houses and 8.9% other dwellings. Home ownership in Bunyip - Garfield stood at 37.4%, with mortgaged properties making up 49.9% and rented dwellings comprising 12.7%. The median monthly mortgage repayment in the area was $1,950, surpassing Melbourne metro's average of $1,866. Meanwhile, the median weekly rent in Bunyip - Garfield was $311, lower than Melbourne metro's figure of $361. Nationally, Bunyip - Garfield's mortgage repayments exceeded the Australian average of $1,863, while rents were substantially below the national figure of $375.

Bunyip - Garfield features high concentrations of family households, with a fairly typical median household size

Family households constitute 80.0% of all households, including 39.5% couples with children, 31.0% couples without children, and 8.5% single parent families. Non-family households comprise the remaining 20.0%, with lone person households at 18.5% and group households comprising 1.7%. The median household size is 2.8 people, which aligns with the Greater Melbourne average.

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

The area's university qualification rate is 16.7%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 12.1%, followed by postgraduate qualifications (2.4%) and graduate diplomas (2.2%). Vocational credentials are prevalent, with 43.6% of residents aged 15+ holding them, including advanced diplomas (10.3%) and certificates (33.3%). Educational participation is high, with 30.8% of residents currently enrolled in formal education.

This includes primary education (11.5%), secondary education (9.8%), and tertiary education (3.3%).

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

Transport analysis shows 13 active stops operating within Bunyip-Garfield area. These include a mix of train and bus services. There are 16 individual routes serving these stops, collectively providing 429 weekly passenger trips.

Transport accessibility is rated as limited, with residents typically located 1003 meters from the nearest stop. Service frequency averages 61 trips per day across all routes, equating to approximately 33 weekly trips per stop.

Bunyip - Garfield's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Health data indicates relatively positive outcomes for Bunyip - Garfield residents regarding common health conditions seen across both young and old age cohorts. The rate of private health cover is very high at approximately 56% of the total population (~5,872 people), compared to 51.6% across Greater Melbourne.

The most common medical conditions in the area are asthma and arthritis, impacting 8.6 and 8.2% of residents respectively, while 68.3% declared themselves completely clear of medical ailments, compared to 70.3% across Greater Melbourne. As of 2016, the area has 20.1% of residents aged 65 and over (2,091 people), which is higher than the 13.7% in Greater Melbourne. Health outcomes among seniors are above average, broadly in line with the general population's health profile.

Bunyip - Garfield is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Bunyip-Garfield, surveyed in June 2016, had a population with 89.7% being Australian citizens, 89.2% born in Australia, and 96.9% speaking English only at home. Christianity was the predominant religion, comprising 50.3% of its population, compared to 41.3% across Greater Melbourne as of June 2016. The top three ancestry groups were Australian (34.4%), English (30.6%), and Irish (9.3%).

Notably, Dutch ancestry was overrepresented at 3.5%, while Maltese and Italian ancestries matched regional averages at 0.5% and 3.0% respectively.

Bunyip - Garfield's population is slightly older than the national pattern

The median age in Bunyip-Garfield is 40, which is slightly higher than Greater Melbourne's figure of 37 and Australia's median age of 38. The 65-74 age cohort is notably over-represented in Bunyip-Garfield at 11.3%, compared to the Greater Melbourne average, while the 25-34 year-olds are under-represented at 9.8%. Between 2021 and present, the 75-84 age group has grown from 5.4% to 6.9% of the population, and the 65-74 cohort increased from 10.1% to 11.3%. Conversely, the 45-54 age group has declined from 13.9% to 11.6%. Demographic modeling suggests that Bunyip-Garfield's age profile will change significantly by 2041. The 65-74 age cohort is projected to expand by 476 people (41%) from 1,174 to 1,651. Notably, the combined 65+ age groups are expected to account for 72% of total population growth, reflecting the area's aging demographic profile. Meanwhile, the 25-34 and 0-4 age cohorts are anticipated to experience population declines.