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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Bunyip - Garfield has an estimated 10,452 residents, up from 9,868 at the 2021 Census — a change of 584 people, or 5.9%. Growth has averaged 1.3% a year over five years. 106 new addresses have been validated here since Census night. Interstate and internal migration accounts for 45.0% of that increase. Density is about 29 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, demographic analysis from AreaSearch estimates the population of Bunyip - Garfield at approximately 10,452 individuals. This reflects a gain of 584 people (5.9%) relative to the 2021 Census, when 9,868 people were counted. This progression is based on the June 2025 ABS estimated resident population figure of 10,366 alongside 106 validated new addresses identified following the Census date. With a residential density of 28 persons per square kilometer, the district provides a spacious living environment. Over the preceding ten-year span, Bunyip - Garfield experienced steady expansion marked by a 1.9% compound annual growth rate, outpacing Greater Melbourne.
The primary catalyst for local demographic expansion was interstate migration, which generated around 45.0% of recent population additions, with natural growth and overseas migration also contributing positively. AreaSearch integrates ABS/Geoscience Australia projections released in 2024 using 2022 as the base year across SA2 boundaries. Where SA2 coverage is absent, AreaSearch applies 2023 VIC State Government Regional/LGA projections using weighted population growth aggregation from LGA to SA2 geographies. Age cohort growth rates derived from these aggregations are also projected across every area for 2032 through 2041. Looking forward, statistical areas reviewed by AreaSearch are projected to record above median population growth, with Bunyip - Garfield anticipated to expand by 1,522 persons by 2041 according to current annual ERP figures, representing an increase of 13.7% across the 16 years.
Frequently Asked Questions - Population
238 new dwellings have been approved in Bunyip - Garfield over the past five years, an average of 47 a year. That places the area in the 70th percentile for residential development activity nationally, about 4 approvals per 1,000 residents a year. Of the 47 dwellings approved in the latest reporting year, 87% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential development in Bunyip - Garfield has yielded an average of roughly 47 new dwelling approvals per year, totaling 238 residential approvals across the preceding 5 financial years (between FY-22 and FY-26). Over these 5 financial years (between FY-22 and FY-26), the area gained an average of 2.8 new residents for each constructed residence, reflecting healthy demand that underpins property values, with new dwellings recording an average building value of $468,000. In addition, $3.1 million in commercial building approvals have been logged in the current financial year, highlighting the locality's predominantly residential character.
In comparison to Greater Melbourne, building activity in Bunyip - Garfield is markedly subdued, tracking 52.0% below the regional per-person benchmark. This constrained supply pipeline generally bolsters demand and supports price stability across established homes. Detached residences represented 87.0% of recent building activity while townhouses or apartments accounted for 13.0%, reinforcing the traditional low-density profile oriented toward family living and open space. Recording roughly 231 people per dwelling approval, Bunyip - Garfield maintains clear low-density attributes. According to the latest quarterly demographic forecast by AreaSearch, Bunyip - Garfield is on track to add 1,436 residents by 2041. Based on existing construction rates, incoming residential supply appears well matched to accommodate this demand, creating favorable buyer conditions and potentially facilitating growth exceeding current projections.
Frequently Asked Questions - Development
Development applications around Bunyip - Garfield
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Bunyip - Garfield, worth an estimated $100 million. A further 170 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $37 billion. 73 are already under construction and 105 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Capital investments and regional planning decisions significantly influence local development trajectories. AreaSearch has pinpointed 4 major initiatives expected to influence the district, including the Gippsland Line Upgrade - Bunyip and Longwarry Stations, Pakenham East Precinct (Honora Fields), Stockland Averley, and Ridgelea Estate - Pakenham East, with key project attributes detailed below.
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Frequently Asked Questions - Infrastructure
Gippsland Line Upgrade - Bunyip and Longwarry Stations
Upgrade of Bunyip and Longwarry railway stations as part of the Gippsland Line Upgrade. Works included new second platforms, track duplication, accessibility improvements, upgraded pedestrian connections, improved station facilities, signalling upgrades and additional commuter parking. The overall Gippsland Line Upgrade was completed in August 2025, delivering more reliable and frequent V/Line services.
Longwarry Pavilion Replacement
Construction of a new multipurpose sports pavilion at Longwarry Recreation Reserve to replace the aging facility. The project delivers modern accessible change rooms, umpire facilities, social spaces, kitchen, and canteen amenities for local football, netball, and cricket clubs.
Stockland Averley
Stockland Averley is a masterplanned residential community in the Pakenham East growth corridor comprising around 1,555 homesites. The community includes extensive wetlands, open space, future schools, a community activity centre and a future town centre. Land releases, display homes and civil works continue, with multiple stages currently under construction and sales ongoing.
Pakenham East Precinct (Honora Fields)
A 630 hectare masterplanned greenfield community on the eastern edge of Pakenham delivering around 7,200 homes for more than 22,000 residents. The precinct includes multiple schools, community centres, sports reserves, parks, a town centre and local convenience centre. Civil works and residential development continue across Stockland Averley, Parklea Ridgelea and Satterley Maple Grove. During 2026 Geographic Names Victoria reserved the proposed suburb name Honora Fields but required Cardinia Shire Council to undertake a further compliant community consultation before final registration of the suburb name.
Ridgelea Estate - Pakenham East
Large masterplanned residential community in Pakenham East delivering 3,000+ lots with a future town centre, schools, community facilities and extensive open space. Early stages are under construction with Stage 7 and 10 selling. The estate connects to Princes Hwy and the new East Pakenham Station, with ongoing civil works and lot titling across multiple stages.
The Fairways Drouin
The Fairways Estate offers rural lifestyle in Gippsland's West with luxury country living and premium urban living options. Located adjacent to the Drouin Golf and Country Club, the estate features residential lots from 435m2 to 3,165m2 and half-acre country living allotments. Currently selling Stage 4 and 5 Urban Living plus Stage 4 Country Living with direct golf course access and exclusive club memberships.
Drouin Business Park
Drouin Business Park is a 15-hectare masterplanned commercial and industrial estate situated at 220 Longwarry Road, adjacent to the Princes Freeway in Drouin. The estate delivers over 40 fully serviced industrial lots accommodating manufacturing warehouses, commercial showrooms, and trade supplies to support local employment. Staged civil infrastructure and building construction are actively progressing.
Pakenham Roads Upgrade
Three-stage road upgrade in Pakenham comprising upgrades to the Princes Freeway interchanges, McGregor Road and Racecourse Road. The project delivered additional traffic lanes, upgraded freeway ramps and bridges, signalised intersections, improved bus access, and new walking and cycling paths. The final Racecourse Road stage was completed ahead of schedule in mid-2026.
5,905 residents of Bunyip - Garfield are employed, from a labour force of 6,085. Unemployment sits at 3.0%, with participation at 71.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.9% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 8,851, about 85% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Bunyip - Garfield maintains a balanced labor market across blue-collar and white-collar sectors, highlighted by substantial representation in construction, a low unemployment rate of 3.0%, and estimated annual jobs growth of 4.7%. As of March 2026, 5,905 residents are actively employed, with local unemployment sitting 1.8% below the Greater Melbourne mark of 4.8%, while overall labor force participation remains comparable to Greater Melbourne's 70.1%. Census records indicate that 21.1% of local workers performed their duties from home, though Covid-19 restrictions provide context for this figure. The primary employment fields for local residents comprise construction, health care & social assistance, and retail trade.
The locality shows strong concentration in construction, where employment density reaches 2.0 times the broader regional rate. Conversely, professional & technical roles account for a smaller proportion of the workforce at 5.2%, against the regional benchmark of 10.1%. Evaluating the count of working population from the Census against local resident totals reveals a limited volume of jobs within the immediate boundary. AreaSearch's evaluation of ABS and SALM metrics indicates that across the 12-month timeframe, local jobs grew by 4.7% while the labor pool expanded by 4.5%, yielding a 0.1 percentage points decrease in the jobless rate. By comparison, Greater Melbourne saw employment rise by 2.1%, the labor force grow by 2.3%, and unemployment increase by 0.2 percentage points. National employment projections published by Jobs and Skills Australia as of Mar-26 provide additional context on future demand across Bunyip - Garfield. Nationally, employment is projected to expand by 6.6% over five years and 13.7% over ten years, though trajectories vary by industry. Aligning these sector-specific forecasts with the resident workforce distribution of Bunyip - Garfield indicates projected employment gains of 5.9% over five years and 12.3% over ten years (representing a baseline weighting extrapolation for illustration rather than localized demographic modeling).
Frequently Asked Questions - Employment
Median household income in Bunyip - Garfield is $1,897 a week (about $99,000 a year), with median personal income at $767 a week. ATO records put median taxable income at $53,265 a year against an average of $65,875. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Aggregated ATO postcode data compiled by AreaSearch for financial year 2023 indicates that taxpayers in the Bunyip - Garfield SA2 recorded a median income of $53,265 and an average income of $65,875. These figures track slightly below national averages and compare with $57,688 and $75,164 recorded across Greater Melbourne. Factoring in Wage Price Index growth of 9.62% since financial year 2023, updated estimates reach approximately $58,389 (median) and $72,212 (average) as of March 2026. Based on 2021 Census returns, local household earnings place at the 59th percentile ($1,897 weekly), whereas individual income sits at the 42nd percentile.
The $1,500 - 2,999 income bracket represents the largest group at 34.7% of residents (3,626 people), aligning closely with the regional share of 32.8%. Following housing obligations, 86.1% of income remains for general living costs, placing the community in the 5th decile on the SEIFA income index.
Frequently Asked Questions - Income
Bunyip - Garfield had 3,198 occupied dwellings at the 2021 Census, 98% detached houses and 1% apartments. 50% are owned with a mortgage, 13% rented and 37% owned outright. At that Census the median rent was $311 a week and the median mortgage repayment $1,950 a month. Rent absorbs 16.4% of household income here and mortgage repayments 23.7%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, residential dwellings in Bunyip - Garfield are overwhelmingly standalone homes, with separate houses making up 97.9% and alternative options (such as apartments and semi-detached units) accounting for 2.1%, whereas Melbourne metro records 67.9% houses and 32.1% other housing types. Fully owned homes in Bunyip - Garfield stand at 37.4%, comfortably above Melbourne metro levels, while mortgaged properties represent 49.9% and rental accommodation accounts for 12.7%. The local median monthly mortgage cost of $1,950 sits below the Melbourne metro figure of $2,000, and median weekly rent is $311 compared to $390 across Melbourne metro.
Nationally, mortgage repayments in Bunyip - Garfield exceed the Australian benchmark of $1,863, whereas local rent remains substantially below the nationwide median of $375.
Frequently Asked Questions - Housing
Bunyip - Garfield counted 3,198 households at the 2021 Census, an estimated 3,387 today, averaging 2.8 people each. 40% are couples with children, more than in 78% of areas nationally, against 31% couples without children. 19% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units account for 80.0% of local living arrangements, consisting of couples with children (39.5%), couples without children (31.0%), and single parent households (8.5%). Non-family households constitute the remaining 20.0%, with single-occupant homes making up 18.5% and group residences representing 1.7%. The median household size of 2.8 people exceeds the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
16.7% of adults in Bunyip - Garfield hold a university qualification, including 12.1% with a bachelor degree and 2.4% with postgraduate qualifications. A further 33.3% hold a vocational qualification. 7 schools serve the area, with 1,105 enrolment places and an average ICSEA of 1,005 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment levels show a lower proportion of higher education qualifications, with university attainment among residents at 16.7% compared with 37.0% across Greater Melbourne. Bachelor degrees represent 12.1% of attainment, followed by postgraduate qualifications at 2.4% and graduate diplomas at 2.2%. Vocational qualifications are prominent throughout the community, with 43.6% of residents aged 15+ holding technical credentials, comprising advanced diplomas (10.3%) and certificates (33.3%). Community participation in study remains solid, with 30.8% of residents enrolled in formal education programs. This cohort includes 11.5% attending primary education, 9.8% in secondary schooling, and 3.3% undertaking tertiary study.
Frequently Asked Questions - Education
Schools Detail
Public transport in Bunyip - Garfield reaches 13 stops on 5 routes, timetabled for about 410 services a week. The typical home sits about 1,000 m from its nearest stop. Households keep an average of 2.2 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transit infrastructure within Bunyip - Garfield comprises 13 active stops offering train services. These locations are connected by 5 transport routes, providing a combined 405 weekly passenger trips. Public transit access is relatively limited, with residents located an average distance of 1003 meters from their closest boarding point. Reflecting the area's residential role, outward commuting is standard, and private motor vehicles account for 92% of trips. Household vehicle ownership averages 2.2 per dwelling, exceeding regional averages. In the 2021 Census, 21.1% of workers worked from home, a metric influenced by COVID-19 circumstances.
Transit service frequency averages 57 trips per day across the collective route network, representing approximately 31 weekly departures for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.3% of residents in Bunyip - Garfield report no long-term health condition. 4.3% need daily assistance with core activities, and 51.9% hold private health cover. The standardised death rate runs at 5.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across Bunyip - Garfield remain favorable, with AreaSearch evaluations of mortality and health metrics aligning with Australian benchmarks across younger and older cohorts. However, private health insurance uptake trails typical SA2 levels, covering approximately 52% of the local population (~5,424 people), compared to 56.7% in Greater Melbourne. Asthma and arthritis constitute the most prevalent diagnosed conditions, affecting 8.6 and 8.2% of residents respectively, while 68.3% of the community reported having no chronic medical ailments, compared to 72.6% across Greater Melbourne. Working-age health outcomes remain standard. Older residents aged 65 and over comprise 20.1% of the population (2,095 people), exceeding Greater Melbourne's 15.1%, with senior health metrics tracking above average and matching national standards.
Frequently Asked Questions - Health
Bunyip - Garfield is largely Australian-born, at 89.2% of residents, with 3.1% speaking a language other than English at home. The largest reported ancestries are Australian (34.4%) and English (30.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Bunyip - Garfield records lower levels of cultural diversity than broader regional averages, with 89.7% of residents holding Australian citizenship, 89.2% born in Australia, and 96.9% speaking only English at home. Christianity is the primary religion across Bunyip - Garfield, representing 50.3% of residents compared to 43.0% across Greater Melbourne. Regarding reported parental ancestry, the leading backgrounds in Bunyip - Garfield are Australian at 34.4% (well above the regional 18.4%), English at 30.6% (exceeding the regional 20.1%), and Irish at 9.3%. Notable divergences in other ancestries include Dutch at 3.5% in Bunyip - Garfield (versus 1.2% regionally), Maltese at 0.5% (versus 1.1%), and Italian at 3.0% (versus 5.2%).
Frequently Asked Questions - Diversity
The median resident of Bunyip - Garfield is 40. 23.7% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age profile of Bunyip - Garfield is tilted toward mature cohorts. August 2026 estimates indicate that seniors aged 65+ comprise 20.1% of the population, compared to 15.1% in Greater Melbourne, while young to middle-aged adults (25 - 44) account for 22.1%, below the regional benchmark of 32.1%. AreaSearch figures as at August 2026 place the median age at 40, matching the 2021 Census figure and sitting 3 years above the Greater Melbourne median of 37 recorded in that Census. Since the Census, the 65+ demographic has risen from 17.3% to an estimated 20.1%.
Looking to 2041, senior cohorts are expected to drive the majority of local growth, adding 1,014 residents (48%) to reach 3,110.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bunyip - Garfield
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 3 months ago all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 106 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (9,868 at the 2021 Census → 10,452 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (212011547). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.