Doncaster

Doncaster lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Doncaster's population was around 27,949 as of November 2025. This reflected an increase of 3,135 people since the 2021 Census, which reported a population of 24,814. The change was inferred from the estimated resident population of 27,904 in June 2024 and an additional 443 validated new addresses since the Census date. This resulted in a density ratio of 3,186 persons per square kilometer, placing Doncaster in the upper quartile relative to national locations assessed by AreaSearch. The area's population growth of 12.6% since the 2021 census exceeded both the SA3 area (7.0%) and the SA4 region, marking it as a growth leader. Overseas migration contributed approximately 92.2% of overall population gains during recent periods.

AreaSearch adopted 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 utilised the 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 were applied across all areas for years 2032 to 2041. Based on demographic trends and the latest annual ERP population numbers, Doncaster is forecasted to experience significant population increase in the top quartile of national areas, with an expected growth of 10,613 persons by 2041, reflecting a gain of 37.8% over the 17 years.

The level of residential development activity in Doncaster was found to be higher than 90% of real estate markets across the country

Doncaster has seen approximately 187 new homes approved annually over the past five financial years, totalling 935 homes. As of FY26, 60 approvals have been recorded. On average, four new residents per year have been associated with each home built between FY21 and FY25. This supply has lagged demand, potentially leading to heightened buyer competition and pricing pressures.

New homes are being constructed at an average value of $525,000, indicating a focus on the premium segment. In FY26, $138.2 million in commercial development approvals have been recorded, suggesting robust local business investment. Compared to Greater Melbourne, Doncaster has moderately higher new home approvals, with 26.0% above the regional average per person over the past five years. This maintains reasonable buyer options while sustaining existing property demand. However, building activity has slowed in recent years.

New development consists of 29.0% standalone homes and 71.0% attached dwellings, promoting higher-density living to create more affordable entry points for downsizers, investors, and first-home buyers. This represents a significant shift from the current housing mix, which is currently 53.0% houses. Doncaster has around 193 people per dwelling approval, indicating characteristics of a growth area. According to AreaSearch's latest quarterly estimate, Doncaster is projected to add 10,568 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Doncaster has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Infrastructure changes significantly influence an area's performance. AreaSearch identified 44 projects likely impacting the region. Notable projects include Eastern Freeway Upgrades, North East Link - Doncaster Interchange Upgrades, Westfield Doncaster Expansion, and Eastern Freeway Upgrades - Tram Road to Springvale Road. The following list details those most relevant.

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

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

Doncaster has a highly educated workforce with professional services well represented. Its unemployment rate was 5.0% in the past year, with an estimated employment growth of 3.0%.

As of September 2025, 14,267 residents are employed while the unemployment rate is 0.3% higher than Greater Melbourne's rate of 4.7%. Workforce participation lags at 57.4%, compared to Greater Melbourne's 64.1%. Key industries for employment among residents are health care & social assistance, professional & technical services, and retail trade.

Manufacturing employs only 4.9% of local workers, below Greater Melbourne's 7.2%. Employment opportunities locally may be limited, as indicated by the difference between Census working population and resident population. Over the year to September 2025, employment increased by 3.0%, while labour force grew by 2.9%, with unemployment remaining largely unchanged. In comparison, Greater Melbourne recorded employment growth of 3.0% and labour force growth of 3.3%, with unemployment rising by 0.3 percentage points. State-level data from 25-Nov shows Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. National employment forecasts from May-25 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Doncaster's employment mix suggests local employment should increase by 7.0% over five years and 14.2% over ten years, though this is a simple extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2022 indicates that Doncaster SA2 has an average national income. The median income is $44,993 and the average income is $64,992. This contrasts with Greater Melbourne's median income of $54,892 and average income of $73,761. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates suggest a median income of approximately $50,464 and an average income of around $72,895 as of September 2025. Census 2021 data shows that Doncaster's household, family, and personal incomes rank modestly, between the 32nd and 41st percentiles. Income distribution indicates that the $1,500 - 2,999 bracket dominates with 29.7% of residents (8,300 people), similar to the surrounding region where this cohort represents 32.8%. Housing affordability pressures are severe in Doncaster, with only 82.0% of income remaining after housing costs, ranking at the 39th percentile. The area's SEIFA income ranking places it in the 7th decile.

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

As per the latest Census evaluation in Doncaster, 53.2% of dwellings were houses while 46.8% comprised semi-detached properties, apartments, and other types. This contrasts with Melbourne metro's figures of 67.1% houses and 32.9% other dwellings. Home ownership in Doncaster stood at 39.5%, with mortgaged dwellings at 28.5% and rented ones at 32.0%. The median monthly mortgage repayment was $2,167, lower than Melbourne metro's average of $2,400. Weekly rent median was $450 compared to Melbourne metro's $462. Nationally, Doncaster's mortgage repayments were higher ($2,167 vs $1,863) and rents were substantially above the national figure of $375.

Doncaster has a typical household mix, with a lower-than-average median household size

Family households constitute 70.6% of all households, including 29.5% couples with children, 28.5% couples without children, and 11.1% single parent families. Non-family households account for the remaining 29.4%, with lone person households at 26.0% and group households comprising 3.3%. The median household size is 2.4 people, smaller than the Greater Melbourne average of 2.6.

Doncaster shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

In Doncaster, educational attainment is notably high, with 45.0% of residents aged 15 years and over holding university qualifications. This figure exceeds the national Australian average of 30.4% and the Victorian average of 33.4%. The area's strong educational background is highlighted by its high proportion of bachelor degree holders (28.6%), followed by postgraduate qualifications (13.4%) and graduate diplomas (3.0%). Vocational pathways are also well-represented, with 21.8% of residents aged 15 years and over holding such qualifications, including advanced diplomas (11.2%) and certificates (10.6%).

Educational participation is high, with 27.8% of residents currently enrolled in formal education. This includes tertiary education (7.8%), primary education (7.1%), and secondary education (6.5%).

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

Transport analysis in Doncaster shows 102 active public transport stops operating, with a mix of bus services. These stops are served by 32 individual routes, carrying out 11,847 weekly passenger trips collectively. Transport accessibility is rated excellent, with residents typically located 193 meters from the nearest stop.

Service frequency averages 1,692 trips per day across all routes, equating to approximately 116 weekly trips per stop.

Doncaster's residents are extremely healthy with very low prevalence of common health conditions across all age groups

Analysis of health metrics shows strong performance throughout Doncaster. Prevalence of common health conditions is very low across all age groups.

Private health cover rate is approximately 52% of the total population, which totals around 14,505 people. This compares to 55.0% across Greater Melbourne. The most common medical conditions are arthritis and asthma, impacting 6.7 and 5.3% of residents respectively. 75.1% of residents declare themselves completely clear of medical ailments, compared to 74.0% across Greater Melbourne. As of the latest data (2021), 21.6% of residents are aged 65 and over, totalling 6,036 people. This is lower than the 22.8% in Greater Melbourne. Health outcomes among seniors are particularly strong, broadly in line with the general population's health profile.

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

Doncaster's population is diverse, with 60.4% speaking a language other than English at home and 56.5% born overseas. Christianity is the predominant religion, accounting for 43.2%. Buddhism stands out at 6.9%, higher than Greater Melbourne's 5.3%.

Top ancestry groups are Chinese (31.6%), Other (13.2%), and English (12.4%). Greeks (7.2%) and Koreans (1.5%) are notably overrepresented, while Italians show a divergence at 5.7%.

Doncaster's population is slightly older than the national pattern

Doncaster has a median age of 40, which is slightly higher than Greater Melbourne's figure of 37 and Australia's median age of 38. The 75-84 age cohort is notably over-represented in Doncaster at 8.1%, while the 5-14 year-olds are under-represented at 9.2%. Between 2021 and present, the 35 to 44 age group has increased from 14.0% to 14.9% of the population. By 2041, demographic modeling suggests significant changes in Doncaster's age profile, with the 45 to 54 age cohort projected to expand by 1,517 people (48%), growing from 3,180 to 4,698.