Doncaster
Statistical Area - sa2

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

Based on AreaSearch's analysis, Doncaster's population is around 27,911 as of Aug 2025. This reflects an increase of 3,097 people since the 2021 Census, which reported a population of 24,814 people. The change is inferred from the estimated resident population of 27,904 from the ABS as of June 2024 and an additional 427 validated new addresses since the Census date. This level of population equates to a density ratio of 3,182 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Doncaster's growth of 12.5% since the 2021 census exceeded the SA3 area (6.9%), along with the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 92.2% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Based on the latest population numbers, a significant increase is forecast for Doncaster, with an expected growth of 10,613 persons to 2041, recording a gain of 38.0% in total 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. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, totalling 935 approvals across the past five financial years from FY21 to FY25. As of FY26, 35 approvals have been recorded. On average, each dwelling constructed has attracted four new residents per year over these five years, indicating demand outstripping supply which typically exerts upward pressure on prices and increases competition among buyers.

Developers focus on the premium market with high-end developments, as shown by an average construction value of $742,000. This financial year has seen $138.2 million in commercial approvals, suggesting robust local business investment. Compared to Greater Melbourne, Doncaster shows moderately higher new home approvals, averaging 26.0% above the regional average per person over the five-year period. Recent construction comprises 29.0% standalone homes and 71.0% townhouses or apartments, indicating a shift from the area's existing housing composition of 53.0% houses. This shift offers affordable entry pathways, attracting downsizers, investors, and first-time purchasers.

The location has approximately 193 people per dwelling approval, suggesting an expanding market. Population forecasts indicate Doncaster will gain 10,606 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

Doncaster has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 44 projects likely affecting the region. Notable initiatives include Westfield Doncaster Expansion, Eastern Freeway Upgrades from Burke Road to Tram Road, 686 Doncaster Apartments, and North East Link - Doncaster Interchange Upgrades. The following list details those most relevant.

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

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

Doncaster has a highly educated workforce with strong representation in professional services. Its unemployment rate was 5.0% as of June 2024, showing an estimated employment growth of 3.2%.

As of June 2025, 14,163 residents are employed while the unemployment rate is 0.4% higher than Greater Melbourne's rate of 4.6%. Workforce participation in Doncaster lags at 57.4%, compared to Greater Melbourne's 64.1%. Dominant employment sectors include health care & social assistance, professional & technical services, and retail trade.

Manufacturing is under-represented with only 4.9% of the workforce compared to Greater Melbourne's 7.2%. Employment opportunities appear limited locally based on Census data. From June 2024 to June 2025, employment levels increased by 3.2% and labour force grew by 3.0%, reducing the unemployment rate by 0.2 percentage points. In contrast, Greater Melbourne recorded employment growth of 3.5%, labour force growth of 4.0%, with unemployment rising 0.5 percentage points. State-level data to Sep-25 shows Victoria's employment grew by 1.08% year-on-year, adding 39,880 jobs, with an unemployment rate of 4.7%. National employment forecasts from May 2025 project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Doncaster's employment mix suggests local growth of approximately 7.0% over five years and 14.2% over ten years, though these are simple extrapolations for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch data from June 2022 shows Doncaster had a median income of $44,993 and an average income of $64,992. Nationally, these figures were $54,892 and $73,761 respectively for Greater Melbourne. By March 2025, estimated incomes would be approximately $49,542 (median) and $71,563 (average), adjusted for a 10.11% wage growth since June 2022. Census data ranks Doncaster's household, family, and personal incomes modestly, between the 32nd and 41st percentiles. Most residents earn between $1,500-$2,999 weekly (8,289 individuals), similar to regional levels at 32.8%. Income-to-housing cost ratio is severe, with only 82.0% of income remaining, ranking at the 40th percentile. Doncaster'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

Doncaster's dwelling structures, as per the latest Census, consisted of 53.2% houses and 46.8% other dwellings (semi-detached, apartments, 'other' dwellings). This is compared to Melbourne metro's 67.1% houses and 32.9% other dwellings. Home ownership in Doncaster was at 39.5%, with mortgaged dwellings at 28.5% and rented dwellings at 32.0%. The median monthly mortgage repayment in Doncaster was $2,167, lower than Melbourne metro's average of $2,400. Median weekly rent in Doncaster was $450, compared to Melbourne metro's $462. Nationally, Doncaster's mortgage repayments were higher at $2,167 versus Australia's average of $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, which is 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

Educational attainment in Doncaster is notable, with 45.0% of residents aged 15+ holding university qualifications, compared to 30.4% nationally and 33.4% in Victoria. Bachelor degrees are the most common at 28.6%, followed by postgraduate qualifications (13.4%) and graduate diplomas (3.0%). Vocational pathways account for 21.8% of qualifications among those aged 15+, with advanced diplomas at 11.2% and certificates at 10.6%. Educational participation is high, with 27.8% of residents currently enrolled in formal education, including 7.8% in tertiary education, 7.1% in primary education, and 6.5% pursuing secondary education.

Doncaster's five schools have a combined enrollment of 2,609 students as of the latest data. The area demonstrates significant socio-educational advantages and academic achievement, with an ICSEA score of 1114. Education provision is balanced, with three primary and two secondary schools serving distinct age groups. School places per 100 residents are 9.3, below the regional average of 12.9, indicating some students may attend schools in adjacent areas.

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

Transport analysis indicates 102 operational transport stops in Doncaster, all bus services. These stops are covered by 32 unique routes, facilitating 11,847 weekly passenger journeys. Residential accessibility to public transport is high, with residents usually situated 193 metres from the nearest stop.

Across all routes, an average of 1,692 trips occur daily, translating to about 116 weekly trips per individual 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 across all age groups is very low.

Private health cover rate is approximately 52% of the total population (~14,485 people), leading that of the average SA2 area but lower than Greater Melbourne's 55.0%. 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. Doncaster has 21.6% of residents aged 65 and over (6,028 people), lower than Greater Melbourne's 22.8%. 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 has a high level of cultural diversity, with 60.4% of its population speaking a language other than English at home and 56.5% born overseas. Christianity is the predominant religion in Doncaster, accounting for 43.2% of people. However, Buddhism is notably more prevalent in Doncaster compared to Greater Melbourne, comprising 6.9% versus 5.3%.

The top three ancestry groups are Chinese (31.6%), Other (13.2%), and English (12.4%). Some ethnicities show significant variations: Greek at 7.2% in Doncaster versus 7.6% regionally, Korean at 1.5% versus 0.9%, and Italian at 5.7% versus 8.3%.

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 national median age of 38. Comparing the two areas, Doncaster has an over-representation of individuals aged 75-84 (8.1% locally) and an under-representation of those aged 5-14 (9.2%). Between 2021 and present, the population share of the 35 to 44 age group has increased from 14.0% to 14.9%. By 2041, Doncaster's demographic profile is expected to change significantly. The 45 to 54 age cohort is projected to grow by 1,521 people (48%), reaching a total of 4,698 individuals from its previous figure of 3,176.