Eynesbury - Exford

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

Eynesbury - Exford's population was approximately 4,500 as of May 2026. This figure represents a growth of 1,510 people, or 50.5%, since the 2021 Census which recorded a population of 2,990. This increase is inferred from an estimated resident population of 4,309 in June 2025 and an additional 935 validated new addresses since the Census date. The population density was around 64 persons per square kilometer. Eynesbury - Exford's growth rate exceeded both the state average (9.3%) and national average, making it a regional growth leader. Interstate migration contributed approximately 81.2% 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 with adjustments made using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. By 2041, Eynesbury - Exford is projected to grow by 2,051 persons based on the latest annual ERP population numbers, reflecting an overall increase of 41.3% over the 16-year period.

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

Eynesbury - Exford has averaged approximately 152 new dwelling approvals annually. Over the past five financial years, from FY-21 to FY-25, a total of 763 homes were approved, with an additional 335 approved so far in FY-26. On average, about 1.2 new residents have arrived per year for each new home over these five financial years, suggesting balanced supply and demand dynamics.

The average expected construction cost value for new dwellings is $332,000. This financial year has seen $220,000 in commercial approvals, indicating limited commercial development activity compared to residential growth. When contrasted with Greater Melbourne, Eynesbury - Exford exhibits 82.0% higher construction activity per person, presenting buyers with more options. This high level of developer confidence is notably above the national average. The new building activity primarily consists of detached dwellings at 96.0%, preserving the area's low density character and attracting space-seeking buyers.

With roughly 26 people per dwelling approval, Eynesbury - Exford displays characteristics typical of a growth area. According to AreaSearch's latest quarterly estimate, the area is projected to add approximately 1,860 residents by 2041. Given current development patterns, new housing supply should readily meet demand, providing favorable conditions for buyers and potentially facilitating further population growth beyond current projections.

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

AreaSearch has identified 19 projects that could impact the area significantly. Notable ones include Talia by Oreana, Accolade Rockbank Estate, Rockbank Precinct Structure Plan (PSP), and Caroline Springs Boulevard and Rockbank Middle Road Traffic Lights Upgrade. The following list details those expected to be 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.

Eynesbury - Exford has seen below average employment performance when compared to national benchmarks

Eynesbury - Exford has a skilled workforce with well-represented essential services sectors. The unemployment rate was 5.3% in the past year, with an estimated employment growth of 2.8%. As of December 2025, 2,295 residents were employed, and the unemployment rate was 0.6% higher than Greater Melbourne's rate of 4.8%.

Workforce participation was at 75.7%, compared to Greater Melbourne's 69.9%. A high proportion of residents, 31.9%, worked from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in construction, education & training, and retail trade. The area has a particularly strong specialization in construction, with an employment share 1.5 times the regional level.

Conversely, professional & technical services have lower representation at 5.2%, compared to the regional average of 10.1%. The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. In the 12-month period ending in December 2025, employment increased by 2.8% while labour force increased by 5.2%, causing the unemployment rate to rise by 2.2 percentage points. In contrast, Greater Melbourne experienced employment growth of 2.4% and labour force growth of 2.8%, with a 0.3 percentage point rise in unemployment rate. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Eynesbury - Exford's employment should increase by 6.1% over five years and 12.5% over ten years, based on industry-specific projections applied to the local employment mix.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows that income in Eynesbury - Exford SA2 is lower than average nationally. The median income is $52,796 and the average is $59,152. In Greater Melbourne, the median income is $57,688 and the average is $75,164. Based on Wage Price Index growth of 9.62% since financial year 2023, current estimates for Eynesbury - Exford would be approximately $57,875 (median) and $64,842 (average) as of March 2026. Census 2021 income data shows that incomes in Eynesbury - Exford rank highly nationally, between the 86th and 91st percentiles for household, family, and personal incomes. The predominant income cohort spans 39.4% of locals (1,772 people) with incomes between $1,500 and $2,999, similar to the surrounding region where 32.8% fall into this bracket. Economic strength is evident as 38.7% of households earn high weekly incomes exceeding $3,000, supporting elevated consumer spending. Housing accounts for 13.8% of income, and residents rank highly with disposable incomes in the 92nd percentile nationally. The area's SEIFA income ranking places it in the 5th decile.

Eynesbury - Exford is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Eynesbury - Exford's dwelling structures, as per the latest Census, consisted entirely of houses at 100.0%, with no other dwellings such as semi-detached homes, apartments, or 'other' dwellings recorded. This contrasts with Melbourne metro's structure, which was 67.9% houses and 32.1% other dwellings. Home ownership in Eynesbury - Exford stood at 19.7%, lower than Melbourne metro's rate. The majority of dwellings were mortgaged (71.4%) or rented (8.9%). The median monthly mortgage repayment in the area was $1,938, below Melbourne metro's average of $2,000. The median weekly rent figure was recorded at $380, compared to Melbourne metro's $390. Nationally, Eynesbury - Exford's median monthly mortgage repayments were higher than the Australian average of $1,863, and rents exceeded the national figure of $375.

Eynesbury - Exford features high concentrations of family households, with a higher-than-average median household size

Family households account for 88.7% of all households, including 55.1% couples with children, 25.3% couples without children, and 7.9% single parent families. Non-family households constitute the remaining 11.3%, with lone person households at 11.0% and group households comprising 0.5%. The median household size is 3.1 people, which is larger than the Greater Melbourne average of 2.6.

Eynesbury - Exford performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes

The area's university qualification rate is 23.2%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most prevalent at 15.0%, followed by postgraduate qualifications (4.7%) and graduate diplomas (3.5%). Vocational credentials are held by 41.1% of residents aged 15+, with advanced diplomas at 13.1% and certificates at 28.0%. Educational participation is high, with 34.7% currently enrolled in formal education: 15.0% in primary, 9.5% in secondary, and 3.7% in tertiary education.

Educational participation is notably high, with 34.7% of residents currently enrolled in formal education. This includes 15.0% in primary education, 9.5% in secondary education, and 3.7% pursuing tertiary education.

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

Eynesbury - Exford has 13 active public transport stops serving a mix of bus routes. These stops are covered by one route collectively offering 478 weekly passenger trips. Transport accessibility is rated good with residents typically located 305 meters from the nearest stop. Most residents commute outward, with car being the dominant mode at 94%. Vehicle ownership averages 1.9 per dwelling, above the regional average. According to the 2021 Census, 31.9% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 68 trips per day across all routes, equating to approximately 36 weekly trips per individual stop.

Eynesbury - Exford'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

Eynesbury - Exford residents show positive health outcomes, according to AreaSearch's analysis. Mortality rates and health conditions align with national benchmarks. Common health conditions are seen across both young and old age cohorts.

Private health cover is low at 48% of the total population (~2,178 people), compared to Greater Melbourne's 56.7% and the national average of 55.7%. The most common medical conditions are asthma (9.2%) and mental health issues (8.7%), with 73.4% reporting no medical ailments, similar to Greater Melbourne's 72.6%. Under-65 residents have better than average health outcomes. The area has 10.1% of residents aged 65 and over (452 people), lower than Greater Melbourne's 15.0%. Health outcomes among seniors are above average, in line with national rankings for the general population.

Eynesbury - Exford ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Eynesbury-Exford, surveyed in 2016, had a predominantly Australian-born population at 83.6%, with 91.6% being citizens and 90.6% speaking English only at home. Christianity was the dominant religion, comprising 48.8% of the population, compared to 43.0% in Greater Melbourne. The top three ancestry groups were Australian (28.9%), English (25.4%), and Scottish (7.4%).

Notably, Maltese (4.2%) and Polish (1.5%) populations were higher than regional averages of 1.1% and 0.8%, respectively, while Welsh representation was also slightly elevated at 0.8%.

Eynesbury - Exford's population is younger than the national pattern

Eynesbury-Exford has a median age of 36, nearly matching Greater Melbourne's average of 37 and slightly below Australia's median of 38. Compared to Greater Melbourne, Eynesbury-Exford has a higher percentage of residents aged 5-14 (17.5%) but fewer residents aged 25-34 (9.7%). This concentration of 5-14 year-olds is significantly higher than the national average of 12.0%. Between the 2021 Census and the present, the population aged 15 to 24 has grown from 9.2% to 13.9%, while those aged 85 and above have increased from 0.2% to 1.8%. Conversely, the percentage of residents aged 35 to 44 has decreased from 19.5% to 17.2%, and the percentage of those aged 5 to 14 has dropped from 19.7% to 17.5%. By 2041, demographic modeling projects significant changes in Eynesbury-Exford's age profile, with the strongest growth expected in the 55 to 64 cohort, which is projected to increase by 82%, adding 312 residents to reach a total of 695.