Eynesbury - Exford
Statistical Area - sa2

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 is approximately 4,931 as of November 2025. This represents a growth of 1,941 people, an increase of 64.9% since the 2021 Census which reported a population of 2,990. The change was inferred from the estimated resident population of 4,042 in June 2024 and an additional 858 validated new addresses since the Census date. This results in a population density ratio of 71 persons per square kilometer. Eynesbury - Exford's growth exceeded both national (8.9%) and state averages, making it a regional growth leader. Interstate migration contributed approximately 69.3% to overall population gains during recent periods.

AreaSearch adopts 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 uses VIC State Government's Regional/LGA projections from 2023, adjusted 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 the years 2032 to 2041. Future projections anticipate exceptional growth, placing Eynesbury - Exford in the top 10 percent of statistical areas nationally. By 2041, the area is expected to have expanded by 1,793 persons, reflecting an overall increase of 16.1% over the 17-year period.

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

Eynesbury - Exford has seen approximately 152 new homes approved annually. Over the past five financial years, from FY-21 to FY-25, a total of 763 homes were approved, with an additional 186 approved so far in FY-26. On average, about 1.2 new residents have arrived per year for each new home approved during this period, indicating balanced supply and demand conditions.

The average construction cost value of these new homes is $332,000. This financial year has also seen $220,000 in commercial approvals, reflecting the area's residential focus. Compared to Greater Melbourne, Eynesbury - Exford has had 84.0% more new home approvals per person, providing buyers with greater choice and suggesting strong developer confidence in the location. Recent construction comprises predominantly detached houses at 96.0%, with townhouses or apartments making up the remaining 4.0%. This preserves the area's low-density nature and attracts space-seeking buyers.

Currently, there are around 26 people per approval in Eynesbury - Exford, indicating a developing area with future projections estimating an addition of 795 residents by 2041. With current construction levels, housing supply is expected to meet demand adequately, creating favourable conditions for buyers and potentially enabling growth that exceeds current forecasts.

Eynesbury - Exford has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Local infrastructure changes significantly influence an area's performance. AreaSearch has identified 21 projects likely impacting the area. 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. Relevant projects are listed below for further detail.

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

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The labour market in Eynesbury - Exford demonstrates typical performance when compared to similar areas across Australia

Eynesbury - Exford has a skilled workforce with prominent representation in essential services sectors. The unemployment rate in June 2025 was 4.9%, with an estimated employment growth of 2.9% over the past year.

As of this date, 2,061 residents were employed, while the unemployment rate was 0.3% higher than Greater Melbourne's rate of 4.6%. Workforce participation in Eynesbury - Exford was 75.8%, compared to Greater Melbourne's 64.1%. Key industries for employment among residents are construction, education & training, and retail trade. Notably, the area has a high specialization in construction, with an employment share 1.5 times the regional level.

Conversely, professional & technical services were under-represented, with only 5.2% of Eynesbury - Exford's workforce compared to Greater Melbourne's 10.1%. Local employment opportunities appear limited, as suggested by the count of Census working population versus resident population. Between June 2024 and June 2025, employment levels increased by 2.9%, while labour force grew by 5.9%, leading to a rise in unemployment rate by 2.7 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.5% and labour force growth of 4.0%, with an increase in unemployment rate of 0.5 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project a 6.6% expansion over five years and 13.7% over ten years for the nation as a whole. Applying these projections to Eynesbury - Exford's employment mix suggests potential local growth of approximately 6.1% over five years and 12.5% over ten years, though these are simple weighted extrapolations for illustrative purposes only and do not account for localized population projections.

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

Eynesbury - Exford had a median taxpayer income of $50,246 and an average of $56,768 in the financial year 2022. This was lower than the national average, with Greater Melbourne having a median income of $54,892 and an average income of $73,761 during the same period. By September 2025, estimates suggest the median income would be approximately $56,356 and the average around $63,671, based on a 12.16% increase from the Wage Price Index since financial year 2022. According to the 2021 Census, incomes in Eynesbury - Exford ranked highly nationally, between the 86th and 92nd percentiles for households, families, and individuals. The majority of residents (39.4%, or 1,942 people) fell into the $1,500-$2,999 weekly income bracket, similar to the surrounding region where 32.8% earned within this range. A significant portion of locals (38.7%) earned more than $3,000 weekly, indicating strong purchasing power in the community. Housing expenses accounted for 13.8% of income, and residents ranked highly for disposable income at the 92nd percentile nationally. The area's SEIFA income ranking placed it within the 5th decile.

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

In Eynesbury - Exford, as per the latest Census, all dwellings were houses (100.0%), with none being semi-detached, apartments, or other types. This contrasts with Melbourne metro's 90.9% houses and 9.1% other dwellings. Home ownership in Eynesbury - Exford stood at 19.7%, lower than Melbourne metro's figure. Most dwellings were mortgaged (71.4%) or rented (8.9%). The median monthly mortgage repayment was $1,938, higher than Melbourne metro's $1,800 and the Australian average of $1,863. The median weekly rent was $380, higher than Melbourne metro's $351 and 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 3.0.

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 common at 15.0%, followed by postgraduate qualifications (4.7%) and graduate diplomas (3.5%). Vocational credentials are prevalent, with 41.1% of residents aged 15+ holding such qualifications, including advanced diplomas (13.1%) and certificates (28.0%). Educational participation is high at 34.7%, comprising primary education (15.0%), secondary education (9.5%), and tertiary education (3.7%).

The area has two primary schools, Eynesbury Primary School and Exford Primary School, serving a total of 750 students. These schools focus on primary education, with secondary options available in nearby areas. The schools demonstrate typical Australian school conditions (ICSEA: 1005) with balanced educational opportunities.

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

Eynesbury - Exford has 13 active public transport stops operating within its boundaries. These stops are served by a mix of buses, with only one individual route in operation. Collectively, these stops provide 708 weekly passenger trips.

The accessibility of transport is rated as good, with residents typically located 305 meters from the nearest transport stop. On average, there are 101 trips per day across all routes, which equates to approximately 54 weekly trips per individual stop.

Eynesbury - Exford's residents are extremely healthy with younger cohorts in particular seeing very low prevalence of common health conditions

Analysis shows strong health performance in Eynesbury - Exford, particularly among younger cohorts with low prevalence of common conditions. Private health cover is low at approximately 48% (~2,381 people), compared to Greater Melbourne's 50.8% and the national average of 55.3%. Common medical conditions are asthma (9.2%) and mental health issues (8.7%).

73.4% report no medical ailments, similar to Greater Melbourne's 73.7%. The area has 9.5% seniors (466 people), requiring more attention than the broader population despite above-average health outcomes.

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, as per the 2016 Census, had a below average cultural diversity with 83.6% of its population born in Australia and 91.6% being citizens. English was spoken at home by 90.6%. Christianity dominated religious beliefs at 48.8%, compared to Greater Melbourne's 51.5%.

Ancestry showed Australian heritage at 28.9%, English at 25.4%, and Scottish at 7.4%. Maltese, Polish, and Welsh groups were notably higher than regional averages: Maltese at 4.2% vs 5.1%, Polish at 1.5% vs 0.9%, and Welsh at 0.8% vs 0.2%.

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

At 36 years, Eynesbury - Exford's median age is nearly matching the Greater Melbourne average of 37, which is modestly under the Australian median of 38. Relative to Greater Melbourne, Eynesbury - Exford has a higher concentration of residents aged 5-14 at 18.3%, but fewer residents aged 25-34 at 8.6%. This concentration of residents aged 5-14 is well above the national average of 12.2%. Between the 2021 Census and the present, the population aged 15 to 24 has grown from 9.2% to 13.0%, while the population aged 45 to 54 increased from 14.7% to 15.8%. Conversely, the population aged 25 to 34 has declined from 11.2% to 8.6%, and the population aged 5 to 14 has dropped from 19.7% to 18.3%. Demographic modeling suggests that Eynesbury - Exford's age profile will evolve significantly by 2041, with the strongest projected growth in the 55 to 64 cohort at 64%, adding 252 residents to reach 648. In contrast, both the 0 to 4 and 35 to 44 age groups are expected to see reduced numbers.