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

Based on AreaSearch's analysis, Eynesbury - Exford's population is around 4931 as of Nov 2025. This reflects an increase of 1941 people (64.9%) since the 2021 Census, which reported a population of 2990 people. The change is inferred from the estimated resident population of 4042 from the ABS as of June 2024 and an additional 858 validated new addresses since the Census date. This level of population equates to a density ratio of 71 persons per square kilometer, providing significant space per person and potential room for further development. Eynesbury - Exford's growth of 64.9% since the 2021 census exceeded the national average (8.9%) and the state average, marking it as a growth leader in the region. Population growth was primarily driven by interstate migration that contributed approximately 69.3% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch utilises the 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 from these aggregations are also applied across all areas for years 2032 to 2041. Anticipating future population dynamics, exceptional growth is predicted over the period, placing Eynesbury - Exford in the top 10 percent of statistical areas across the nation. The area is expected to expand by 1793 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 16.1% in total over the 17 years.

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. Between FY-21 and FY-25, around 763 homes were approved, with an additional 204 approved so far in FY-26. On average, over the past five financial years, about 1.2 new residents have arrived per new home each year.

This balance between supply and demand has maintained stable market conditions, while the average construction value of new homes is around $332,000. In FY-26, there have been $220,000 in commercial approvals, reflecting the area's residential focus. Compared to Greater Melbourne, Eynesbury - Exford has seen 84.0% more new home approvals per person, offering buyers greater choice and indicating strong developer confidence in the location. Recent construction consists of approximately 96.0% detached houses and 4.0% townhouses or apartments, preserving the area's low density nature and attracting space-seeking buyers. With around 26 people per approval, Eynesbury - Exford is a developing area with plans to add about 795 residents by 2041, based on AreaSearch's latest quarterly estimate.

Current construction levels suggest that housing supply should meet demand adequately, creating favourable conditions for buyers and potentially enabling growth beyond current forecasts.

Eynesbury - Exford has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 21 projects that may impact 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. The following list details those most likely to be 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.

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

Eynesbury - Exford has a skilled workforce with notable representation in essential services sectors. The unemployment rate was 4.9% as of September 2025.

Employment growth over the past year was estimated at 5.4%. There were 2,307 residents employed while the unemployment rate was 0.2% higher than Greater Melbourne's rate of 4.7%. Workforce participation was 75.8%, compared to Greater Melbourne's 64.1%. Key industries of employment among residents are construction, education & training, and retail trade.

The area has a particular specialization in construction, with an employment share 1.5 times the regional level. However, professional & technical services are under-represented at 5.2% compared to Greater Melbourne's 10.1%. Employment opportunities locally appear limited based on Census working population vs resident population data. Between September 2024 and September 2025, employment levels increased by 5.4%, labour force increased by 7.9%, causing the unemployment rate to rise by 2.2 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.0% and labour force growth of 3.3%, with a 0.3 percentage point rise in unemployment rate. State-level data as of 25-Nov shows Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with an unemployment rate of 4.7%. National employment forecasts from May-25 project a national expansion of 6.6% over five years and 13.7% over ten years. Applying these projections to Eynesbury - Exford's employment mix suggests local employment should increase by 6.1% over five years and 12.5% over ten years, based on simple weighting extrapolation for illustrative purposes.

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

The median taxpayer income in Eynesbury - Exford SA2 was $50,246 and the average was $56,768 according to postcode level ATO data aggregated by AreaSearch for financial year 2022. This is lower than national averages, with Greater Melbourne having a median income of $54,892 and an average income of $73,761. By September 2025, estimated incomes would be approximately $56,356 (median) and $63,671 (average), based on Wage Price Index growth of 12.16% since financial year 2022. According to the 2021 Census, household, family, and personal incomes in Eynesbury - Exford rank highly nationally, between the 86th and 91st percentiles. The predominant income cohort is $1,500 - 2,999, with 39.4% of locals (1,942 people) falling into this bracket, similar to the surrounding region at 32.8%. Higher earners make up a substantial presence, with 38.7% exceeding $3,000 weekly. Housing accounts for 13.8% of income, and residents rank highly in disposable income (92nd percentile) and SEIFA income ranking (5th decile).

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

In Eynesbury - Exford, as recorded in the latest Census, all dwellings were houses with none being semi-detached, apartments, or other types. This contrasts with Melbourne metro's dwelling structure of 90.9% houses and 9.1% other dwellings. Home ownership in Eynesbury - Exford stood at 19.7%, with mortgaged properties at 71.4% and rented ones at 8.9%. The median monthly mortgage repayment was $1,938, higher than Melbourne metro's $1,800. Weekly rent median was $380 compared to Melbourne metro's $351. Nationally, Eynesbury - Exford's mortgage repayments exceeded the Australian average of $1,863 and rents surpassed 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, consisting of 55.1% couples with children, 25.3% couples without children, and 7.9% single parent families. Non-family households make up 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 held by 41.1% of residents aged 15 and above, with advanced diplomas at 13.1% and certificates at 28.0%. Educational participation is 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 moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Eynesbury - Exford has 13 active public transport stops. These are bus stops serviced by one route, offering a total of 708 weekly passenger trips. The average distance to the nearest stop for residents is 305 meters.

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 of health metrics indicates strong performance throughout Eynesbury-Exford, with younger cohorts experiencing very low prevalence of common health conditions. The rate of private health cover is found to be very low at approximately 48% of the total population (~2,381 people), compared to 50.8% across Greater Melbourne and a national average of 55.3%. The most common medical conditions in the area are asthma and mental health issues, impacting 9.2 and 8.7% of residents respectively, while 73.4% declare themselves completely clear of medical ailments compared to 73.7% across Greater Melbourne.

As of 2021, 9.5% of residents are aged 65 and over (466 people). Health outcomes among seniors require more attention than the broader population, despite being above average.

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 June 2016, had a low cultural diversity with 83.6% of its population born in Australia, 91.6% being citizens, and 90.6% speaking English only at home. Christianity was the predominant religion, accounting for 48.8%, compared to Greater Melbourne's 51.5%. 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 5.1% and 0.9%, respectively. Welsh population was also higher at 0.8%.

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

Eynesbury - Exford's median age is 36 years, nearly matching Greater Melbourne's average of 37 years and slightly below the Australian median of 38 years. Compared to Greater Melbourne, Eynesbury - Exford has a higher proportion of residents aged 5-14 (18.3%) but fewer residents aged 25-34 (8.6%). This 5-14 concentration is notably above the national average of 12.2%. Between the 2021 Census and the latest data, the population aged 15 to 24 has grown from 9.2% to 13.0%, while the 45 to 54 cohort has increased from 14.7% to 15.8%. Conversely, the 25 to 34 age group has declined from 11.2% to 8.6%, and the 5 to 14 age group has dropped from 19.7% to 18.3%. By 2041, demographic modeling projects significant changes in Eynesbury - Exford's age profile. The 55 to 64 cohort is expected to grow by 64%, adding 252 residents to reach a total of 648. Meanwhile, both the 0 to 4 and 35 to 44 age groups are projected to decrease in number.