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

Based on AreaSearch's analysis, Eynesbury - Exford's population is around 4798 as of Aug 2025. This reflects an increase of 1808 people (60.5%) since the 2021 Census, which reported a population of 2990 people. The change is inferred from the estimated resident population of 4017 from the ABS as of June 2024 and an additional 823 validated new addresses since the Census date. This level of population equates to a density ratio of 69 persons per square kilometer, providing significant space per person and potential room for further development. Eynesbury - Exford's growth of 60.5% since the 2021 census exceeded the national average (8.6%) and the state average, marking it as a growth leader in the region. Population growth was primarily driven by interstate migration contributing 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 a base year of 2022. For 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 population numbers, reflecting an increase of 19.3% 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. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, with 763 homes approved over the past five financial years, from FY-21 to FY-25. As of now, there have been 72 approvals in FY-26. On average, 1.2 people move to the area each year for every dwelling built over these five financial years.

This suggests a balanced supply and demand scenario, creating stable market conditions. The average expected construction cost value of new dwellings is $333,000, which is below the regional average, indicating more affordable housing options for buyers. In FY-26, there have been $220,000 in commercial approvals, suggesting minimal commercial development activity. Compared to Greater Melbourne, Eynesbury - Exford shows 84.0% higher construction activity per person, offering buyers greater choice and indicating robust developer interest in the area. New development consists of 96.0% standalone homes and 4.0% medium and high-density housing, preserving the area's low density nature and attracting space-seeking buyers.

There are approximately 26 people per dwelling approval, suggesting an expanding market. By 2041, Eynesbury - Exford is projected to grow by 928 residents. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

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

Area infrastructure changes significantly influence local performance. AreaSearch identified 17 projects potentially 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. The following list details those most relevant.

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

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

Eynesbury - Exford has a skilled workforce with well-represented essential services sectors. As of June 2025, its unemployment rate is 4.9%, having increased by 2.7 percentage points from the previous year.

This is 0.3% higher than Greater Melbourne's rate of 4.6%. The area's employment growth over the past year was estimated at 2.9%. There are currently 2,061 residents in work, with a workforce participation rate of 75.8%, significantly higher than Greater Melbourne's 64.1%. The key industries of employment among residents are construction, education & training, and retail trade.

Construction stands out with employment levels at 1.5 times the regional average. However, professional & technical services have limited presence, with only 5.2% of employment compared to the regional average of 10.1%. The area appears to offer limited local employment opportunities, as indicated by the difference between the Census working population and resident population counts. Between June 2024 and June 2025, employment levels in Eynesbury - Exford increased by 2.9%, while the labour force grew by 5.9%. In comparison, Greater Melbourne recorded employment growth of 3.5% and unemployment rose by 0.5 percentage points. State-level data from Sep-25 shows that Victoria's employment grew by 1.08% year-on-year, adding 39,880 jobs. The state's unemployment rate was 4.7%, slightly higher than the national rate of 4.5%. Jobs and Skills Australia's national employment forecasts from May 2025 suggest that national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Eynesbury - Exford's employment mix, local growth is estimated at approximately 6.1%% over five years and 12.5% over ten years.

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

Eynesbury - Exford's median income among taxpayers was $50,246 and average income stood at $56,768 in financial year 2022, according to latest ATO data aggregated by AreaSearch. These figures compare to Greater Melbourne's median of $54,892 and average of $73,761 respectively. Based on Wage Price Index growth of 10.11% since financial year 2022, current estimates would be approximately $55,326 (median) and $62,507 (average) as of March 2025. Census data reveals household, family and personal incomes all rank highly in Eynesbury - Exford, between the 86th and 92nd percentiles nationally. The income band of $1,500 - 2,999 captures 39.4% of the community (1,890 individuals), reflecting regional patterns where 32.8% similarly occupy this range. Higher earners represent a substantial presence with 38.7% exceeding $3,000 weekly. Housing accounts for 13.8% of income and residents rank within the 92nd percentile for disposable income. 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

Dwelling structure in Eynesbury - Exford, as per the latest Census, consisted entirely of houses (100.0%) with no other dwelling types recorded. This contrasts with Melbourne metro's figures of 90.9% houses and 9.1% other dwellings. Home ownership in Eynesbury - Exford stood at 19.7%, with mortgaged dwellings at 71.4% and rented ones at 8.9%. The median monthly mortgage repayment in the area was $1,938, higher than Melbourne metro's average of $1,800. The median weekly rent figure in Eynesbury - Exford was $380, compared to Melbourne metro's $351. Nationally, Eynesbury - Exford's mortgage repayments exceeded the Australian average of $1,863, while rents were higher than the national figure of $375.

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

Family households constitute 88.7% of all households, consisting of couples with children (55.1%), couples without children (25.3%), and single parent families (7.9%). Non-family households comprise the remaining 11.3%, with lone person households at 11.0% and group households making up 0.5%. The median household size is 3.1 people, 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 has lower university qualification rates at 23.2% compared to Greater Melbourne's average of 37.0%. Bachelor degrees are 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, including advanced diplomas (13.1%) and certificates (28.0%). Current educational participation is high at 34.7%, with 15.0% in primary education, 9.5% in secondary education, and 3.7% pursuing tertiary education.

Eynesbury Primary School and Exford Primary School serve 750 students collectively, operating under typical Australian school conditions (ICSEA: 1005) with balanced educational opportunities. Both schools focus on primary education, while secondary options are available in nearby areas.

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

Eynesbury - Exford has 13 operational public transport stops. These are all bus stops served by a single route. They facilitate 708 weekly passenger trips in total.

Residents enjoy good transport accessibility, with an average distance of 305 meters to the nearest stop. On average, there are 101 trips per day across all routes, which translates 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 shows strong performance throughout Eynesbury - Exford. Younger cohorts in particular have a 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 (~2,317 people), compared to 50.8% across Greater Melbourne and the 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. 73.4% of residents declare themselves completely clear of medical ailments, compared to 73.7% across Greater Melbourne. As of August 2021, the area has 9.5% of residents aged 65 and over (453 people). Health outcomes among seniors require more attention than those in the broader 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 showed cultural diversity below average levels, 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% of people, compared to Greater Melbourne's 51.5%. Ancestry wise, Australian (28.9%) and English (25.4%) were the top groups, both significantly higher than regional averages of 18.6% and 16.9%, respectively.

Scottish ancestry stood at 7.4%. Notable deviations included Maltese at 4.2% (regional average: 5.1%), Polish at 1.5% (0.9%), and Welsh at 0.8% (0.2%).

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

At 36 years, Eynesbury-Exford's median age is nearly matching Greater Melbourne's average of 37 years, which is modestly under the Australian median of 38 years. Relative to Greater Melbourne, Eynesbury-Exford has a higher concentration of residents aged 5-14 (18.3%) but fewer residents aged 25-34 (8.6%). This concentration of residents aged 5-14 is well above the national average of 12.2%. Between the censuses of 2021 and 2026, the population aged 15 to 24 grew 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 declined from 11.2% to 8.6%, and the population aged 5 to 14 dropped from 19.7% to 18.3%. Demographic modeling suggests that Eynesbury-Exford's age profile will evolve significantly by 2041. The cohort aged 55 to 64 shows the strongest projected growth, with an increase of 68%, adding 263 residents to reach a total of 648. In contrast, both cohorts aged 0 to 4 and 35 to 44 are expected to see reduced numbers.