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 4,362 as of Feb 2026. This reflects an increase of 1,372 people (45.9%) since the 2021 Census, which reported a population of 2,990 people. The change is inferred from the estimated resident population of 3,933 from the ABS as of June 2024 and an additional 904 validated new addresses since the Census date. This population level equates to a density ratio of 62 persons per square kilometer, providing ample space per person. Eynesbury - Exford's 45.9% growth since the 2021 census exceeded the national average (9.9%) and the state average, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, which 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, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising 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. Looking at population projections moving forward, exceptional growth, placing in the top 10 percent of statistical areas analysed by AreaSearch, is predicted over the period, with the area expected to grow by 1,793 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 31.3% 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 averaged around 152 new dwelling approvals annually, with 763 homes approved over the past 5 financial years (between FY-21 and FY-25) and 215 so far in FY-26. At an average of 1.2 new residents per year arriving per new home over the past 5 financial years (between FY-21 and FY-25), supply and demand seem well-matched, fostering stable market dynamics, while new dwellings are developed at an average value of $332,000. Additionally, $220,000 in commercial approvals have been registered this financial year, indicating minimal commercial development activity.

When measured against Greater Melbourne, Eynesbury - Exford shows 84.0% higher construction activity (per person), offering buyers greater choice. This is substantially higher than nationally, suggesting strong developer confidence in the location. New building activity consists of 96.0% detached dwellings and 4.0% medium and high-density housing, preserving the area's low-density nature with an emphasis on detached housing attracting space-seeking buyers. With around 26 people per dwelling approval, Eynesbury - Exford shows characteristics of a growth area.

Future projections show Eynesbury - Exford adding 1,364 residents by 2041 (from the latest AreaSearch quarterly estimate). Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Eynesbury - Exford has moderate levels of nearby infrastructure activity, ranking in the 46thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 21 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Talia by Oreana, Accolade Rockbank Estate, Rockbank Precinct Structure Plan (PSP), and the Caroline Springs Boulevard and Rockbank Middle Road Traffic Lights Upgrade, with the list below detailing those likely to be of most relevance.

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 features a skilled workforce, with essential services sectors well represented, an unemployment rate of 5.3%, and 2.8% in estimated employment growth over the past year. As of December 2025, 2,295 residents are in work, while the unemployment rate is 0.6% above Greater Melbourne's rate of 4.8%, and workforce participation is well beyond standard (82.8% compared to Greater Melbourne's 71.3%). Based on Census responses, a high 31.9% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Employment among residents is concentrated in construction, education & training, and retail trade. The area shows particularly strong specialization in construction, with an employment share of 1.5 times the regional level. Conversely, professional & technical services show lower representation at 5.2% versus the regional average of 10.1%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 2.8% alongside the labour force increasing 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. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Eynesbury - Exford. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Eynesbury - Exford's employment mix suggests local employment should increase by 6.1% over five years and 12.5% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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 FY-23 reveals that income in the Eynesbury - Exford SA2 is lower than average on a national basis, with the median assessed at $52,796 while the average income stands at $59,152. This contrasts with Greater Melbourne's figures of a median income of $57,688 and an average income of $75,164. Based on Wage Price Index growth of 8.25% since FY-23, current estimates would be approximately $57,152 (median) and $64,032 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes all rank highly in Eynesbury - Exford, between the 86th and 91st percentiles nationally. Looking at income distribution, the predominant cohort spans 39.4% of locals (1,718 people) in the $1,500 - 2,999 category, mirroring the surrounding region where 32.8% occupy this bracket. Economic strength emerges through 38.7% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. Housing accounts for 13.8% of income while strong earnings rank residents within the 92nd percentile for disposable income and the area's SEIFA income ranking places it in the 6th decile.

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

Dwelling structure within Eynesbury - Exford, as evaluated at the latest Census, comprised 100.0% houses and 0.0% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Melbourne metro's 67.9% houses and 32.1% other dwellings. Meanwhile, the level of home ownership within Eynesbury - Exford was lagging that of Melbourne metro, at 19.7%, with the remainder of dwellings either mortgaged (71.4%) or rented (8.9%). The median monthly mortgage repayment in the area was below the Melbourne metro average at $1,938, while the median weekly rent figure was recorded at $380, compared to Melbourne metro's $2,000 and $390. Nationally, Eynesbury - Exford's mortgage repayments are higher than the Australian average of $1,863, while rents are exceeding the national figure of $375.

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

Family households dominate at 88.7% of all households, comprising 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% of the total. The median household size of 3.1 people 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 faces educational challenges, with university qualification rates (23.2%) substantially below the Greater Melbourne average of 37.0%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 15.0%, followed by postgraduate qualifications (4.7%) and graduate diplomas (3.5%). Trade and technical skills feature prominently, with 41.1% of residents aged 15+ holding vocational credentials, including advanced diplomas (13.1%) and certificates (28.0%).

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

Public transport analysis reveals 13 active transport stops operating within Eynesbury - Exford, comprising a mix of buses. These stops are serviced by 1 individual route, collectively providing 478 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 305 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 94%. Vehicle ownership averages 1.9 per dwelling, which is above the regional average. A high 31.9% of residents work from home (2021 Census; 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

Health data indicates relatively positive outcomes for Eynesbury - Exford residents, with AreaSearch's analysis of mortality rates and health conditions showing results broadly in line with national benchmarks. A fairly standard level of common health conditions is seen across both young and old age cohorts, and the rate of private health cover is very low at approximately 48% of the total population (~2,111 people). This compares to 56.7% across Greater Melbourne and a national average of 55.7%.

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% declared themselves as completely clear of medical ailments compared to 72.6% across Greater Melbourne. The under-65 population demonstrates better than average health outcomes. The area has 10.2% of residents aged 65 and over (443 people), which is lower than the 15.1% in Greater Melbourne. Health outcomes among seniors are above average, with national rankings broadly in line with 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 was found to be below average in terms of cultural diversity, with 83.6% of its population born in Australia, 91.6% being citizens, and 90.6% speaking English only at home. The main religion in Eynesbury - Exford is Christianity, which makes up 48.8% of people in Eynesbury - Exford, compared to 43.0% across Greater Melbourne.

In terms of ancestry (country of birth of parents), the top three represented groups in Eynesbury - Exford are Australian, comprising 28.9% of the population, which is substantially higher than the regional average of 18.4%, English, comprising 25.4% of the population, which is substantially higher than the regional average of 20.1%, and Scottish, comprising 7.4% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Maltese is notably overrepresented at 4.2% of Eynesbury - Exford (vs 1.1% regionally), Polish at 1.5% (vs 0.8%) and Welsh at 0.8% (vs 0.4%).

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 and is similarly modestly under the Australian median of 38. Relative to Greater Melbourne, Eynesbury - Exford has a higher concentration of 5 - 14 residents (17.9%) but fewer 25 - 34 year-olds (8.6%). This 5 - 14 concentration is well above the national 12.1%. Since the 2021 Census, the 15 to 24 age group has grown from 9.2% to 13.4% of the population, while the 75 to 84 cohort increased from 1.2% to 2.9%. Conversely, the 25 to 34 cohort has declined from 11.2% to 8.6% and the 5 to 14 group dropped from 19.7% to 17.9%. Demographic modeling suggests Eynesbury - Exford's age profile will evolve significantly by 2041. The 55 to 64 cohort shows the strongest projected growth at 73%, adding 273 residents to reach 648. Meanwhile, the 0 to 4 cohort grows by a modest 9% (30 people).