Flora Hill - Spring Gully
Statistical Area - sa2

An assessment of population growth drivers in Flora Hill - Spring Gully reveals an overall ranking slightly below national averages considering recent, and medium term trends

Flora Hill - Spring Gully's population is approximately 9,579 as of Nov 2025. This figure represents a rise of 142 people since the 2021 Census, which recorded a population of 9,437. The increase is estimated from ABS data showing an EPP of 9,566 in Jun 2024 and 32 new addresses validated post-Census. The population density is about 725 persons per sq km, roughly aligning with averages seen across other areas assessed by AreaSearch. Overseas migration contributed approximately 77.1% to recent population gains.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For uncovered SA2 areas, it utilises VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods. Growth rates by age group are applied across all areas for years 2032 to 2041. By 2041, the area is projected to increase by 2,364 persons, marking a 24.5% total gain over 17 years.

Residential development activity is lower than average in Flora Hill - Spring Gully according to AreaSearch's national comparison of local real estate markets

Flora Hill - Spring Gully has recorded approximately 36 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, around 182 homes were approved, with an additional 13 approved so far in FY-26. On average, over these five years, about 0.1 new residents arrived per year for each new home constructed.

This suggests that supply is meeting or exceeding demand, providing more buyer choices and supporting potential population growth above projections. The average construction value of new properties was $304,000. In FY-26, commercial development approvals totaled $9.9 million, indicating consistent commercial investment activity in the area. Compared to the rest of Victoria, Flora Hill - Spring Gully records roughly half the building activity per person and ranks among the 57th percentile nationally when measured against other areas assessed.

The new building activity consists of 60.0% detached dwellings and 40.0% medium and high-density housing. This marks a shift from existing housing patterns, which are currently 85.0% houses. This change could indicate diminishing developable land availability and responds to evolving lifestyle preferences and housing affordability needs. Flora Hill - Spring Gully has an average of around 332 people per approval, reflecting its low-density area status. Future projections estimate that the area will add approximately 2,351 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

Flora Hill - Spring Gully has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 18 projects likely to impact the area. Key projects include Flora Hill, Burnayi Lurnayi Flora Hill, Spring Hill Estate, and Regional Housing Fund (Victoria). The following list details those most relevant.

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

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The employment landscape in Flora Hill - Spring Gully shows performance that lags behind national averages across key labour market indicators

Flora Hill - Spring Gully has an educated workforce with significant representation in essential services sectors. The unemployment rate was 4.2% as of June 2021, with estimated employment growth of 0.9%.

As of June 2025, the unemployment rate is 4.2%, which is 0.4% higher than Rest of Vic.'s rate of 3.8%. Workforce participation in Flora Hill - Spring Gully is 63.5%, compared to Rest of Vic.'s 57.4%. The leading employment industries among residents are health care & social assistance, education & training, and retail trade. Health care & social assistance has a particularly high employment share of 1.3 times the regional level, while agriculture, forestry & fishing has limited presence with 0.7% employment compared to 7.5% regionally.

Employment opportunities appear limited locally based on Census data. Between June 2024 and June 2025, employment levels increased by 0.9%, labour force increased by 1.9%, causing the unemployment rate to rise by 0.9 percentage points. National employment forecasts from Jobs and Skills Australia, released in May 2025, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Flora Hill - Spring Gully's employment mix suggests local growth of approximately 6.8% over five years and 14.2% over ten years.

Income levels sit below national averages according to AreaSearch assessment

Flora Hill-Spring Gully's median income among taxpayers was $51,179 and average income stood at $66,943 in the financial year 2022. These figures are higher than those for Rest of Vic., which were $48,741 and $60,693 respectively. Based on a Wage Price Index growth of 12.16% since the financial year 2022, current estimates would be approximately $57,402 (median) and $75,083 (average) as of September 2025. According to census data, household, family and personal incomes in Flora Hill-Spring Gully rank modestly, between the 34th and 43rd percentiles. The income bracket of $1,500 - 2,999 dominated with 32.8% of residents (3,141 people), consistent with broader trends across the region showing 30.3% in the same category. After housing costs, 86.0% of income remained for other expenses and the area's SEIFA income ranking placed it in the 5th decile.

Flora Hill - Spring Gully is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

In Flora Hill - Spring Gully, as per the latest Census, 84.9% of dwellings were houses, with the remaining 15.1% being semi-detached, apartments, or other types. In comparison, Non-Metro Vic. had 90.6% houses and 9.4% other dwellings. Home ownership in Flora Hill - Spring Gully stood at 32.7%, similar to Non-Metro Vic.'s figure. Mortgaged dwellings accounted for 29.9%, while rented ones made up 37.4%. The median monthly mortgage repayment was $1,399, below the Non-Metro Vic. average of $1,408. The median weekly rent was $290, compared to Non-Metro Vic.'s $295. Nationally, Flora Hill - Spring Gully's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Flora Hill - Spring Gully features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households account for 61.3% of all households, including 22.9% couples with children, 23.5% couples without children, and 13.7% single parent families. Non-family households make up the remaining 38.7%, with lone person households at 33.5% and group households comprising 5.2% of the total. The median household size is 2.3 people, which is smaller than the Rest of Vic. average of 2.4.

The educational profile of Flora Hill - Spring Gully exceeds national averages, with above-average qualification levels and academic performance metrics

The area's university qualification rate is 31.3%, higher than the Rest of Vic average of 21.7% and the SA3 area's 23.6%. Bachelor degrees are most common at 20.1%, followed by postgraduate qualifications (6.6%) and graduate diplomas (4.6%). Vocational credentials are also prevalent, with 33.3% of residents aged 15+ holding such qualifications, including advanced diplomas (11.6%) and certificates (21.7%). Educational participation is high at 31.7%, with 8.8% in primary education, 8.7% in secondary education, and 8.1% pursuing tertiary education.

The area's four schools have a combined enrollment of 2,093 students, serving typical Australian school conditions (ICSEA: 1047) with balanced educational opportunities. There are three primary and one secondary school, providing balanced education provision for distinct age groups. School capacity exceeds residential needs at 21.9 places per 100 residents compared to the regional average of 18.0, indicating the area serves as an educational center for the broader region.

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

Flora Hill - Spring Gully has 64 active public transport stops serving a mix of bus routes. These stops are covered by 8 individual routes that facilitate 1,545 weekly passenger trips in total. The transport accessibility is rated as good, with residents typically located 209 meters from the nearest stop.

On average, there are 220 trips per day across all routes, equating to approximately 24 weekly trips per individual stop.

Health performance in Flora Hill - Spring Gully is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Flora Hill - Spring Gully faces significant health challenges, with common health conditions being somewhat prevalent across both younger and older age cohorts.

The rate of private health cover is approximately 52%, leading that of the average SA2 area (~5,019 people). Mental health issues and asthma are the most common medical conditions in the area, impacting 12.4% and 9.3% of residents respectively. 62.7% of residents declare themselves completely clear of medical ailments compared to 62.0% across Rest of Vic.. The area has 16.7% of residents aged 65 and over (1,598 people), which is lower than the 18.9% in Rest of Vic.. Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

Flora Hill - Spring Gully is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Flora Hill-Spring Gully was found to have below average cultural diversity, with 90.5% of its population being Australian citizens born in Australia who speak English only at home. Christianity was the predominant religion, comprising 41.4% of the population. Buddhism was overrepresented compared to the rest of Victoria, making up 1.6% versus 1.4%.

The top three ancestry groups were English (31.1%), Australian (27.5%), and Irish (12.2%). Notably, Scottish ancestry was overrepresented at 9.5%, compared to 8.7% regionally, as was German ancestry at 3.6% versus 3.2%. Sri Lankan ancestry was also slightly overrepresented at 0.2% versus 0.1%.

Flora Hill - Spring Gully's population is slightly younger than the national pattern

The median age in Flora Hill - Spring Gully as of 2021 is 37 years, which is lower than Victoria's average of 43 and close to Australia's national average of 38. The age profile shows that those aged 15-24 are prominent at 17.3%, while those aged 65-74 comprise a smaller proportion at 8.8%. Since 2021, the population aged 25-34 has increased from 13.3% to 15.9%, and the 15-24 cohort has risen from 15.6% to 17.3%. Conversely, the 5-14 age group has decreased from 12.3% to 10.7%, and the 55-64 group has dropped from 12.2% to 11.1%. By 2041, demographic projections indicate that the 25-34 age cohort is expected to significantly increase by 81%, rising from 1,527 to 2,764 people. Meanwhile, the 55-64 group is projected to decrease by 56 residents.