Flora Hill - Spring Gully

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 was 9,437 as of the 2021 Census. As of Nov 2025, it is around 9,579, reflecting an increase of 142 people (1.5%) since the Census. This change is inferred from ABS' June 2024 estimate of 9,566 and 32 validated new addresses since then. The population density is approximately 725 persons per square kilometer, comparable to averages seen across other locations assessed by AreaSearch. Overseas migration contributed around 77.1% of overall population gains in recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, it utilises VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Nationally, regional areas in the top quartile are forecasted to have significant population increases. By 2041, Flora Hill - Spring Gully is expected to increase by 2,364 persons, reflecting a total gain of 24.5% over the 17 years based on the latest annual ERP population numbers.

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 have been approved, with an additional 54 so far in FY-26. On average, over these five years, about 0.1 new residents per year arrived per new home, indicating that supply has met or exceeded demand, offering greater buyer choice and supporting potential population growth beyond projections.

The average construction value of new properties is $304,000. In FY-26, commercial development approvals totaled $9.9 million, suggesting steady commercial investment activity. Compared to the rest of Victoria, Flora Hill - Spring Gully has roughly half the building activity per person and ranks in the 57th percentile nationally when assessed areas are considered. The new building activity is composed of 60.0% detached dwellings and 40.0% medium and high-density housing.

This marks a shift from the current housing pattern, which is 85.0% houses, suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. Flora Hill - Spring Gully has a population density of around 332 people per approval. According to the latest AreaSearch quarterly estimate, the area is projected to add 2,351 residents by 2041. If current construction levels persist, housing supply may lag behind population growth, potentially intensifying buyer competition and driving price growth.

Flora Hill - Spring Gully has moderate levels of nearby infrastructure activity, ranking in the 43rdth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 18 projects that could impact this region. Notable projects include Flora Hill, Burnayi Lurnayi Flora Hill, Spring Hill Estate, and Regional Housing Fund (Victoria). The following list details those likely to be most 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 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 4.1% as of September 2025, with an estimated employment growth of 2.7% over the past year.

In September 2025, 4,955 residents were employed, with an unemployment rate of 3.8%, which is 0.3% higher than Rest of Vic.'s rate. The workforce participation was 63.5%, compared to Rest of Vic.'s 57.4%. Leading employment industries among residents include health care & social assistance, education & training, and retail trade. The area specializes in health care & social assistance with an employment share 1.3 times the regional level, while agriculture, forestry & fishing has limited presence at 0.7% compared to the regional 7.5%.

Employment opportunities appear limited locally based on Census working population vs resident population data. Between September 2024 and 2025, employment levels increased by 2.7%, and labour force increased by 2.8%, leaving unemployment broadly flat. In contrast, Rest of Vic. saw a fall in employment by 0.7% and an increase in unemployment marginally. State-level data to 25-Nov-25 shows VIC employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Flora Hill - Spring Gully's employment mix suggests local employment should increase by 6.8% over five years and 14.2% over ten years, assuming no change in population projections.

Income levels sit below national averages according to AreaSearch assessment

The Flora Hill - Spring Gully SA2 had a median income among taxpayers of $51,179 and an average income of $66,943 in the financial year 2022, according to ATO data aggregated by AreaSearch. These figures are slightly above national averages. In comparison, Rest of Vic.'s median and average incomes were $48,741 and $60,693 respectively. Based on Wage Price Index growth of 12.16% since financial year 2022, estimated current incomes would be approximately $57,402 (median) and $75,083 (average) as of September 2025. Census data shows that household, family, and personal incomes in Flora Hill - Spring Gully rank modestly, between the 33rd and 42nd percentiles. The income bracket of $1,500 - 2,999 has 32.8% of residents (3,141 people), which is consistent with broader regional trends showing 30.3% in the same category. After housing expenses, 86.0% of income remains for other expenses. The area's SEIFA income ranking places 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 recorded in the latest Census, 84.9% of dwellings were houses, with the remaining 15.1% comprising semi-detached homes, apartments, and other types of dwellings. This compares to Non-Metro Vic., where 90.6% of dwellings are houses and 9.4% are other types. Home ownership in Flora Hill - Spring Gully stood at 32.7%, similar to Non-Metro Vic.'s figure, with mortgaged dwellings accounting for 29.9% and rented dwellings making up 37.4%. The median monthly mortgage repayment in the area was $1,399, lower than Non-Metro Vic.'s average of $1,408. The median weekly rent figure in Flora Hill - Spring Gully was $290, slightly below Non-Metro Vic.'s $295 and significantly lower than the national average of $375. Nationally, Flora Hill - Spring Gully's mortgage repayments were substantially lower than the Australian average of $1,863.

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 percent of all households, including 22.9 percent couples with children, 23.5 percent couples without children, and 13.7 percent single parent families. Non-family households constitute the remaining 38.7 percent, with lone person households at 33.5 percent and group households making up 5.2 percent 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 educational profile is notable regionally with university qualification rates at 31.3%, surpassing the Rest of Vic. average of 21.7% and the SA3 area rate of 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 – advanced diplomas at 11.6% and certificates at 21.7%.

Educational participation is high, with 31.7% currently enrolled in formal education. This includes 8.8% in primary education, 8.7% in secondary education, and 8.1% pursuing tertiary education.

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 operating within its boundaries. These stops serve a mix of bus routes, totaling 8 individual routes. The combined weekly passenger trips across these routes amount to 1,545.

The accessibility of transport in the area is rated as good, with residents on average located 209 meters from their nearest transport stop. The service frequency averages 220 trips per day across all routes, which equates 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.

Common health conditions are somewhat prevalent across both younger and older age cohorts. The rate of private health cover is approximately 52% of the total population (~5,019 people), leading that of the average SA2 area. The most common medical conditions in the area were mental health issues and asthma, impacting 12.4 and 9.3% of residents respectively. 62.7% of residents declared 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, as per data from the 2016 Census, showed cultural diversity below average levels. Its population was predominantly citizens (90.5%), born in Australia (89.6%), and speaking English only at home (92.9%). Christianity was the dominant religion, with 41.4% of people adhering to it.

Buddhism, however, was slightly overrepresented compared to the rest of Victoria, comprising 1.6% versus 1.4%. In terms of ancestry, English (31.1%), Australian (27.5%), and Irish (12.2%) were the top three groups represented. Notably, Scottish ancestry was relatively higher at 9.5%, compared to 8.7% regionally; German ancestry stood at 3.6% versus 3.2%; Sri Lankan ancestry was present at 0.2%, slightly higher than the regional average of 0.1%.

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

The median age in Flora Hill - Spring Gully is 37 years, which is lower than Rest of Vic.'s average of 43 and close to Australia's national average of 38. The current age profile shows that the 15-24 year-olds are prominent at 17.3%, while the 65-74 year-olds make up a smaller proportion at 8.8%. Since 2021, the 25 to 34 age group has increased from 13.3% to 15.9%, and the 15 to 24 cohort has risen from 15.6% to 17.3%. Conversely, the 5 to 14 year-olds have decreased from 12.3% to 10.7%, and the 55 to 64 year-olds have dropped from 12.2% to 11.1%. By 2041, demographic projections indicate significant shifts in Flora Hill - Spring Gully's age structure. The 25 to 34 age group is projected to rise substantially by 81%, expanding from 1,527 to 2,764 people. Conversely, the 55 to 64 year-old group is expected to contract by 56 residents.