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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
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Greensborough has an estimated 21,386 residents, up from 20,807 at the 2021 Census — a change of 579 people, or 2.8%. 179 new addresses have been validated here since Census night. That puts 2,117 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to the analysis by AreaSearch, the population of Greensborough is estimated at approximately 21,386 as of May 2026. This represents a growth of 579 residents (2.8%) relative to the 20,807 individuals recorded in the 2021 Census. The calculation is derived from the ABS estimated resident population of 21,386 from June 2025 alongside 179 validated new addresses registered after the Census. The resulting population density stands at 2,117 persons per square kilometer, which exceeds the typical average of locations evaluated nationally by AreaSearch. This 2.8% post-census growth rate trails the SA3 area (5.5%) by 2.7 percentage points, showing competitive local dynamics.
The primary contributor to recent population increases was overseas migration, which accounted for roughly 79.1% of the overall gains. Projections from ABS and Geoscience Australia, published in 2024 using 2022 as the base year, are adopted by AreaSearch for each SA2 area. In cases where SA2 data is unavailable, projections are sourced from the 2023 VIC State Government Regional/LGA dataset, using a weighted aggregation method to translate growth from LGA to SA2 levels. The age cohort growth rates from these aggregations are applied to all locations for the period spanning 2032 to 2041. Based on these demographic outlooks, substantial population growth is anticipated in the top quartile of national statistical areas, with Greensborough projected to add 7,519 residents by 2041 compared to the latest annual ERP figures, representing a total expansion of 35.2% over the 16 years.
Frequently Asked Questions - Population
420 new dwellings have been approved in Greensborough over the past five years, an average of 84 a year. That is 4.0 approvals per 1,000 residents. Of the 75 dwellings approved in the latest reporting year, 35% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 18, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Dwelling approvals in Greensborough have averaged approximately 84 per year, totaling 420 residential approvals over the 5 financial years from FY-21 to FY-25, with 17 recorded thus far in FY-26. An average of 0 people moved to the locality for each finished dwelling during the 5 financial years from FY-21 to FY-25, showing that new supply is keeping pace with or outstripping demand, which supports buyer options and provides capacity for growth beyond current projections. The average construction value of these new homes is $344,000. Furthermore, commercial development shows momentum with $45.1 million in approvals registered during the current financial year.
Greensborough's rate of new dwelling approvals per person is approximately two-thirds of the rate recorded in Greater Melbourne, placing it in the 40th percentile of areas evaluated nationwide, which limits choice for buyers and supports demand for existing properties. Detached houses comprise 35.0% of new developments, while attached dwellings make up the remaining 65.0%. This shift toward higher-density options offers affordable entry points for first-time buyers, downsizers, and investors. This contrasts with the current housing landscape where houses account for 84.0% of properties, reflecting a decline in available building sites, evolving lifestyle preferences, and a demand for more diverse housing formats. The ratio of roughly 443 people for each dwelling approval indicates a mature market. Demographic projections indicate that Greensborough will add 7,519 residents by 2041, based on the latest quarterly estimates from AreaSearch. Under the current pace of construction, housing supply may struggle to satisfy this population increase, which could intensify competition among buyers and put upward pressure on prices.
Frequently Asked Questions - Development
Development applications around Greensborough
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 11 current infrastructure and development projects inside Greensborough, worth an estimated $829 million. A further 74 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $43.1 billion. 18 are already under construction and 25 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development and sports & recreation. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, major planning decisions, and new developments are primary drivers of area performance. AreaSearch has identified 32 projects expected to influence the local area. Notable projects include the 106-126 Main Street Greensborough Affordable Housing development, the Diamond Creek Community Infrastructure Master Plan, Hurstbridge Rail Line Upgrades (Watsonia-Eltham), and the Diamond Creek Township Streetscape Improvements, with key details provided below.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
106-126 Main Street Greensborough Affordable Housing
A 17-storey mixed-use development fast-tracked under the Victorian Government Development Facilitation Program. The project delivers 211 affordable dwellings, ground-level retail, and commercial spaces. Managed by HousingFirst, it features communal areas and improved pedestrian links near the Greensborough train station. While a planning permit (PA2503550) was issued by the Department of Transport and Planning, construction start dates are yet to be confirmed as of May 2026.
St Helena Place
A master-planned residential community featuring approximately 240 homes in St Helena, combining quiet family living with connectivity to urban amenities, including quality schools, shopping centres, wildlife reserves, and parklands.
St Helena Place
Master planned community in Melbourne's north east delivering around 240 new homes with parks, wetlands and open space. First residents have moved in and sales are ongoing, with a site sales office operating at the address and staged construction continuing.
Diamond Creek Community Infrastructure Master Plan
Master plan project providing long-term direction for community infrastructure delivery in Diamond Creek. Includes a Community Hub with a library, creative spaces, and a Neighbourhood House, plus an Aquatic, Health and Fitness Centre. Currently in Phase B.2b, targeting exhibition of the final Draft Master Plan between September 2025 and June 2026.
Diamond Creek Township Streetscape Improvements
Streetscape improvements throughout Diamond Creek township including tree planting, improved lighting, pedestrian infrastructure, and public realm enhancements to support local business and community amenity. Part of the Diamond Creek Major Activity Centre Structure Plan.
Hurstbridge Rail Line Upgrades (Watsonia-Eltham)
A major upgrade of the Hurstbridge line integrated with the North East Link project. Key milestones include the completion of Melbourne's third longest rail tunnel at Watsonia (500 metres) in late 2025 and the rebuilding of the Grimshaw Street Bridge. The project encompasses track duplication, new stations at Greensborough and Montmorency, and extensive signalling and power upgrades. Final finishing works and rail corridor improvements are continuing into mid-2026 to enhance service frequency and reliability for Melbourne's northeast.
Greensborough College Sports Facilities Upgrade
A $68 million initiative to enhance sports facilities across Melbourne's northern and eastern suburbs. The Greensborough College upgrade includes new synthetic sports surfaces, improved LED lighting, modernized change rooms, and enhanced accessibility features to promote community sports engagement.
Nillumbik Play Space Renewal Projects
A $2.5 million program to renew and upgrade play spaces across Nillumbik Shire including new playground equipment, accessible pathways, shade structures, seating, and landscaping. The program covers multiple parks and reserves with works staged over several years.
12,037 residents of Greensborough are employed, from a labour force of 12,386. Unemployment sits at 2.8%, with participation at 70.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 18,956, about 89% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce in Greensborough is well-educated, with professional services highly represented, a low unemployment rate of 2.8%, and estimated job growth of 2.4% over the past year. Employed residents numbered 12,037 as of March 2026, with the unemployment rate standing 2.0% lower than the 4.8% average for Greater Melbourne, while labour force participation matched the metro average of 70.2%. Census data indicates that a high proportion of residents (36.9%) worked from home, though this figure may be influenced by Covid-19 restrictions. The major employment sectors for residents are health care & social assistance, education & training, and construction.
The concentration of employment in education & training is notable, running at 1.4 times the regional average. Conversely, accommodation & food services accounts for only 4.2% of the local workforce, compared to 6.4% across Greater Melbourne. Comparison of the Census working population against the resident population suggests that this primarily residential area offers limited local employment opportunities. Analysis conducted by AreaSearch using SALM and ABS figures indicates that employment rose by 2.4% and the labour force expanded by 2.9% during the year to March 2026, which led to an increase in unemployment by 0.5 percentage points. In contrast, Greater Melbourne saw employment grow by 2.1% and the labour force grow by 2.3%, accompanied by a 0.2 percentage point rise in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 provide additional context regarding potential future demand in Greensborough. These forecasts span five and ten year periods and have been overlaid onto the local employment profile to estimate growth trajectories. The national outlook projects a 6.6% expansion in employment over five years and a 13.7% expansion over ten years, yet sectoral growth rates vary considerably. When these industry specific projections are applied to Greensborough's employment composition, the area is expected to see a 6.8% increase in employment over five years and a 14.0% increase over ten years, though this represents a basic weighting extrapolation for illustrative purposes and does not incorporate local population projections.
Frequently Asked Questions - Employment
Median household income in Greensborough is $2,078 a week (about $108,000 a year), with median personal income at $907 a week. ATO records put median taxable income at $63,895 a year against an average of $77,482. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to AreaSearch's analysis of postcode-level ATO statistics released for the 2023 financial year, taxpayers in the Greensborough SA2 recorded a median income of $63,895 and an average income of $77,482. These figures exceed the national averages and compare to median and average figures of $57,688 and $75,164 across Greater Melbourne. Factoring in Wage Price Index growth of 9.62% since the 2023 financial year, current estimates would be approximately $70,042 for median income and $84,936 for average income as of March 2026. The 2021 Census indicates that personal, family, and household incomes in the area sit around the 69th percentile nationally.
The largest income bracket contains 31.5% of residents (6,736 people) earning $1,500 - 2,999 per week, matching the regional pattern where 32.8% fall into this range. High earners are also prominent, with 31.2% receiving more than $3,000 weekly, showing strong local purchasing power. Housing costs consume 13.6% of income, ranking the area in the 74th percentile for disposable income, while the SEIFA index places the community in the 8th decile for income.
Frequently Asked Questions - Income
Greensborough had 7,662 occupied dwellings at the 2021 Census, 84% detached houses and 2% apartments. 42% are owned with a mortgage, 19% rented and 40% owned outright. At that Census the median rent was $400 a week and the median mortgage repayment $2,167 a month. Rent absorbs 19.2% of household income here and mortgage repayments 24.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the latest Census, housing in Greensborough consisted of 83.8% detached houses and 16.2% other housing formats like townhouses and apartments, compared to 67.9% houses and 32.1% other dwellings in Greater Melbourne. Home ownership was high at 39.7%, with mortgaged properties making up 41.8% and rented dwellings accounting for 18.5%. The median monthly mortgage payment of $2,167 was above the Melbourne metro average of $2,000, while the median weekly rent of $400 compared to the metro average of $390. Nationally, mortgage costs are higher than the Australian average of $1,863, and weekly rents exceed the national median of $375.
Frequently Asked Questions - Housing
Greensborough counted 7,662 households at the 2021 Census, averaging 2.6 people each. 38% are couples with children, against 28% couples without children. 22% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of households at 76.6%, consisting of couples with children at 38.0%, couples without children at 27.5%, and single parent households at 10.3%. The remaining 23.4% are non-family households, with lone person households representing 21.7% and group households comprising 1.7%. The median household size is 2.6 people, matching the average for Greater Melbourne.
Frequently Asked Questions - Households
34.8% of adults in Greensborough hold a university qualification, including 22.3% with a bachelor degree and 8.1% with postgraduate qualifications, higher than 84% of areas nationally. A further 19.9% hold a vocational qualification. 10 schools serve the area, with 4,741 enrolment places and an average ICSEA of 1,093 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment in Greensborough is lower than the regional averages, with 34.8% of residents aged 15+ holding a university degree compared to 41.2% in the SA3 region. This difference indicates opportunities for future skill development. Bachelor degrees are the most common qualification at 22.3%, with postgraduate degrees at 8.1% and graduate diplomas at 4.4%. Vocational and technical qualifications are held by 31.6% of residents aged 15+, consisting of advanced diplomas at 11.7% and certificates at 19.9%. Student numbers are high in the area, with 27.7% of the population enrolled in study.
This includes 9.8% in primary schools, 7.3% in secondary schools, and 4.8% undertaking tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Greensborough reaches 101 stops on 16 routes, timetabled for about 7,700 services a week. The typical home sits about 210 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport infrastructure includes 101 active stops in Greensborough, consisting of various bus options. These stops are served by 16 distinct routes, which generate 7,684 passenger trips per week. Transport access is rated as good, with residents living an average of 213 meters from the nearest stop. The suburb is primarily residential with a high level of outward commuting; private vehicles remain the dominant mode of travel at 88%, while 7% of residents commute by train. Vehicle ownership averages 1.5 per household, which is higher than the regional average. A high proportion of residents, 36.9%, work from home according to the 2021 Census, which may reflect pandemic-era conditions.
Service frequency averages 1,097 trips per day across all routes, which averages to approximately 76 weekly trips per stop. The accompanying map displays the 100 closest stops relative to the center of the locality.
Frequently Asked Questions - Transport
Transport Stops Detail
68.0% of residents in Greensborough report no long-term health condition. 5.6% need daily assistance with core activities, and 58.0% hold private health cover. The standardised death rate runs at 5.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
General health metrics for Greensborough residents are positive, with analysis by AreaSearch indicating mortality rates and health conditions are in line with national averages. The prevalence of standard medical conditions is low in the general population, though higher than the national average among older, vulnerable groups. Private health insurance coverage is high, with approximately 58% of the population (~12,403 people) covered. Arthritis and mental health conditions are the most common health issues, affecting 8.5% and 8.4% of residents, respectively. A total of 68.0% of residents reported having no long-term medical conditions, compared to 72.6% across Greater Melbourne.
Health outcomes for residents under the age of 65 are better than average. The suburb has 21.5% of its population aged 65 and over (4,602 people), which is higher than the Greater Melbourne average of 15.0%, though this cohort ranks lower nationally than the rest of the local population.
Frequently Asked Questions - Health
Greensborough is largely Australian-born, at 79.5% of residents, with 15.3% speaking a language other than English at home. The largest reported ancestries are English (25.3%) and Australian (24.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Greensborough is above average, with 20.5% of the population born outside Australia and 15.3% speaking a non-English language at home. Christianity is the main religion, practiced by 49.4% of residents. The most distinct religious overrepresentation is Judaism, which accounts for 0.1% of the population, compared to 1.0% across Greater Melbourne. The top ancestries reported are English at 25.3% (above the regional average of 20.1%), Australian at 24.5% (above the regional average of 18.4%), and Irish at 9.3%. Notable concentrations of other ethnic backgrounds include Italian at 7.4% (compared to 5.2% regionally), Macedonian at 1.1% (compared to 0.7%), and Maltese at 1.0% (compared to 1.1%).
Frequently Asked Questions - Diversity
The median resident of Greensborough is 42. 21.1% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 42 years in Greensborough is higher than the Greater Melbourne average of 37 and the national average of 38 years. The 65 - 74 age group is well represented at 10.8% compared to Greater Melbourne, while the 25 - 34 cohort is lower at 9.4%. Post-2021 Census data shows the 75 to 84 age bracket has grown from 6.2% to 8.0%, and the 15 to 24 group has risen from 10.4% to 11.7%. The 25 to 34 cohort decreased from 10.6% to 9.4%. By 2041, population projections indicate significant demographic changes, led by the 45 to 54 cohort, which is expected to grow by 53% (adding 1,546 people) to reach 4,438 from 2,891.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Greensborough
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 this month all 11 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 179 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (20,807 at the 2021 Census → 21,386 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (209011197). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.