Greensborough
Statistical Area - sa2

An assessment of population growth drivers in Greensborough reveals an overall ranking slightly below national averages considering recent, and medium term trends

Greensborough's population is around 21,356 as of Aug 2025. This reflects an increase from the 2021 Census figure of 20,807 people. The ABS estimated Greensborough's population at 21,338 in June 2024, with an additional 173 validated new addresses since the Census date accounting for this growth. This results in a population density ratio of 2,114 persons per square kilometer, above the national average assessed by AreaSearch. Greensborough's population grew by 2.6% between the 2021 Census and Aug 2025, compared to the SA3 area's growth rate of 5.0%, indicating competitive growth fundamentals. Overseas migration contributed approximately 70.1% of overall population gains during recent periods in Greensborough.

AreaSearch adopts 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 uses the VIC State Government's Regional/LGA projections from 2023, adjusting them employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Based on these projections, Greensborough is forecasted to experience significant population increase in the top quartile of statistical areas nationally. By 2041, the area's population is expected to increase by 7,735 persons, reflecting a total increase of 36.1% over the 17 years from Aug 2025.

Residential development activity is lower than average in Greensborough according to AreaSearch's national comparison of local real estate markets

Greensborough has averaged approximately 84 new dwelling approvals per year. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, showing 420 homes over the past five financial years from FY-21 to FY-25, with two already approved in FY-26. The population has declined recently, suggesting that new supply has kept pace with demand, offering good choice for buyers. New properties are constructed at an average expected construction cost value of $488,000.

This financial year has seen $45.1 million in commercial development approvals recorded, indicating robust local business investment. Compared to Greater Melbourne, Greensborough shows approximately 59% of the construction activity per person and ranks among the 41st percentile nationally, resulting in relatively constrained buyer choice and supporting interest in existing homes. New development consists of 35.0% standalone homes and 65.0% attached dwellings, focusing on higher-density living which creates more affordable entry points for downsizers, investors, and first-home buyers. This represents a shift from the area's existing housing composition, currently at 84.0% houses, indicating decreasing availability of developable sites and reflecting changing lifestyles and demand for diverse, affordable housing options. With around 438 people per dwelling approval, Greensborough shows a developed market.

Population forecasts indicate Greensborough will gain approximately 7,717 residents by 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Greensborough has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

AreaSearch has identified a total of 36 projects that could impact the area's performance due to changes in local infrastructure, major projects, and planning initiatives. Notable projects include Greensborough Social and Affordable Housing, 106-126 Main Street Greensborough Affordable Housing, M80 Ring Road Completion, and Diamond Creek Community Infrastructure Master Plan. The following list details those most likely to be relevant.

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

Greensborough ranks among the top 25% of areas assessed nationally for overall employment performance

Greensborough has an educated workforce with professional services well-represented. Its unemployment rate was 2.2% in the past year, with estimated employment growth of 1.9%.

As of June 2025, 11,893 residents are employed, at an unemployment rate of 2.4%, below Greater Melbourne's 4.6%. Workforce participation is similar to Greater Melbourne's 64.1%. Leading industries include health care & social assistance, education & training, and construction. Education & training has notable concentration, with employment levels at 1.4 times the regional average.

Accommodation & food employs just 4.2% of local workers, below Greater Melbourne's 6.4%. Employment opportunities locally may be limited, indicated by Census data. Between June 2024 and June 2025, employment levels increased by 1.9%, labour force by 1.5%, reducing the unemployment rate by 0.4 percentage points. In comparison, Greater Melbourne recorded employment growth of 3.5%. State-level data to Sep-25 shows VIC employment grew by 1.08% year-on-year, with an unemployment rate of 4.7%. National forecasts from May 2025 suggest employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Greensborough's employment mix suggests local growth of approximately 6.8% over five years and 14.0% over ten years.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's aggregation of ATO data released for financial year 2022 shows Greensborough had a median income among taxpayers of $59,836 and an average level of $73,966. These figures are above national averages ($54,892 and $73,761 respectively) for Greater Melbourne. Based on Wage Price Index growth of 10.11% since financial year 2022, estimated median income is approximately $65,885 and average income is around $81,444 as of March 2025. According to the 2021 Census, Greensborough incomes cluster around the 69th percentile nationally. The largest income bracket comprises 31.5% earning between $1,500 and $2,999 weekly (6,727 residents). Higher earners make up a substantial presence with 31.2% exceeding $3,000 weekly. Housing accounts for 13.6% of income, while strong earnings rank residents within the 74th percentile for disposable income. The area's SEIFA income ranking places it in the 8th decile.

Greensborough is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Greensborough's dwelling structures, as per the latest Census, consisted of 83.8% houses and 16.2% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Melbourne metro's 76.0% houses and 24.0% other dwellings. Greensborough's home ownership rate was 39.7%, with mortgaged dwellings at 41.8% and rented dwellings at 18.5%. The median monthly mortgage repayment in the area was $2,167, aligning with Melbourne metro's average, while the median weekly rent was $400, slightly higher than Melbourne metro's $399. Nationally, Greensborough's median monthly mortgage repayments were higher at $2,167 compared to Australia's average of $1,863, and rents were also higher at $400 against the national figure of $375.

Greensborough has a typical household mix, with a higher-than-average median household size

Family households constitute 76.6% of all households, including 38.0% couples with children, 27.5% couples without children, and 10.3% single parent families. Non-family households comprise the remaining 23.4%, with lone person households at 21.7% and group households comprising 1.7%. The median household size is 2.6 people, larger than the Greater Melbourne average of 2.5 people.

Greensborough shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational qualifications in Greensborough trail regional benchmarks; 34.8% of residents aged 15+ hold university degrees compared to the SA3 area's 41.2%. This gap indicates potential for educational development and skills enhancement. Bachelor degrees are most common at 22.3%, followed by postgraduate qualifications (8.1%) and graduate diplomas (4.4%). Trade and technical skills are prominent, with 31.6% of residents aged 15+ holding vocational credentials – advanced diplomas (11.7%) and certificates (19.9%).

Educational participation is high; 27.7% of residents are currently enrolled in formal education. This includes primary education (9.8%), secondary education (7.3%), and tertiary education (4.8%). Greensborough operates a network of 10 schools educating approximately 4,741 students. The area demonstrates above-average socio-educational conditions (ICSEA: 1093). Education provision is balanced with seven primary and three secondary schools serving distinct age groups. School capacity exceeds typical residential needs (22.2 places per 100 residents vs regional average of 18.4), suggesting Greensborough serves as an educational center for the broader region. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Greensborough has 100 active public transport stops. These include a mix of train and bus services. There are 16 individual routes operating in total, providing 10,462 weekly passenger trips combined.

The accessibility of these transport services is rated as good, with residents typically located 213 meters from the nearest stop. On average, there are 1,494 trips per day across all routes, which equates to approximately 104 weekly trips per individual stop.

Greensborough's residents are relatively healthy in comparison to broader Australia with common health conditions slightly more prevalent than average across both younger and older age cohorts

Greensborough's health metrics are close to national benchmarks. Common health conditions are slightly more prevalent than average across both younger and older age cohorts.

The rate of private health cover is very high at approximately 56% of the total population (~12,066 people), compared to 60.3% across Greater Melbourne. The most common medical conditions in the area are arthritis and mental health issues, impacting 8.5 and 8.4% of residents respectively. 68.0% of residents declare themselves completely clear of medical ailments, compared to 69.3% across Greater Melbourne. Greensborough has 21.6% of residents aged 65 and over (4,604 people), which is higher than the 19.8% in Greater Melbourne. This aligns broadly with the general population's health profile.

The level of cultural diversity witnessed in Greensborough was found to be above average when compared nationally for a number of language and cultural background related metrics

Greensborough's cultural diversity was above average, with 20.5% of its population born overseas and 15.3% speaking a language other than English at home. Christianity was the predominant religion in Greensborough, accounting for 49.4%. Notably, Judaism had an overrepresentation in Greensborough at 0.1%, compared to 0.2% across Greater Melbourne.

The top three ancestry groups were English (25.3%), Australian (24.5%), and Irish (9.3%). Some ethnic groups showed notable differences: Italian was slightly overrepresented at 7.4% in Greensborough versus 7.7% regionally, Macedonian was equally represented at 1.1%, and Hungarian was moderately overrepresented at 0.4% compared to the regional average of 0.3%.

Greensborough hosts an older demographic, ranking in the top quartile nationwide

The median age in Greensborough is 42 years, significantly higher than Greater Melbourne's average of 37 and Australia's median age of 38. The 65-74 age group makes up 11.1% of Greensborough's population, compared to the 9.2% representation of the 25-34 cohort. Post-2021 Census data shows that the 75-84 age group has grown from 6.2% to 7.7%, while the 15-24 cohort increased from 10.4% to 11.4%. Conversely, the 25-34 cohort has declined from 10.6% to 9.2%. Population forecasts for Greensborough in 2041 indicate substantial demographic changes. The 45-54 age group is expected to grow by 55%, adding 1,584 people and reaching a total of 4,457 from the previous 2,872. In contrast, the 0-4 cohort shows minimal growth, increasing by just 7% (84 people).