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, as of November 2025, is approximately 21,377. This figure reflects an increase of 570 people since the 2021 Census, which reported a population of 20,807. The change is inferred from the estimated resident population of 21,338 as of June 2024 and an additional 181 validated new addresses since the Census date. This results in a population density ratio of 2,116 persons per square kilometer, which is higher than the average seen across national locations assessed by AreaSearch. Greensborough's growth rate of 2.7% since the census positions it within 2.4 percentage points of the SA3 area (5.1%), indicating competitive growth fundamentals. Population growth in the area was primarily driven by overseas migration, contributing approximately 70.1% of overall population gains during recent periods.

AreaSearch is adopting 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 utilises the VIC State Government's Regional/LGA projections released in 2023, adjusted using 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 projected demographic shifts, Greensborough is forecasted to experience significant population increase, with an expected rise of 7,735 persons to 2041 based on the latest population numbers, reflecting a total increase of 36.0% over the 17-year period.

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

Greensborough averaged approximately 84 new dwelling approvals annually over the past five financial years, from FY21 to FY25, with a total of 420 homes approved during this period. In FY26, up until now, there have been 7 new dwelling approvals. The average expected construction cost value for these new dwellings is $344,000.

For commercial development, Greensborough has recorded $45.1 million in approvals so far this financial year. Compared to Greater Melbourne, Greensborough's rate of new dwelling approvals per person is roughly two-thirds that of the city, placing it at the 41st percentile nationally when considering buyer options. New developments consist of 35% detached houses and 65% attached dwellings, indicating a trend towards denser development to provide affordable entry-level housing options. Greensborough's population growth forecast predicts an increase of 7,696 residents by 2041. At current development rates, the supply of housing may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases in the future.

Population forecasts indicate Greensborough will gain 7,696 residents through to 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 33 projects likely affecting the region. Notable initiatives include 106-126 Main Street Greensborough Affordable Housing, Diamond Creek Community Infrastructure Master Plan, Hurstbridge Rail Line Upgrades (Watsonia-Eltham), and Diamond Creek Township Streetscape Improvements. The following list details those 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.

Employment conditions in Greensborough demonstrate exceptional strength compared to most Australian markets

Greensborough has a highly educated workforce with professional services well represented. Its unemployment rate is 2.2%, lower than Greater Melbourne's 4.6%.

Employment growth in Greensborough over the past year was estimated at 1.9%. As of June 2025, 11,893 residents are employed, with a workforce participation rate similar to Greater Melbourne's 64.1% but an unemployment rate of 2.4%, 2.2 percentage points lower than the metropolitan area. The leading employment industries among Greensborough residents include health care & social assistance, education & training, and construction. Notably, education & training employs 1.4 times the regional average.

Conversely, accommodation & food services employ only 4.2% of local workers, below Greater Melbourne's 6.4%. Analysis of SALM and ABS data indicates that between June 2024 and June 2025, employment levels in Greensborough increased by 1.9%, while the labour force grew by 1.5%, leading to a decrease in unemployment by 0.4 percentage points. In comparison, Greater Melbourne recorded employment growth of 3.5% and labour force growth of 4.0%, with an increase in unemployment by 0.5 percentage points. Job and Skills Australia's national employment forecasts from May 2025 suggest that Greensborough's employment could grow by approximately 6.8% over five years and 14.0% over ten years, based on a simple weighting extrapolation of industry-specific projections applied to Greensborough's current employment mix.

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

AreaSearch's aggregation of the latest postcode level 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. This is higher than the national averages of $54,892 and $73,761 respectively across Greater Melbourne. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates suggest a median income of approximately $67,112 and an average income of around $82,960 as of September 2025. According to the 2021 Census figures, incomes in Greensborough cluster around the 69th percentile nationally. The largest income segment comprises 31.5% earning between $1,500 and $2,999 weekly, with a total of 6,733 residents falling into this bracket. This pattern is similar to regional levels where 32.8% occupy the same range. Higher earners represent a substantial presence in Greensborough, with 31.2% exceeding $3,000 weekly, indicating strong purchasing power within the community. Housing accounts for 13.6% of income, and residents rank 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 structure, as per the latest Census, consisted of 83.8% houses and 16.2% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Melbourne metro had 76.0% houses and 24.0% other dwellings. Home ownership in Greensborough was at 39.7%, with mortgaged dwellings at 41.8% and rented dwellings at 18.5%. The median monthly mortgage repayment was $2,167, matching Melbourne metro's average. Median weekly rent was $400, compared to Melbourne metro's $399. Nationally, Greensborough's mortgage repayments were higher than the Australian average of $1,863, and rents exceeded the national figure of $375.

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

Family households account for 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 constitute the remaining 23.4%, comprising 21.7% lone person households and 1.7% group households. The median household size is 2.6 people, which is larger than the Greater Melbourne average of 2.5.

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 41.2% in the SA3 area. The gap highlights potential for educational development and skills enhancement. Bachelor degrees lead 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 9.8% in primary, 7.3% in secondary, and 4.8% pursuing tertiary education. Greensborough operates a robust network of 10 schools educating approximately 4,741 students; the area demonstrates above-average socio-educational conditions (ICSEA: 1093). Education provision is balanced with 7 primary and 3 secondary schools serving distinct age groups. School capacity exceeds typical residential needs (22.2 places per 100 residents vs 18.4 regionally), indicating 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 operational public transport stops offering a combination of train and bus services. These stops are served by 16 distinct routes that collectively facilitate 10,462 weekly passenger trips. The accessibility of these services is deemed good, with residents situated on average 213 meters away from the nearest stop.

Across all routes, service frequency averages 1,494 trips per day, translating to roughly 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 (~12,078 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. As of 21 June 2021, the area has 21.6% of residents aged 65 and over (4,608 people), which is higher than the 19.8% in Greater Melbourne. This indicates that Greensborough's health profile is broadly in line with the general population.

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% born overseas and 15.3% speaking a language other than English at home. Christianity was the predominant religion in Greensborough, comprising 49.4%. Judaism was overrepresented compared to Greater Melbourne, making up 0.1% of Greensborough's population versus 0.2%.

The top three ancestry groups were English (25.3%), Australian (24.5%), and Irish (9.3%). Italian (7.4%) and Macedonian (1.1%) were notably overrepresented compared to regional averages, while Hungarian was slightly overrepresented at 0.4%.

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

The median age in Greensborough is 42 years, which is significantly higher than Greater Melbourne's average of 37 years and Australia's national median of 38 years. The 65-74 age group constitutes 11.1% of the population, compared to a lower proportion of 9.2% for the 25-34 cohort. Post-2021 Census data reveals that the 75-84 age group has increased from 6.2% to 7.7%, while the 15-24 cohort has risen from 10.4% to 11.4%. Conversely, the 25-34 cohort has decreased from 10.6% to 9.2%. Population forecasts for Greensborough in 2041 indicate substantial demographic shifts. Notably, the 45-54 age group is projected to grow by 55%, adding 1,581 people and reaching a total of 4,457 from the current 2,875. In contrast, the 0-4 cohort is expected to show minimal growth of just 7%, with an increase of 83 people.