Greensborough

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 was approximately 21,377 as of November 2025. This figure represents an increase of 570 people since the 2021 Census, which recorded a population of 20,807. The increase is inferred from ABS estimates: Greensborough had an estimated resident population of 21,338 in June 2024 and gained 181 new addresses since the Census date. This results in a population density of 2,116 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Greensborough's growth rate of 2.7% since the census is within 2.4 percentage points of the SA3 area's rate of 5.1%, indicating competitive growth fundamentals. Overseas migration contributed approximately 70.1% of Greensborough's population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and VIC State Government's Regional/LGA projections from 2023 adjusted to SA2 levels using weighted aggregation method for areas not covered by ABS data. Based on these projections, Greensborough is forecasted to increase its population by 7,735 persons to 2041, 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 recent years. Between financial year 2021 (FY-21) and FY-25420 homes were approved, with an additional 7 approved so far in FY-26. The average expected construction cost of these dwellings was $344,000.

This rate of approval is around two-thirds that of Greater Melbourne on a per capita basis, placing Greensborough at the 41st percentile nationally for new dwelling approvals. In terms of dwelling type, 35% were detached houses and 65% attached dwellings, indicating a shift towards denser development compared to the existing housing stock which is 84% houses. This trend may be due to decreasing developable sites and changing lifestyles preferences. Despite a recent population decline, new supply has likely kept pace with demand, offering good choice for buyers. However, population forecasts estimate Greensborough will gain approximately 7,696 residents by 2041, potentially leading to increased buyer competition and price increases if current development rates do not keep up with population growth.

Commercial development approvals totalled $45.1 million in the current financial year, indicating strong commercial development momentum.

Greensborough has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

AreaSearch has identified 33 projects that could impact the area, with key ones being 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.

The labour market in Greensborough shows considerable strength compared to most other Australian regions

Greensborough has a highly educated workforce with professional services being well-represented. As of September 2025, the unemployment rate is 2.4%.

Over the past year, employment has been relatively stable. The unemployment rate in Greensborough is 2.3% lower than Greater Melbourne's rate of 4.7%, while workforce participation is similar at 64.1%. Key employment industries 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, lower than Greater Melbourne's 6.4%. The area appears to offer limited local employment opportunities, as indicated by the Census working population versus resident population count. Between September 2024 and September 2025, employment levels increased by 0.4%, while labour force grew by 0.2%, leading to a slight fall in unemployment of 0.1 percentage points. In comparison, Greater Melbourne recorded higher employment growth at 3.0% and labour force growth at 3.3%, with a rise in unemployment of 0.3 percentage points. Statewide, Victoria's employment grew by 1.13% year-on-year to November 25, adding 41,950 jobs, with an unemployment rate of 4.7%. Nationally, employment growth was slower at 0.14%, with a national unemployment rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that over five years, total employment is expected to expand by 6.6% and by 13.7% over ten years. However, growth rates vary significantly between industry sectors. Applying these projections to Greensborough's employment mix indicates a potential increase of 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 aggregated latest postcode level ATO data released for financial year 2022. Greensborough SA2 had a median income among taxpayers of $59,836 and an average income of $73,966. Nationally, the median was $54,892 and the average was $73,761. By September 2025, estimates suggest Greensborough's median income would be approximately $67,112 and average income $82,960, based on a 12.16% Wage Price Index growth since financial year 2022. According to the 2021 Census, household, family, and personal incomes in Greensborough are at the 69th percentile nationally. The largest income bracket comprises 31.5% earning $1,500 - $2,999 weekly (6,733 residents), similar to regional levels where 32.8% fall into this range. Higher earners make up a substantial presence with 31.2% exceeding $3,000 weekly. Housing consumes 13.6% of income, and strong earnings rank residents within the 74th percentile for disposable income. Greensborough'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

In Greensborough, houses accounted for 83.8% of dwellings, with the remaining 16.2% being semi-detached, apartments, or other types, according to the latest Census. This compares to Melbourne metro's 76.0% houses and 24.0% other dwellings. Home ownership in Greensborough stood at 39.7%, with mortgaged dwellings at 41.8% and rented ones at 18.5%. The median monthly mortgage repayment 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 mortgage repayments were significantly 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 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 account for 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.

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; as of 2016, 34.8% of residents aged 15+ held university degrees compared to the SA3 area's 41.2%. This gap highlights potential for educational development and skills enhancement. Bachelor degrees were most common at 22.3%, followed by postgraduate qualifications (8.1%) and graduate diplomas (4.4%). Trade and technical skills featured prominently, with 31.6% of residents aged 15+ holding vocational credentials – advanced diplomas accounted for 11.7% and certificates for 19.9%.

Educational participation was notably high; as of 2016, 27.7% of residents were currently enrolled in formal education. This included 9.8% in primary education, 7.3% in secondary education, and 4.8% pursuing tertiary education.

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 offering a mix of train and bus services. These stops are served by 16 different routes, carrying out a total of 10,462 weekly passenger trips. The accessibility of these services is rated as good, with residents on average being located 213 meters from the nearest stop.

Across all routes, service frequency averages 1,494 trips per day, equating to approximately 104 weekly trips per individual stop.

Health outcomes in Greensborough are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

Health indicators suggest below-average outcomes in Greensborough. 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 aligns with the general population's health profile.

In terms of cultural diversity, Greensborough records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Greensborough had a higher than average cultural diversity, 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, comprising 49.4% of the population. Notably, Judaism was overrepresented compared to Greater Melbourne, making up 0.1% versus 0.2%.

The top three ancestry groups were English (25.3%), Australian (24.5%), and Irish (9.3%). Italian, Macedonian, and Maltese ethnicities showed notable divergences from regional averages: Italian at 7.4% in Greensborough versus 7.7% regionally, Macedonian at 1.1% versus 1.1%, and Maltese at 1.0% versus 0.8%.

Greensborough's median age exceeds the national pattern

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