Greenvale - Bulla
Statistical Area - sa2

Greenvale - Bulla lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Greenvale-Bulla's population is approximately 26,689 as of November 2025. This figure represents an increase of 4,594 people since the 2021 Census, which reported a population of 22,095. The growth was inferred from ABS' estimated resident population of 25,723 in June 2024 and validated new addresses since the Census date. This results in a density ratio of 278 persons per square kilometer. Greenvale-Bulla's growth rate of 20.8% since the 2021 census exceeds both national (8.9%) and state averages, positioning it as a growth leader. Interstate migration contributed approximately 58.1% to overall population gains during recent periods, with all drivers including natural growth and overseas migration being positive factors.

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 for areas not covered by this data, adjusted using weighted aggregation from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future population dynamics predict exceptional growth, with the area expected to expand by 24,324 persons to 2041 based on latest numbers, recording an 87.5% total gain over the 17-year period.

The level of residential development activity in Greenvale - Bulla was found to be higher than 90% of real estate markets across the country

Greenvale-Bulla has seen approximately 431 dwelling approvals annually over the past five financial years, totaling 2,155 homes. As of FY-26127 approvals have been recorded. On average, around 2.5 people move to the area per new home constructed each year between FY-21 and FY-25, indicating strong demand that supports property values. New homes are being built at an average expected construction cost of $311,000, aligning with regional trends.

This financial year has seen $76.1 million in commercial approvals, reflecting high local commercial activity. Compared to Greater Melbourne, Greenvale-Bulla records 53.0% more building activity per person, offering buyers greater choice and indicating robust developer interest. New building activity comprises 90.0% detached houses and 10.0% medium and high-density housing, maintaining the area's traditional low density character focused on family homes. With around 66 people per dwelling approval, Greenvale-Bulla shows growth area characteristics. Population forecasts suggest Greenvale-Bulla will gain approximately 23,358 residents by 2041.

Development is keeping pace with projected growth, though buyers may face increasing competition as the population expands.

Greenvale - Bulla has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Area infrastructure significantly impacts local performance. AreaSearch identified 89 projects potentially affecting the area. Notable projects include The Lakeside Estate, Somerton Road Precinct Structure Plan, Greenvale Tennis Club Pavilion and Courts Upgrade, and Greenvale North (Part 2) Precinct Structure Plan. Below is a list of most relevant projects.

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

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AreaSearch analysis indicates Greenvale - Bulla maintains employment conditions that align with national benchmarks

Greenvale - Bulla has a skilled workforce with notable representation in the construction sector. The area's unemployment rate was 4.4% as of June 2025, which is 0.2% lower than Greater Melbourne's rate of 4.6%.

Employment growth over the past year was estimated at 3.0%. As of June 2025, 13,965 residents were in work and workforce participation was broadly similar to Greater Melbourne's 64.1%. Leading employment industries among residents include construction, health care & social assistance, and retail trade. The area shows strong specialization in construction with an employment share of 1.4 times the regional level.

Conversely, professional & technical services have lower representation at 6.5% compared to the regional average of 10.1%. Employment opportunities locally appear limited based on Census data analysis. Over the 12 months to June 2025, employment increased by 3.0%, while labour force increased by 4.4%, resulting in an unemployment rise of 1.3 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Greenvale - Bulla's employment mix suggests local growth of approximately 6.2% over five years and 12.8% over ten years, though these are simple extrapolations for illustrative purposes only.

The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year 2022 shows Greenvale - Bulla had a median income among taxpayers of $54,869 and an average of $69,187. Both figures are higher than the national averages. Greater Melbourne's median was $54,892 with an average of $73,761 during the same period. Based on a 12.16% growth in wages since financial year 2022, current estimates for Greenvale - Bulla would be approximately $61,541 (median) and $77,600 (average) as of September 2025. According to Census 2021 income data, household incomes in the suburb rank at the 81st percentile ($2,250 weekly), while personal incomes rank lower at the 48th percentile. The largest segment of income earners comprises 37.3% earning between $1,500 and $2,999 weekly (9,954 residents). This is similar to the metropolitan region where 32.8% fall into this bracket. A substantial proportion of high earners, at 32%, indicates strong economic capacity in the suburb. Housing accounts for 14.5% of income, and residents rank within the 82nd percentile for disposable income. The area's SEIFA income ranking places it in the 7th decile.

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

Greenvale-Bulla's dwelling structure, as per the latest Census, consisted of 97.1% houses and 2.9% other dwellings (semi-detached, apartments, 'other' dwellings). This compared to Melbourne metro's 87.6% houses and 12.4% other dwellings. Home ownership in Greenvale-Bulla was 33.0%, with mortgaged dwellings at 54.5% and rented ones at 12.4%. The median monthly mortgage repayment was $2,167, higher than Melbourne metro's average of $1,834. Median weekly rent in Greenvale-Bulla was $430, compared to Melbourne metro's $369. Nationally, Greenvale-Bulla's mortgage repayments were significantly higher at $2,167 versus Australia's average of $1,863, and rents were substantially above the national figure of $375.

Greenvale - Bulla features high concentrations of family households, with a fairly typical median household size

Family households constitute 89.5% of all households, including 54.5% couples with children, 23.4% couples without children, and 10.8% single parent families. Non-family households account for the remaining 10.5%, with lone person households at 9.6% and group households comprising 0.8%. The median household size is 3.2 people, which aligns with the Greater Melbourne average.

The educational profile of Greenvale - Bulla exceeds national averages, with above-average qualification levels and academic performance metrics

The area's university qualification rate is 25.9%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 18.7%, followed by postgraduate qualifications (5.1%) and graduate diplomas (2.1%). Vocational credentials are prevalent, with 31.2% of residents aged 15+ holding such qualifications, including advanced diplomas (11.8%) and certificates (19.4%). Educational participation is high, with 31.3% of residents currently enrolled in formal education, comprising 10.2% in primary, 8.6% in secondary, and 5.9% in tertiary education.

Greenvale - Bulla has a network of 7 schools educating approximately 4,773 students, with typical Australian school conditions (ICSEA: 1038) offering balanced educational opportunities. This includes 4 primary, 2 secondary, and 1 K-12 school.

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

Greenvale-Bulla has 71 active public transport stops, all of which are bus stops. Four routes serve these stops, together offering 1911 weekly passenger trips. The area's transport accessibility is rated good, with residents on average located 345 meters from the nearest stop.

On average, there are 273 trips per day across all routes, equating to approximately 26 weekly trips per individual stop.

Greenvale - Bulla's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Health outcomes data shows exceptional results across Greenvale-Bulla, with very low prevalence of common health conditions across all age groups. The rate of private health cover is approximately 54% of the total population (~14,331 people), compared to 49.1% across Greater Melbourne.

Asthma and arthritis are the most common medical conditions in the area, impacting 6.2 and 5.6% of residents respectively. A total of 77.5% of residents declare themselves completely clear of medical ailments, compared to 76.3% across Greater Melbourne. The area has 12.0% of residents aged 65 and over (3,197 people), higher than the 10.8% in Greater Melbourne. Health outcomes among seniors are particularly strong, broadly aligning with the general population's health profile.

Greenvale - Bulla is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Greenvale-Bulla has a high level of cultural diversity, with 34.4% of its population born overseas and 46.8% speaking a language other than English at home. Christianity is the predominant religion in Greenvale-Bulla, making up 58.6% of its population. However, Islam is overrepresented compared to Greater Melbourne, comprising 19.8% versus 24.1%.

In terms of ancestry, the top groups are Other (26.8%), Italian (16.9%), and Australian (14.6%). Notably, Maltese (3.4%) and Sri Lankan (1.4%) populations are higher than regional averages.

Greenvale - Bulla's population is younger than the national pattern

Greenvale-Bulla's median age of 35 years is slightly younger than Greater Melbourne's 37 and the national average of 38. The 5-14 age group comprises 14.7% of its population, higher than Greater Melbourne's percentage. However, the 25-34 cohort makes up only 13.0%, which is less prevalent compared to other regions. Between 2021 and present, the 35-44 age group has increased from 14.2% to 15.4%. Conversely, the 25-34 cohort has decreased from 14.5% to 13.0%, and the 45-54 group has dropped from 13.5% to 12.3%. By 2041, population forecasts indicate significant demographic shifts in Greenvale-Bulla, with the 45-54 age cohort projected to grow exceptionally by 4,071 people (124%), from 3,288 to 7,360.