Greenvale - Bulla

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 was around 26,689 as of Nov 2025, reflecting a 4,594 person increase since the 2021 Census. The ABS reported an estimated resident population of 25,723 in June 2024, with an additional 998 validated new addresses since the Census date contributing to this growth. This results in a population density ratio of 278 persons per square kilometer. Greenvale-Bulla's 20.8% growth since the 2021 census exceeded both national (8.9%) and state averages, marking it as a regionally significant growth leader. Interstate migration contributed approximately 58.1% to overall population gains during recent periods, with natural growth and overseas migration also being positive factors. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022.

For areas not covered by this data, they utilize the VIC State Government's Regional/LGA projections from 2023, adjusting 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. Future projections anticipate exceptional growth placing Greenvale-Bulla in the top 10 percent of national areas, with an expected expansion of 24,324 persons to 2041 based on the latest annual ERP population numbers, reflecting a total gain of 87.5% over the 17 years.

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 per year over the past five financial years, totalling 2,155 homes from FY-20 to FY-25. As of FY-26, there have been 151 recorded approvals. On average, around 2.5 people move to the area annually for each new home constructed between FY-21 and FY-25, indicating strong demand that supports property values. New homes are being built at an average cost of $311,000, aligning with regional trends.

Additionally, $76.1 million in commercial approvals have been registered this financial year, reflecting high levels of 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 in the area. 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 exhibits characteristics of a growth area. According to AreaSearch quarterly estimates, the area is projected to gain 23,358 residents by 2041, and development is keeping pace with this projected growth, though increasing competition among buyers can be expected as the population expands.

Population forecasts indicate Greenvale - Bulla will gain 23,358 residents through to 2041 (from the latest AreaSearch quarterly estimate). Development is keeping reasonable pace with projected growth, though buyers may face increasing competition as the population expands.

Greenvale - Bulla has emerging levels of nearby infrastructure activity, ranking in the 32ndth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 89 projects that could affect the region. Notable initiatives include Somerton Road Precinct Structure Plan, Providence Village Shopping Centre, Greenvale Tennis Club Pavilion and Courts Upgrade, and Greenvale North (Part 2) Precinct Structure 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.

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The employment landscape in Greenvale - Bulla shows performance that lags behind national averages across key labour market indicators

Greenvale-Bulla has a skilled workforce with a notable construction sector. Its unemployment rate is 4.4% and it saw an estimated employment growth of 1.1% in the past year.

As of September 2025, 14,112 residents are employed, with an unemployment rate of 4.7%. The workforce participation rate is similar to Greater Melbourne's at 64.1%. Leading industries include construction, health care & social assistance, and retail trade. Construction has a strong representation, being 1.4 times the regional level.

Conversely, professional & technical services have lower representation at 6.5% versus the regional average of 10.1%. Employment opportunities locally appear limited based on Census data. Over the year to September 2025, employment increased by 1.1%, labour force by 2.1%, leading to a rise in unemployment by 0.9 percentage points. In comparison, Greater Melbourne saw employment growth of 3.0% and unemployment rose by 0.3 percentage points. State-wide, Victoria's employment grew by 1.13% year-on-year as of 25-Nov, with an unemployment rate of 4.7%. Nationally, employment is forecast to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Greenvale-Bulla's employment mix suggests local employment should increase by 6.2% over five years and 12.8% over ten years.

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

The latest postcode level ATO data for financial year 2022 indicates that Greenvale - Bulla SA2 had a median income among taxpayers of $54,869 and an average income of $69,187. This is higher than the national average. In comparison, Greater Melbourne had a median income of $54,892 and an average income of $73,761. Based on Wage Price Index growth of 12.16% since financial year 2022, estimates for September 2025 would be approximately $61,541 (median) and $77,600 (average). According to Census 2021 income data, household incomes rank at the 80th percentile with a weekly income of $2,250, while personal incomes rank lower at the 47th percentile. Income analysis reveals that the largest segment comprises 37.3% earning between $1,500 and $2,999 weekly (9,954 residents), mirroring the metropolitan region where 32.8% occupy this bracket. A substantial proportion of high earners, at 32.0%, indicates strong economic capacity throughout the suburb. Housing accounts for 14.5% of income, with residents ranking within the 81st 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), compared to Melbourne metro's 87.6% houses and 12.4% other dwellings. Home ownership in Greenvale - Bulla stood at 33.0%, with mortgaged dwellings at 54.5% and rented ones at 12.4%. The median monthly mortgage repayment was $2,167, exceeding Melbourne metro's average of $1,834. Median weekly rent in the area was $430, higher than Melbourne metro's $369. Nationally, Greenvale - Bulla's mortgage repayments were significantly higher at $2,167 compared to Australia's average of $1,863, while 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 comprise 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 constitute 10.5%, with lone person households at 9.6% and group households at 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 them – advanced diplomas at 11.8% and certificates at 19.4%. Educational participation is high, with 31.3% currently enrolled in formal education.

This includes 10.2% in primary, 8.6% in secondary, and 5.9% in tertiary education.

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

Greenvale-Bulla has 71 operational public transport stops, all of which are bus stops. These are served by four distinct routes that facilitate a total of 1,911 weekly passenger trips. The area's transport accessibility is deemed good, with residents generally located 345 meters away from the nearest stop.

On average, there are 273 daily trips across all routes, translating to roughly 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

Greenvale-Bulla has excellent health outcomes, with a low prevalence of common health conditions across all age groups. Private health cover is high at approximately 54% (about 14,331 people), compared to Greater Melbourne's 49.1%.

The most prevalent medical conditions are asthma and arthritis, affecting 6.2% and 5.6% respectively. About 77.5% of residents report no medical ailments, compared to 76.3% in Greater Melbourne. Residents aged 65 and over comprise 12.0%, or about 3,197 people, higher than Greater Melbourne's 10.8%. Despite this, seniors' health outcomes align with the general population's 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 significant 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, comprising 58.6% of people, while Islam is overrepresented at 19.8%, compared to Greater Melbourne's average of 24.1%. In terms of ancestry, 'Other' is the largest group at 26.8%, lower than the regional average of 36.9%.

Italian ancestry is substantially higher in Greenvale-Bulla at 16.9% compared to the regional average of 6.8%. Australian ancestry makes up 14.6% of the population. Notably, Maltese (3.4%) and Sri Lankan (1.4%) ethnic groups are overrepresented compared to their regional averages of 1.8% and 1.1%, respectively.

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

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