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 is approximately 27,157 as of May 2026. This figure reflects a growth of 5,062 people since the 2021 Census, which reported a population of 22,095. The increase is inferred from an estimated resident population of 26,812 in June 2025 and an additional 1,186 validated new addresses since the Census date. This results in a population density of 283 persons per square kilometer. Greenvale-Bulla's growth rate of 22.9% since the 2021 census exceeded both the state (9.3%) and national averages. Interstate migration contributed approximately 54.4% to overall population gains, with other factors such as natural growth and overseas migration also being positive influences.

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 utilise Victorian Government's Regional/LGA projections from 2023, adjusting using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for the years 2032 to 2041. Based on these projections, Greenvale-Bulla is expected to experience exceptional growth, placing it in the top 10 percent of statistical areas nationally. By 2041, the area's population is projected to increase by 23,132 persons, reflecting an overall increase of 83.7% over the 16-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, totalling 2,155 homes. As of FY26257 approvals have been recorded. On average, 2.5 people per year move to the area with each new home constructed between FY21 and FY25, indicating strong demand for property. New homes are constructed at an average cost of $311,000, aligning with regional trends.

This financial year has seen $76.1 million in commercial approvals, reflecting high levels of local commercial activity. Compared to Greater Melbourne, Greenvale-Bulla records 51% more building activity per capita, offering buyers greater choice and indicating robust developer interest. New building activity consists of 90% detached houses and 10% 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 growth area characteristics. Population forecasts estimate an increase of 22,732 residents by 2041, with development keeping pace with projected growth but potentially increasing competition for buyers as the population expands.

Population forecasts indicate Greenvale - Bulla will gain 22,732 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 strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 87 projects likely to impact the area. Key projects 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 relevant.

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. As of December 2025, its unemployment rate is 3.7%. Over the past year, employment has remained relatively stable.

In December 2025, 14,041 residents are employed while the unemployment rate is 1.1% lower than Greater Melbourne's rate of 4.8%. Workforce participation in Greenvale-Bulla is similar to Greater Melbourne's at 69.9%. According to Census responses, 25.2% of residents work from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in construction, health care & social assistance, and retail trade.

The area has a high employment specialization in construction, with an employment share 1.4 times the regional level. Conversely, professional & technical services show lower representation at 6.5% compared to the regional average of 10.1%. Over the year to December 2025, labour force levels decreased by 0.6%, alongside a 0.4% employment decline, causing the unemployment rate to fall by 0.2 percentage points. In contrast, Greater Melbourne experienced employment growth of 2.4% and labour force growth of 2.8%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment expansion 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, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

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 2023 shows Greenvale - Bulla SA2 had a median income of $58,052 and an average of $73,569 among taxpayers. Nationally, the median was lower at $54,132 with an average of $71,576. In Greater Melbourne, the median was $57,688 and the average was $75,164. Using a 9.62% growth rate from Wage Price Index since financial year 2023, estimated incomes as of March 2026 would be approximately $63,637 (median) and $80,646 (average). According to Census 2021 income data, household incomes ranked at the 80th percentile ($2,250 weekly), while personal incomes ranked lower at the 47th percentile. Income analysis revealed that the largest segment comprised 37.3% earning $1,500 - $2,999 weekly (10,129 residents). This is similar to the metropolitan region where 32.8% occupied this bracket. The substantial proportion of high earners, at 32.0% above $3,000/week, 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

In Greenvale - Bulla, as per the latest Census, 97.1% of dwellings were houses, with the remaining 2.9% being semi-detached homes, apartments, and other types. This is in contrast to Melbourne's metropolitan area, where 67.9% of dwellings are houses, and 32.1% are other dwelling types. Home ownership in Greenvale - Bulla stood at 33.0%, with mortgaged dwellings making up 54.5% and rented dwellings accounting for 12.4%. The median monthly mortgage repayment in the area was $2,167, higher than Melbourne's metropolitan average of $2,000. The median weekly rent figure in Greenvale - Bulla was recorded at $430, compared to Melbourne's metropolitan average of $390. Nationally, Greenvale - Bulla's mortgage repayments are significantly higher than the Australian average of $1,863, and rents are substantially above the national figure of $375.

Greenvale - Bulla features high concentrations of family households, with a higher-than-average median household size

Family households account for 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 make up the remaining 10.5%, consisting of 9.6% lone person households and 0.8% group households. The median household size is 3.2 people, which is larger than the Greater Melbourne average of 2.6.

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 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, including advanced diplomas (11.8%) and certificates (19.4%). Educational participation is high, with 31.3% currently enrolled in formal education: 10.2% in primary, 8.6% in secondary, and 5.9% in tertiary education.

Educational participation is notably high, with 31.3% of residents currently enrolled in formal education. This includes 10.2% in primary education, 8.6% in secondary education, and 5.9% pursuing tertiary education.

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

Greenvale-Bulla has 83 active public transport stops, all of which are bus stops. These are served by four different routes that collectively facilitate 1,601 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically residing just 257 meters from the nearest stop. As a predominantly residential zone, most commuters travel outwards, primarily using cars (93%). On average, there are 2.1 vehicles per dwelling, which exceeds the regional norm. According to the 2021 Census, 25.2% of residents work from home, potentially due to COVID-19 conditions.

The service frequency averages 228 trips daily across all routes, translating to approximately 19 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's health outcomes show excellent results, as per AreaSearch's assessment of mortality rates and chronic condition prevalence.

The area has a very low prevalence of common health conditions across all age groups. Approximately 55% (~15,044 people) of the total population have private health cover, which is very high. Asthma and arthritis are the most prevalent medical conditions, affecting 6.2 and 5.6% of residents respectively. A significant 77.5% of residents declare themselves completely clear of medical ailments, compared to 72.6% across Greater Melbourne. Working-age residents have notably low chronic condition prevalence. The area has 12.3% (3,332 people) of residents aged 65 and over, which is lower than the 15.0% in Greater Melbourne. Health outcomes among seniors are particularly strong, with national rankings broadly in line with the general population.

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, comprising 58.6% of the population. However, Islam is significantly overrepresented compared to Greater Melbourne, making up 19.8%.

The top three ancestry groups are Other (26.8%), Italian (16.9%), and Australian (14.6%). Notably, Maltese (3.4%) Sri Lankan (1.4%), and Lebanese (3.9%) populations are higher than regional averages.

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

Greenvale-Bulla has a median age of 35 years, which is slightly younger than Greater Melbourne's 37 and the national average of 38. The 5-14 age group comprises 14.4%, compared to Greater Melbourne, while the 25-34 cohort makes up 13.3%. Between 2021 and present, the 35-44 age group has increased from 14.2% to 15.6%. Conversely, the 45-54 cohort has decreased from 13.5% to 12.3%, and the 25-34 group has dropped from 14.5% to 13.3%. By 2041, population forecasts indicate significant demographic shifts in Greenvale-Bulla, with the 45-54 age cohort projected to grow exceptionally, expanding by 3,907 people (117%) from 3,334 to 7,242.