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 27,652 as of February 2026. This figure represents a growth of 5,557 people since the 2021 Census, which reported a population of 22,095. The increase is inferred from an estimated resident population of 25,723 in June 2024 and an additional 1,001 validated new addresses since the Census date. This results in a population density ratio of 288 persons per square kilometer. Greenvale - Bulla's growth rate of 25.2% since the 2021 census exceeds both national (9.9%) and state averages. Population growth was primarily driven by interstate migration, contributing approximately 58.1% of overall population gains.

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, AreaSearch utilises the VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for 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 24,324 persons, reflecting an overall increase of 81.0% 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 received approximately 431 dwelling approvals annually over the past five financial years, totalling 2,155 homes. As of FY-26185 approvals have been recorded. On average, 2.5 people move to the area per new home constructed each year between FY-21 and FY-25, indicating strong demand for housing. The average construction cost value of new homes is $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 53.0% more building activity per person. The area's new building activity is predominantly detached houses (90.0%) with a smaller proportion of medium and high-density housing (10.0%), maintaining its traditional low density character. With around 66 people moving to the area for each dwelling approval, Greenvale - Bulla exhibits characteristics of a growth area. Population forecasts indicate that the area will gain approximately 22,395 residents by 2041.

Development is keeping pace with projected population growth, though increasing competition among buyers is expected 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 90 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.

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

Greenvale - Bulla has a skilled workforce with notable representation in the construction sector. As of September 2025, its unemployment rate is 4.4%, with an estimated employment growth of 1.1% over the past year. The area's unemployment rate is 0.3% lower than Greater Melbourne's rate of 4.7%, and workforce participation is similar to Greater Melbourne's 71.0%.

According to Census responses, 25.2% of residents work from home. Leading employment industries include construction, health care & social assistance, and retail trade. The area shows strong specialization in construction with an employment share 1.4 times the regional level, while professional & technical services have lower representation at 6.5%, compared to the regional average of 10.1%. Employment opportunities locally appear limited as indicated by Census data on working population versus resident population.

Between September 2024 and September 2025, employment increased by 1.1% while labour force grew by 2.1%, resulting in a rise in unemployment by 0.9 percentage points. In comparison, Greater Melbourne recorded employment growth of 3.0%, labour force growth of 3.3%, with unemployment rising by 0.3 percentage points. 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 among taxpayers of $58,052 and an average of $73,569. This is higher than the national average, with Greater Melbourne having a median of $57,688 and an average of $75,164. Based on Wage Price Index growth of 8.25% since financial year 2023, estimated incomes as of September 2025 would be approximately $62,841 (median) and $79,638 (average). Census 2021 income data indicates household incomes rank at the 80th percentile ($2,250 weekly), while personal incomes rank lower at the 47th percentile. Income analysis reveals that the largest segment comprises 37.3% earning $1,500 - $2,999 weekly (10,314 residents), similar to the metropolitan region where 32.8% fall into this bracket. Notably, 32.0% of residents earn above $3,000 per week, indicating strong economic capacity in the suburb. Housing accounts for 14.5% of income, and residents rank 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 67.9% houses and 32.1% 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 $2,000. Median weekly rent in the area was $430, higher than Melbourne metro's $390. 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 higher-than-average 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 comprise the remaining 10.5%, with lone person households at 9.6% and group households at 0.8%. The median household size is 3.2 people, 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%. This discrepancy presents both a challenge and an opportunity for targeted educational programs. Bachelor degrees are the most common, at 18.7%, followed by postgraduate qualifications (5.1%) and graduate diplomas (2.1%). Vocational credentials are prevalent among residents aged 15+, with 31.2% 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. This includes primary education (10.2%), secondary education (8.6%), and tertiary education (5.9%).

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 buses. These are served by four routes, offering 1601 weekly passenger trips. Transport access is good, with residents typically 257 meters from the nearest stop. Most commute outward, with cars dominant at 93%. Average vehicle ownership is 2.1 per dwelling, above regional average. In 2021 Census data (which may reflect COVID-19 conditions), 25.2% of residents worked from home.

Service frequency averages 228 trips daily across all routes, about 19 weekly trips per 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 demonstrates excellent health outcomes based on 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% (~15,319 people) of the total population has private health cover, which is very high compared to other areas. The most prevalent medical conditions are asthma (6.2%) and arthritis (5.6%). A significant majority, 77.5%, report being completely free from medical ailments, higher than Greater Melbourne's 72.6%. Working-age residents show low chronic condition prevalence. Only 12.5% of residents are aged 65 and over (3,448 people), lower than Greater Melbourne's 15.1%. Health outcomes among seniors in the area align with national rankings and are broadly similar to those of 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, making up 58.6% of the population. However, Islam is significantly overrepresented, comprising 19.8% compared to Greater Melbourne's average of 5.6%.

In terms of ancestry, the top three groups are Other (26.8%), Italian (16.9%), and Australian (14.6%), all higher than regional averages. Notably, Maltese (3.4%) Sri Lankan (1.4%) and Lebanese (3.9%) ethnicities are also overrepresented compared to regional figures of 1.1%, 0.8% and 0.8% respectively.

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 years. The 5-14 age group constitutes 14.7% of Greenvale-Bulla's population compared to Greater Melbourne's percentage, while the 25-34 cohort makes up 12.5%. Between 2021 and present, the 35-44 age group has increased from 14.2% to 15.5% of the population. Conversely, the 25-34 cohort has decreased from 14.5% to 12.5%, and the 45-54 age group has dropped from 13.5% to 12.5%. Population forecasts for 2041 suggest significant demographic shifts in Greenvale-Bulla, with the 45-54 age cohort projected to grow by 3,914 people (114%), from 3,445 to 7,360.