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 was approximately 26,699 as of Aug 2025. This figure reflects an increase of 4,604 people since the 2021 Census, which reported a population of 22,095. The change is inferred from the 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 density ratio of 278 persons per square kilometer. Greenvale - Bulla's growth rate of 20.8% since the 2021 census exceeded the national average of 8.6%. Population growth was primarily driven by interstate migration, contributing approximately 58.1% of overall population gains.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, they utilise VIC State Government's Regional/LGA projections from 2023 with adjustments made using weighted aggregation methods. Growth rates by age group are applied across all areas for the years 2032 to 2041. Future growth is predicted to be exceptional, placing Greenvale - Bulla in the top 10 percent of national areas. By 2041, the area is expected to expand by 24,324 persons based on latest population numbers, recording a 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 received approximately 431 dwelling approvals annually. The Australian Bureau of Statistics provides development approval data on a financial year basis, totalling 2,155 approvals between the financial years ending June 2021 and June 2025, with 74 approvals recorded so far in the financial year ending June 2026. Each dwelling built has attracted an average of 2.5 new residents over the past five financial years, indicating strong demand for housing. The average construction cost value of new homes is $447,000, aligning with regional trends.

Commercial approvals amounting to $76.1 million have been registered in the current financial year, reflecting robust commercial development activity. Compared to Greater Melbourne, Greenvale-Bulla exhibits 53.0% more construction activity per capita, providing buyers with greater choice and suggesting strong developer confidence in the location. New building activity comprises predominantly detached houses (90.0%) with a smaller proportion of medium and high-density housing (10.0%), preserving the area's traditional low-density character that appeals to families seeking space. With around 66 people per dwelling approval, Greenvale-Bulla displays characteristics of a growth area. Projections indicate that the area is expected to grow by approximately 23,348 residents by the year 2041, with building activity keeping pace with these growth projections.

However, increased competition among buyers may arise as the population continues to expand.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 100 projects likely affecting the region. Notable initiatives include The Lakeside Estate, Somerton Road Precinct Structure Plan, Providence Village Shopping Centre, and Greenvale Tennis Club Pavilion and Courts Upgrade. Relevant projects are detailed below.

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

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

Greenvale - Bulla has a skilled workforce with the construction sector being prominent. The unemployment rate is 4.4% and there was an estimated employment growth of 3.0% in the past year.

As of June 2025, 13,965 residents are employed, with an unemployment rate of 4.4%, which is 0.2% lower than Greater Melbourne's rate. Workforce participation is similar to Greater Melbourne's at 64.1%. The leading employment industries among residents are construction, health care & social assistance, and retail trade. Construction has a particularly strong representation 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 may be limited locally as indicated by Census data. Over the year to June 2025, employment increased by 3.0%, while labour force grew by 4.4%, leading to an unemployment rise of 1.3 percentage points. In comparison, Greater Melbourne recorded employment growth of 3.5% with a 0.5 percentage point increase in unemployment. State-level data from Sep-25 shows that Victoria's employment grew by 1.08% year-on-year, adding 39,880 jobs, and the state unemployment rate was 4.7%, slightly higher than the national rate of 4.5%. National employment forecasts from May 2025 suggest growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Greenvale - Bulla's employment mix, local growth is estimated at approximately 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

AreaSearch's latest postcode level ATO data for financial year 2022 indicates that Greenvale - Bulla's median income among taxpayers is $54,869. The average income in the area is $69,187. Nationally, the median income is lower at $53,500 and the average is $72,200. In Greater Melbourne, the median income is $54,892 and the average is $73,761. Based on Wage Price Index growth of 10.11% since financial year 2022, estimated current incomes as of March 2025 would be approximately $60,416 (median) and $76,182 (average). Census 2021 income data shows that household incomes rank at the 81st percentile ($2,250 weekly), while personal incomes rank lower at the 48th percentile. Income analysis reveals that the largest segment comprises 37.3% of residents earning $1,500 - 2,999 weekly (9,958 residents). This is similar to the metropolitan region where 32.8% of residents earn within this bracket. A substantial proportion of high earners, at 32.0%, 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 structures, as per the latest Census data, showed 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 Greenvale-Bulla was $430, higher than Melbourne metro's $369. Nationally, Greenvale-Bulla's mortgage repayments were significantly higher at $2,167 compared to the Australian 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 rates, at 25.9%, are significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most prevalent (18.7%), followed by postgraduate qualifications (5.1%) and graduate diplomas (2.1%). Vocational credentials are common, with 31.2% of residents aged 15 and above holding such qualifications - advanced diplomas at 11.8% and certificates at 19.4%. Educational participation is high, with 31.3% of residents currently enrolled in formal education: 10.2% in primary, 8.6% in secondary, and 5.9% in tertiary education.

Seven schools operate within Greenvale - Bulla, educating approximately 4773 students, while Greenvale - Bulla has typical Australian school conditions (ICSEA: 1038) with balanced educational opportunities. The educational mix includes four primary, two secondary, and one 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 operating, all of which are bus stops. These are serviced by four different routes that together provide 1911 weekly passenger trips. The area's transport accessibility is rated as good, with residents located an average of 345 meters from the nearest stop.

On average, there are 273 trips per day across all routes, which equates 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 excellent 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 (around 14,337 people), compared to 49.1% in Greater Melbourne.

Asthma and arthritis are the most common medical conditions, impacting 6.2 and 5.6% of residents respectively, while 77.5% declare themselves completely clear of medical ailments, compared to 76.3% in Greater Melbourne. The area has 12.0% of residents aged 65 and over (3,198 people), higher than the 10.8% in Greater Melbourne. Health outcomes among seniors are particularly strong, broadly in line 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 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 makes up 19.8%, which is higher than the Greater Melbourne average of 24.1%. The top three ancestry groups are Other (26.8%), Italian (16.9%), and Australian (14.6%).

Notably, Maltese (3.4%) and Lebanese (3.9%) populations in Greenvale-Bulla are higher compared to regional averages of 1.8% and 4.2%, respectively. However, Sri Lankan population in Greenvale-Bulla is slightly higher at 1.4%, compared to the regional average of 1.1%.

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 age group of 5-14 years has a strong representation at 14.7%, compared to Greater Melbourne. However, the 25-34 age cohort is less prevalent at 13.0%. Between 2021 and present, the 35-44 age group has increased from 14.2% to 15.4% of the population. Conversely, the 25-34 age group has decreased from 14.5% to 13.0%, and the 45-54 age group has dropped from 13.5% to 12.3%. By 2041, projections indicate significant demographic changes for Greenvale-Bulla. The 45-54 age cohort is projected to grow exceptionally, expanding by 4,070 people (124%) from 3,289 to 7,360.