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 27,633 as of November 2025. This figure represents an increase of 5,538 people since the 2021 Census, which reported a population of 22,095. The change is inferred from ABS estimated resident population data: 25,723 in June 2024 and an additional 998 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 25.1% since the 2021 census exceeded both national (9.7%) and state averages, positioning it as a growth leader in the region. Interstate migration was the primary driver for this growth, contributing approximately 58.1% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections released in 2024 with 2022 as the base year for each SA2 area. For areas not covered by this data, AreaSearch employs VIC State Government's Regional/LGA projections released in 2023, adjusted using 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, with the area expected to expand by 24,324 persons to 2041 based on latest annual ERP population numbers, reflecting an overall gain of 81.1% 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, totalling 2,155 homes. As of FY-26185 approvals have been recorded. On average, 2.5 people per year moved to the area 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 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 exhibits characteristics of a growth area. According to AreaSearch quarterly estimates, the area is projected to gain 22,414 residents by 2041.

Development activity 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 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. The unemployment rate was 4.4% as of September 2025, which is 0.3% lower than Greater Melbourne's rate of 4.7%. Employment growth over the past year was estimated at 1.1%.

There were 14,112 residents in work, with workforce participation similar to Greater Melbourne's 71.0%. A high proportion of residents, 25.2%, worked from home according to Census responses. 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.

However, professional & technical services have lower representation at 6.5% compared to the regional average of 10.1%. Over the 12 months to September 2025, employment increased by 1.1%, while labour force grew by 2.1%, resulting in an unemployment rise of 0.9 percentage points. In comparison, Greater Melbourne recorded higher employment growth at 3.0% and a smaller increase in unemployment at 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 indicate that Greenvale - Bulla's employment should increase by 6.2% over five years and 12.8% over ten years, based on industry-specific projections applied to the local employment mix.

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, current estimates project approximately $62,841 (median) and $79,638 (average) as of September 2025. Census 2021 income data indicates household incomes rank at the 80th percentile ($2,250 weekly), while personal income ranks lower at the 47th percentile. Income analysis reveals that 37.3% of residents earn between $1,500 and $2,999 weekly (10,307 residents), similar to the metropolitan region where 32.8% fall into this bracket. Notably, 32.0% of residents earn above $3,000 weekly, indicating strong economic capacity in the suburb. Housing expenses account 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, higher than Melbourne metro's average of $2,000. Median weekly rent in the area was $430, compared to Melbourne metro's $390. 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 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, 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 the most common at 18.7%, followed by postgraduate qualifications (5.1%) and graduate diplomas (2.1%). Vocational credentials are prominent, 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% of residents 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 83 active public transport stops, all buses. These are served by four routes, offering 1,601 weekly passenger trips. Transport accessibility is good, with residents typically 257 meters from the nearest stop. Most residents commute outward; cars are dominant at 93%. Average vehicle ownership per dwelling is 2.1, above regional average. In 2021 Census data, 25.2% of residents worked from home, possibly due to COVID-19 conditions.

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% (~15,308 people) of the total population have private health cover. Asthma is the most prevalent medical condition, affecting 6.2% of residents, followed by arthritis at 5.6%. A significant majority (77.5%) report being completely free of medical ailments compared to 72.6% across Greater Melbourne. Working-age residents in Greenvale-Bulla have low chronic condition prevalence. The area has a lower proportion of seniors aged 65 and over, with 12.0% (3,310 people) compared to Greater Melbourne's 14.9%. Health outcomes among seniors are strong and align with national rankings for 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 significant 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 dominant religion in Greenvale-Bulla, comprising 58.6% of the population. However, Islam is notably overrepresented, making up 19.8%, which is substantially higher than Greater Melbourne's average of 5.6%.

The top three ancestry groups in Greenvale-Bulla are Other at 26.8%, Italian at 16.9%, and Australian at 14.6%. These percentages are all significantly higher than their respective regional averages. Additionally, certain ethnic groups show notable divergences: Maltese is overrepresented at 3.4% compared to the regional average of 1.1%, Sri Lankan at 1.4% versus 0.8%, and Lebanese at 3.9% against a regional average of 0.8%.

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 age group of 5-14 years has a strong representation at 14.7%, compared to Greater Melbourne. The 25-34 age cohort, however, is less prevalent at 13.0%. Between 2021 and present, the population aged 35 to 44 grew from 14.2% to 15.4%. Conversely, the 25-34 age group declined from 14.5% to 13.0%, and the 45-54 age group dropped from 13.5% to 12.3%. Population forecasts for Greenvale-Bulla indicate significant demographic changes by 2041, with the 45-54 age cohort projected to grow exceptionally, increasing by 3,955 people (116%) from 3,404 to 7,360.