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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
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Mulgrave has an estimated 21,259 residents, up from 19,889 at the 2021 Census — a change of 1,370 people, or 6.9%. 249 new addresses have been validated here since Census night. Overseas migration accounts for 90.4% of that increase. That puts 1,983 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the population residing in Mulgrave stands at approximately 21,259 as of Aug 2026. Compared against the 2021 Census tally of 19,889 people, this represents an expansion of 1,370 people (6.9%). This estimate incorporates the ABS estimated resident population figure of 21,072 recorded as of June 2025 alongside 249 validated new addresses added post-Census. Consequently, Mulgrave records a population density of 1,983 persons per square kilometer, outpacing the benchmark across locations evaluated nationally by AreaSearch. Furthermore, the local growth rate of 6.9% since census sits within 2.6 percentage points of the Victorian state figure (9.5%), underlining solid demographic momentum.
Inbound overseas migration served as the primary growth catalyst, generating roughly 90.4% of total population additions over recent intervals. Projections published jointly by the ABS and Geoscience Australia in 2024, utilising 2022 as their baseline year, have been adopted by AreaSearch for SA2 regions. Wherever regional coverage is absent, AreaSearch relies on 2023 VIC State Government Regional/LGA projections converted via weighted aggregation from LGA down to SA2 boundaries. These aggregated age-bracket growth trajectories are extended across all territories covering the years 2032 to 2041. Looking forward, Mulgrave is slated for above median population growth relative to statistical areas assessed by AreaSearch. Driven by the most recent annual ERP figures, the suburb is projected to expand by 4,434 persons to 2041, representing a 20.0% cumulative rise across the 16 years.
Frequently Asked Questions - Population
606 new dwellings have been approved in Mulgrave over the past five years, an average of 121 a year. That places the area in the 55th percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 121 dwellings approved in the latest reporting year, 37% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in Mulgrave have averaged approximately 121 properties per annum, amounting to 606 homes across the past 5 financial years. Over this timeframe (between FY-22 and FY-26), approximately 0.6 people per year arrived for each newly constructed residence, indicating that home building comfortably matches or exceeds local demand, thereby providing substantial choice for buyers, creating headroom for future population increases, and averaging an estimated construction cost of $501,000 per new home. Meanwhile, non-residential building activity remains robust, evidenced by $187.2 million in commercial development approvals recorded this financial year.
On a per-capita basis, building activity in Mulgrave aligns closely with Greater Melbourne, maintaining steady market balance with neighbouring localities despite a recent moderation in construction volume. The composition of approved dwellings consists of 37.0% detached houses and 63.0% townhouses or apartments. Emphasising medium- and higher-density development opens up accessible price points suited to first-home buyers, downsizers, and property investors. This signals a clear departure from the historical stock profile (where houses currently comprise 83.0%), highlighting shrinking land availability alongside evolving household preferences for diverse, cost-effective dwelling types. Generating around 278 people per approval, Mulgrave demonstrates characteristics of a transitioning property market. According to the most recent AreaSearch quarterly estimate, population projections indicate that Mulgrave is set to add 4,247 residents through to 2041. Although residential construction activity currently aligns reasonably well with these expected gains, expanding headcounts may heighten buyer competition over time.
Frequently Asked Questions - Development
Development applications around Mulgrave
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 4 current infrastructure and development projects inside Mulgrave, worth an estimated $244 million. A further 83 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $119.4 billion. 22 are already under construction and 26 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Community development and local performance are strongly driven by public infrastructure investments, major commercial developments, and urban planning schemes. AreaSearch has identified 14 projects positioned to influence the area. Leading undertakings include the HomeCo. Brandon Park Redevelopment, Nexus Corporate Park, Collegium Avenue Townhouses, and 855-869 Ferntree Gully Road Townhouses, with notable details provided below.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Hubert Opperman Retirement Village
A $140M master-planned retirement living and aged care community featuring 70 independent villas, 175 retirement living units, 60 aged care beds, 54 assisted living units, and shared resort-style amenities.
Waverley Woods Estate
Exclusive residential development by Tre Towers featuring 27 meticulously designed homes with spacious interiors and private outdoor sanctuaries. Positioned on an elevated site next to the Tirhatuan Wetlands, accessed via Katoomba Drive.
Tirhatuan Park Sensory Trail
A community recreation infrastructure project by the City of Greater Dandenong to construct an inclusive sensory trail at Tirhatuan Park. The project incorporates all-abilities accessible walking paths, sensory play and plant elements, and interpretive signage integrated into the natural parkland along Dandenong Creek.
Nexus Corporate Park
Victoria's largest business park by Salta Properties featuring multiple office buildings across 12 hectares. Latest 6-storey office building with 8,600 sqm of office space includes premium amenities: childcare, health/wellness programs, cafes, 1.4km running track, rooftop sports courts, and 24/7 gym facilities.
Lois Twohig Reserve Master Plan Upgrades
The City of Greater Dandenong is delivering the multi-stage Lois Twohig Reserve Master Plan at 80 Carlton Road in Dandenong North. The project delivers a new multi-sport pavilion, upgraded sports fields and lighting, an inclusive playground, outdoor fitness equipment, a dog off-leash park, and connecting shared paths. Staged construction works are actively ongoing.
HomeCo. Brandon Park Redevelopment
A multi-stage transformation of the Brandon Park sub-regional shopping centre into a modern daily-needs retail and community hub. Stage One commenced June 2025 with relocation of Chemist Warehouse, new travelator connections and reconfigured specialty tenancies. Stage Two involves improved mall linkages between Coles and ALDI with upgraded entries and new specialty stores. Stage Three delivers a new full-line Woolworths and rooftop retail and dining precinct. The approved mixed-use component (TPA/52240) adds a 7-storey building including medical centre, retail, office space and 103 serviced apartments within the northern portion of the site on Brandon Park Drive.
Brandon Park Shopping Centre Redevelopment
Approved mixed-use redevelopment of the Brandon Park Shopping Centre. The project includes partial demolition and the construction of a 7-storey building featuring a medical centre, retail spaces, offices, and serviced apartments, alongside a 9-storey residential apartment building with 149 apartments.
Collegium Avenue Townhouses
Development of 37 townhouses with 2 to 4 bedrooms on the former Brandon Park Secondary College site. Project features 33 two-storey and 4 three-storey buildings arranged in two rows, with southern row set back 15m from Academy Avenue. All dwellings accessed via new crossover and shared driveway from Brandon Park Drive with 70 car spaces provided. Council approved the amended Development Plan on 23 June 2025.
11,576 residents of Mulgrave are employed, from a labour force of 11,886. Unemployment sits at 2.6%, with participation at 67.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 27,809, about 131% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Mulgrave boasts a highly skilled labor pool characterized by a strong presence in the professional services sector, an unemployment rate of only 2.6%, and an estimated employment growth of 4.5% during the previous year. As of March 2026, 11,576 residents are employed, while the local unemployment rate stands at 2.2% lower than the Greater Melbourne average of 4.8%. The workforce participation rate is slightly below the standard, recorded at 67.3% compared to Greater Melbourne's 70.1%. Census data reveals that a substantial 30.3% of residents work from home, although the lingering effects of Covid-19 lockdowns should be taken into account when interpreting this figure.
Resident employment is primarily clustered in professional & technical, retail trade, and health care & social assistance. Local industry shows particular specialization in manufacturing, where employment concentration is 1.3 times the regional standard. Conversely, construction accounts for only 8.4% of the local workforce, trailing the Greater Melbourne mark of 9.7%. Operating with 1.2 workers for every resident at the Census, Mulgrave serves as an established employment destination, containing more jobs than resident workers and drawing commuters from surrounding districts. Analysis by AreaSearch of ABS and SALM metrics indicates that across the 12-month period, local employment expanded by 4.5% while the labour supply grew by 4.4%, keeping joblessness virtually unchanged. Across Greater Melbourne over the same timeframe, employment climbed 2.1%, the workforce rose 2.3%, and unemployment lifted by 0.2 percentage points. Forward-looking labour market expectations can be gauged via Jobs and Skills Australia's national projections from Mar-26. When applied to Mulgrave's industry composition over five-year and ten-year horizons, these forecasts—which project overall national employment to rise by 6.6% across five years and 13.7% over ten years—point to local job growth of 6.5% over five years and 13.5% over ten years (calculated as a simple weighted extrapolation for illustration without incorporating local population projections).
Frequently Asked Questions - Employment
Median household income in Mulgrave is $1,913 a week (about $99,000 a year), with median personal income at $746 a week. ATO records put median taxable income at $55,918 a year against an average of $67,739. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Based on ATO records compiled by AreaSearch for financial year 2023, taxpayer income within the Mulgrave SA2 sits close to the national average. Local median taxpayer income reached $55,918 and average earnings were $67,739, compared to $57,688 and $75,164 across Greater Melbourne. Factoring in Wage Price Index growth of 9.62% since financial year 2023, updated estimates stand at around $61,297 (median) and $74,255 (average) as of March 2026. From the 2021 Census, weekly household earnings reached the 60th percentile ($1,913 weekly), whereas personal earnings placed at the 37th percentile. The $1,500 - 2,999 earnings bracket accounts for 32.8% of residents (6,972 people), exactly matching the broader region's 32.8%.
While housing expenses absorb 15.1% of income, strong earnings position disposable income in the 61st percentile, with the area ranking in the 7th decile of the SEIFA income index.
Frequently Asked Questions - Income
Mulgrave had 6,856 occupied dwellings at the 2021 Census, 83% detached houses and 0% apartments. 38% are owned with a mortgage, 23% rented and 39% owned outright. At that Census the median rent was $430 a week and the median mortgage repayment $2,167 a month. Rent absorbs 22.5% of household income here and mortgage repayments 26.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, the residential landscape in Mulgrave was composed of 83.2% houses and 16.9% other dwellings (incorporating apartments, semi-detached properties, and 'other' dwellings), contrasting with the wider Melbourne metro split of 67.9% houses and 32.1% other dwellings. Outright home ownership stood at 39.2%, substantially exceeding Melbourne metro levels, while remaining residences were either being purchased under a mortgage (37.9%) or occupied by tenants (22.9%). Monthly mortgage payments recorded a median of $2,167, outpacing Melbourne metro's $2,000 and the national benchmark of $1,863. Median weekly rent stood at $430, above both the Melbourne metro figure of $390 and the Australian average of $375.
Frequently Asked Questions - Housing
Mulgrave counted 6,856 households at the 2021 Census, an estimated 7,328 today, averaging 2.8 people each. 41% are couples with children, more than in 80% of areas nationally, against 26% couples without children. 18% of households are people living alone, and families average 1.5 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households represent the prevailing living arrangement in the area, making up 78.9% of all occupied homes. This group consists of couples with children (40.5%), couples without children (25.9%), and single parent families (11.1%). Non-family living situations account for the remaining 21.1%, formed by lone person households (17.6%) and group households (3.5%). The typical household in Mulgrave includes 2.8 people, exceeding the Greater Melbourne median of 2.6.
Frequently Asked Questions - Households
36.4% of adults in Mulgrave hold a university qualification, including 23.4% with a bachelor degree and 10.0% with postgraduate qualifications. A further 15.0% hold a vocational qualification. 5 schools serve the area, with 4,191 enrolment places and an average ICSEA of 1,046 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary attainment in Mulgrave sits below regional figures, with 36.4% of residents aged 15+ holding university degrees compared to 45.8% across the broader SA3 area, suggesting opportunities for broader educational expansion. Bachelor degrees represent 23.4% of qualifications, followed by postgraduate awards (10.0%) and graduate diplomas (3.0%). In addition, vocational education is well represented, with 26.1% of residents aged 15+ possessing trade credentials, including certificates (15.0%) and advanced diplomas (11.1%). Engagement with formal learning is strong across the community, with 28.9% of residents actively undertaking study. This cohort comprises 9.3% attending primary school, 7.3% in secondary school, and 6.3% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Mulgrave reaches 110 stops on 40 routes, timetabled for about 12,600 services a week. The typical home sits about 200 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.6 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport connectivity in Mulgrave comprises 110 bus stops operating across the suburb. These stops connect to 40 individual routes that deliver 12,625 weekly passenger trips. Overall public transport access is favourable, with residents located an average of 201 meters from their closest stop. Given the suburb's residential nature, outbound commuting is widespread: private vehicles remain the primary transport choice at 88%, while 6% travel by train. Dwellings maintain an average of 1.6 vehicles, exceeding regional figures. Additionally, 30.3% of residents performed their jobs from home in the 2021 Census, which may reflect COVID-19 circumstances.
Scheduled services across all routes generate an average of 1,803 trips per day, translating to roughly 114 weekly trips per individual stop. The 100 nearest stops to the centre of the suburb are displayed on the accompanying map.
Frequently Asked Questions - Transport
Transport Stops Detail
74.3% of residents in Mulgrave report no long-term health condition. 6.2% need daily assistance with core activities, and 52.6% hold private health cover. The standardised death rate runs at 5.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across Mulgrave demonstrate favourable outcomes based on AreaSearch evaluations of chronic condition incidence and mortality statistics, with minimal prevalence of common ailments observed among both younger and older cohorts. Private hospital insurance uptake reaches roughly 53% of the total population (~11,182 people), slightly exceeding the typical SA2 average while trailing Greater Melbourne's 56.7%. Arthritis and asthma constitute the most frequently reported ailments locally, affecting 6.5 and 6.3% of residents, respectively. Meanwhile, 74.3% of the community reported having no diagnosed long-term medical conditions, outperforming the 72.6% benchmark for Greater Melbourne.
Working-age cohorts display strong general wellness with minimal chronic illness. Seniors aged 65 and over account for 19.0% of residents (4,030 people), above the Greater Melbourne proportion of 15.1%, and maintain robust health profiles comparable to nationwide standards.
Frequently Asked Questions - Health
48.0% of Mulgrave residents were born overseas and 53.2% speak a language other than English at home, more culturally diverse than 90% of areas nationally. The largest reported ancestries are Chinese (14.2%) and Australian (12.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Demographic indicators highlight high cultural diversity in Mulgrave, where 48.0% of the population was born abroad and 53.2% speak a non-English language at home. Christianity is the predominant religious affiliation, encompassing 52.4% of local residents. Notably, Buddhism exhibits strong representation, accounting for 8.1% of the community compared to 4.2% across Greater Melbourne. Examining parental country of birth, the three most prominent ancestry groups are Other (16.8%), Chinese (14.2%, well above the regional average of 6.5%), and Australian (12.7%, below the wider region's 18.4%). Other cultural lineages show marked local concentration: Greek heritage represents 7.9% of residents (versus 2.7% regionally), Sri Lankan ancestry stands at 2.6% (versus 0.8%), and Hungarian ancestry accounts for 0.5% (versus 0.3%).
Frequently Asked Questions - Diversity
The median resident of Mulgrave is 40. 27.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age distribution in Mulgrave mirrors Greater Melbourne across all primary age brackets, with the largest divergence across the four broad cohorts being 4.0 percentage points. As at August 2026, AreaSearch estimates the median age at 40, matching the 2021 Census reading and sitting 3 years above the Greater Melbourne median of 37 recorded at the Census. Looking forward to 2041, residents aged 45 - 64 are projected to drive the majority of growth, adding 1,430 residents (28%) to reach a total of 6,505. The fastest expansion will occur among those aged 65+, climbing 35% to 5,459.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Mulgrave
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 last month all 4 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 249 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (19,889 at the 2021 Census → 21,259 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (212051325). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.