Sale

Sale has seen population growth performance typically on par with national averages when looking at short and medium term trends

Sale's population is around 15,658 as of Nov 2025. This reflects an increase of 357 people since the 2021 Census, which reported a population of 15,301 people. The change is inferred from the estimated resident population of 15,486 from the ABS as of June 2024 and an additional 178 validated new addresses since the Census date. This level of population equates to a density ratio of 343 persons per square kilometer. Sale's 2.3% growth since census positions it within 2.7 percentage points of the SA3 area (5.0%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, contributing approximately 95.3% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Considering the projected demographic shifts, an above median population growth of Australian non-metropolitan areas is projected, with the area expected to expand by 3,342 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 19.6% in total over the 17 years.

Residential development activity is lower than average in Sale according to AreaSearch's national comparison of local real estate markets

Sale has averaged approximately 74 new dwelling approvals annually. Over the past five financial years, from FY21 to FY25, a total of 374 homes were approved, with an additional 13 approved so far in FY26. The average population growth associated with these approvals is around 0.8 people per year.

This suggests that new supply has kept pace with or exceeded demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts. The average construction value of new properties is $244,000, which is below regional levels, indicating more affordable housing options for buyers. In FY26, commercial development approvals totalled $46.1 million, demonstrating robust local business investment.

Compared to the Rest of Vic., Sale shows 18.0% lower construction activity per person. Nationally, Sale ranks in the 32nd percentile of areas assessed, suggesting somewhat limited buyer options while strengthening demand for established dwellings. Recent construction in Sale comprises 90.0% detached houses and 10.0% townhouses or apartments, preserving its low-density nature and attracting space-seeking buyers. The estimated population per dwelling approval is 509 people, reflecting a quiet, low-activity development environment. According to the latest AreaSearch quarterly estimate, Sale is projected to add 3,070 residents by 2041. Building activity appears to be keeping pace with these growth projections, although buyers may face increased competition as the population grows.

Sale has moderate levels of nearby infrastructure activity, ranking in the 44thth percentile nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified eleven projects likely to affect this region. Notable initiatives include Sale College Facilities Improvement for toilet refurbishment and Year 7-12 facilities planning, Aqua Energy Leisure Centre Redevelopment, Port of Sale East Bank Redevelopment Study, and Swanlake Business Park. The following list details those expected to be 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.

Employment performance in Sale has been below expectations when compared to most other areas nationally

Sale has a skilled workforce with an unemployment rate of 5.7% as of September 2025. The area experienced an estimated employment growth of 4.3% over the past year.

There are 7,149 residents in work while the unemployment rate is 1.9% higher than Rest of Vic.'s rate of 3.8%. Workforce participation stands at 55.4%, somewhat below Rest of Vic.'s 57.4%. Leading employment industries among residents include health care & social assistance, public administration & safety, and retail trade. Sale has a particular specialization in public administration & safety, with an employment share 2.1 times the regional level.

Conversely, agriculture, forestry & fishing is under-represented, with only 3.8% of Sale's workforce compared to 7.5% in Rest of Vic.. Many residents commute elsewhere for work based on Census data. Between September 2024 and September 2025, employment levels increased by 4.3% while the labour force rose by 3.8%, leading to a fall in unemployment by 0.4 percentage points. State-level data from 25-Nov shows VIC employment grew by 1.13% year-on-year, with an unemployment rate of 4.7%. National employment forecasts suggest growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Sale's employment mix indicates local employment should increase by 6.4% over five years and 13.5% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

The median taxpayer income in Sale SA2 was $49,095 according to postcode level ATO data aggregated by AreaSearch for financial year 2022. The average income was $63,872 during the same period. These figures are slightly below the national averages. In comparison, Rest of Vic had a median income of $48,741 and an average income of $60,693 in the same year. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates for Sale's median taxpayer income would be approximately $55,065 as of September 2025, with an average income of around $71,639 during the same period. Census 2021 data shows that incomes in Sale rank modestly, between the 22nd and 28th percentiles for household, family, and personal incomes. The predominant income cohort in Sale spans 28.4% of locals (4,446 people) with an income range of $1,500 - 2,999. This is consistent with broader trends across the surrounding region, where 30.3% fall within the same income category. After accounting for housing costs, 86.1% of income remains in Sale, which ranks at the 25th percentile nationally. The area's SEIFA income ranking places it in the 4th decile.

Sale is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure in Sale, as per the latest Census, consisted of 85.6% houses and 14.4% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro Vic.'s dwelling structure was 91.9% houses and 8.1% other dwellings. Home ownership in Sale stood at 36.1%, with the remaining dwellings either mortgaged (30.8%) or rented (33.1%). The median monthly mortgage repayment in Sale was $1,300, aligning with Non-Metro Vic.'s average, while the median weekly rent figure was $280 compared to Non-Metro Vic.'s $260. Nationally, Sale's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Sale features high concentrations of lone person households, with a fairly typical median household size

Family households account for 64.4% of all households, including 24.0% couples with children, 27.2% couples without children, and 12.1% single parent families. Non-family households constitute the remaining 35.6%, with lone person households at 32.9% and group households comprising 2.7%. The median household size is 2.3 people, which aligns with the average for the Rest of Vic.

Sale shows below-average educational performance compared to national benchmarks, though pockets of achievement exist

The area's university qualification rate is 20.6%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 14.0%, followed by postgraduate qualifications (3.8%) and graduate diplomas (2.8%). Vocational credentials are prevalent, with 38.4% of residents aged 15+ holding them, including advanced diplomas (11.6%) and certificates (26.8%). Educational participation is high, with 28.2% of residents currently enrolled in formal education: 10.6% in primary, 7.9% in secondary, and 3.3% in tertiary education.

Educational participation is notably high, with 28.2% of residents currently enrolled in formal education. This includes 10.6% in primary education, 7.9% in secondary education, and 3.3% pursuing tertiary education.

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

Sale has 77 active public transport stops offering a mix of train and bus services. These stops are served by 22 different routes, collectively enabling 580 weekly passenger trips. Transport accessibility is rated good, with residents typically located 228 meters from the nearest stop.

Service frequency averages 82 trips per day across all routes, equating to approximately 7 weekly trips per individual stop.

Health performance in Sale is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data shows significant challenges in Sale, with common health conditions prevalent across both younger and older age groups.

Private health cover stands at approximately 51% of the total population (~8,016 people), slightly lower than the average SA2 area. Mental health issues and arthritis are the most common medical conditions, affecting 10.7 and 9.8% of residents respectively. Around 61.7% of residents report no medical ailments, compared to 62.7% in Rest of Vic. The area has 21.5% of residents aged 65 and over (3,374 people), which is lower than the 23.5% in Rest of Vic. Health outcomes among seniors present some challenges, broadly aligning with the general population's health profile.

Sale ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Sale's cultural diversity was found to be below average, with 89.4% of its population being citizens, 86.5% born in Australia, and 93.3% speaking English only at home. The predominant religion in Sale is Christianity, accounting for 47.4% of the population. Notably, Judaism is overrepresented in Sale, comprising 0.1% compared to none in the rest of Victoria.

Regarding ancestry, the top three groups are Australian (31.7%), English (30.6%), and Irish (8.5%). There are also notable differences in the representation of certain ethnic groups: Dutch are more prevalent at 1.9% in Sale versus 2.1% regionally, Sri Lankan at 0.3% compared to 0.1%, and Scottish at 8.1% versus 8.6%.

Sale's median age exceeds the national pattern

Sale's median age is 42 years, similar to Rest of Vic.'s average of 43 but considerably older than Australia's median age of 38 years as of 2021. The age profile shows that the 25-34 year-olds are particularly prominent at 14.2%, while the 65-74 group is comparatively smaller at 11.4% compared to Rest of Vic.. Since 2021, the 25 to 34 age group has grown from 12.2% to 14.2% of Sale's population. Conversely, the 45 to 54 cohort has declined from 12.4% to 11.0%, and the 5 to 14 age group has dropped from 12.5% to 11.3%. Population forecasts for Sale indicate substantial demographic changes by 2041. The 25 to 34 cohort is expected to show the strongest growth, increasing by 53% to reach 3,395 residents, adding 1,177 people. In contrast, numbers in the 55 to 64 age range are projected to fall by 54%.