Sale

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

Sale's population was approximately 15,292 as of May 2026. This figure represents a decrease of 9 people from the 2021 Census total of 15,301, reflecting a 0.1% decline. The estimated resident population in June 2025 was 15,233, with an additional 274 validated new addresses since the Census date contributing to this change. This results in a density ratio of 335 persons per square kilometer. While Sale experienced a 0.1% decline since the census, the SA3 area achieved 2.4% growth, indicating divergent population trends. Overseas migration was the primary driver of population gains during recent periods.

AreaSearch is adopting 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 uses VIC State Government's Regional/LGA projections from 2023, adjusting employing 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. Based on the latest annual ERP population numbers, a significant population increase in the top quartile of national regional areas is forecast, with the area expected to expand by 3,188 persons to 2041, reflecting an increase of 20.5% over the 16 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 FY-21 to FY-25, a total of 374 homes were approved, with an additional 29 approved in FY-26 so far. On average, only 0.8 people have moved to the area each year for every dwelling built during these five financial years.

This indicates that new supply is keeping pace with or exceeding 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 under regional levels, suggesting more accessible housing choices for buyers. In FY-26, $46.1 million in commercial development approvals have been recorded, indicating robust local business investment.

Compared to the Rest of Vic., Sale shows 18.0% lower construction activity per person but ranks among the 32nd percentile nationally when assessed against other areas. This suggests 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 with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 509 people per dwelling approval reflects the area's quiet, low activity development environment. Future projections estimate that Sale will add approximately 3,128 residents by 2041, according to the latest AreaSearch quarterly estimate. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Sale has moderate levels of nearby infrastructure activity, ranking in the 43rdth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified eleven projects that could affect this region. Notable initiatives include Sale College Facilities Improvement (Toilet Refurbishment & Years 7-12 Facilities Planning), Aqua Energy Leisure Centre Redevelopment, Swanlake Business Park, and Port of Sale East Bank Redevelopment Study. 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.

Sale has seen below average employment performance when compared to national benchmarks

Sale has a skilled workforce with essential services sectors well represented. The unemployment rate is 5.6%, and there was an estimated employment growth of 6.2% in the past year. As of December 2025, 7,207 residents are employed while the unemployment rate is 1.9% higher than Regional Vic.'s rate of 3.7%.

Workforce participation is on par with Regional Vic.'s 61.0%. According to Census responses, only 10.6% of residents work from home. Leading employment industries 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, but agriculture, forestry & fishing is under-represented at 3.8% compared to Regional Vic.'s 7.5%.

Many residents commute elsewhere for work based on Census data. Between December 2024 and December 2025, employment levels increased by 6.2%, labour force grew by 5.2%, leading to a decrease in unemployment by 0.8 percentage points. In contrast, Regional Vic. saw employment contract by 0.6%, labour force fall by 0.7%, and unemployment decrease by 0.1 percentage points. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates vary between industry sectors. 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, though this is a simplified extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

The median taxpayer income in Sale SA2 was $52,478 according to postcode level ATO data aggregated by AreaSearch for financial year 2023. The average income was $66,759. This is just below the national average. In contrast, Regional Vic had a median income of $50,954 and an average income of $62,728 in the same period. Based on Wage Price Index growth of 9.62% since financial year 2023, estimates for March 2026 would be approximately $57,526 (median) and $73,181 (average). Census 2021 income data shows household, family and personal incomes in Sale rank modestly, between the 22nd and 28th percentiles. Income analysis reveals that the predominant cohort spans 28.4% of locals (4,342 people) with incomes in the $1,500 - 2,999 category. This is consistent with broader trends across the surrounding region where 30.3% fall into the same income bracket. After housing costs, 86.1% of income remains, ranking 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 evaluated at the latest Census, comprised 85.6% houses and 14.4% other dwellings. In comparison, Regional Vic.'s dwelling structure was 90.1% houses and 9.9% other dwellings. Home ownership in Sale was 36.1%, with mortgaged dwellings at 30.8% and rented dwellings at 33.1%. The median monthly mortgage repayment in Sale was $1,300, below Regional Vic.'s average of $1,430. The median weekly rent figure in Sale was $280, compared to Regional Vic.'s $285. Nationally, Sale's median monthly mortgage repayments were 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 lower-than-average median household size

Family households constitute 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 comprise the remaining 35.6%, with lone person households at 32.9% and group households making up 2.7%. The median household size is 2.3 people, which is smaller than the Regional Vic. average of 2.4.

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% currently enrolled in formal education.

This includes 10.6% in primary, 7.9% in secondary, and 3.3% in tertiary education.

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

The analysis of public transport in Sale shows that there are 77 active transport stops operating within the area. These comprise a mix of train services. A total of 13 individual routes service these stops, collectively providing 484 weekly passenger trips. The accessibility of transport is rated as good, with residents typically located 228 meters from the nearest transport stop. As a primarily residential area, most residents commute outward. The car remains the dominant mode of transport at 91%, with 6% walking.

Vehicle ownership averages 1.3 per dwelling, which is below the regional average. According to the 2021 Census, a relatively low 10.6% of residents work from home, which may reflect COVID-19 conditions. The service frequency averages 69 trips per day across all routes, equating to approximately 6 weekly trips per individual stop.

Health performance in Sale is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Sale faces significant health challenges, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence.

A variety of health conditions affect both younger and older age groups, with private health cover at approximately 52% of the total population (~7,967 people), slightly lower than the average SA2 area. Mental health issues and arthritis are the most common medical conditions in Sale, impacting 10.7 and 9.8% of residents respectively, while 61.7% report no medical ailments compared to 63.4% across Regional Vic.. The working-age population faces notable health challenges due to elevated chronic condition rates. The area has 22.2% of residents aged 65 and over (3,390 people), lower than the 23.9% in Regional Vic.. Health outcomes among seniors present some challenges, with national rankings higher than those of the general population.

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

Sale's population was found to be less culturally diverse, with 89.4% being citizens, 86.5% born in Australia, and 93.3% speaking English only at home. Christianity was the predominant religion, comprising 47.4%. Judaism was slightly overrepresented at 0.1%, compared to Regional Vic's 0.1%.

The top three ancestry groups were Australian (31.7%), English (30.6%), and Irish (8.5%). Notably, Dutch (1.9% vs regional 1.7%) and Sri Lankan (0.3% vs 0.1%) were overrepresented, while Scottish was slightly underrepresented at 8.1% compared to Regional Vic's 8.8%.

Sale's median age exceeds the national pattern

Sale's median age is 42 years, similar to Regional Vic.'s average of 43 and considerably older than Australia's 38 years. The age profile shows that those aged 25-34 are particularly prominent at 13.9%, while the 65-74 group is comparatively smaller at 11.8% than in Regional Vic.. Between 2021 and present, the proportion of residents aged 25 to 34 has grown from 12.2% to 13.9%. Conversely, those aged 45 to 54 have declined from 12.4% to 10.8%, and the 5-14 age group has dropped from 12.5% to 11.5%. Population forecasts for Sale in 2041 indicate substantial demographic changes. The 25-34 cohort is projected to grow by 48%, adding 1,032 residents to reach 3,166. In contrast, numbers in the 55-64 age range are expected to fall by 1%.