Sale

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

Sale's population, as of February 2026, is approximately 16,127. This figure reflects a growth of 826 people since the 2021 Census, which reported a population of 15,301. The increase is inferred from the estimated resident population of 15,387 in June 2024 and an additional 253 validated new addresses since the Census date. This results in a population density ratio of 353 persons per square kilometer. Sale's growth rate of 5.4% since the census is within 2.7 percentage points of its SA3 area, indicating competitive growth fundamentals. Overseas migration contributed approximately 95.3% of overall population gains during recent periods.

AreaSearch uses 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 utilizes the VIC State Government's Regional/LGA projections from 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. Based on these projections, the area is expected to experience significant population increase, forecasted to expand by 3,342 persons by 2041, reflecting a total increase of 16.1% over the 17-year period.

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 inclusive. A total of 374 homes were approved during this period, with an additional 16 approved so far in FY-26. On average, only 0.8 people have moved to the area each year for every dwelling built over these five years.

This indicates that new supply is meeting or exceeding demand, providing ample buyer choices and creating capacity for population growth beyond current forecasts. The average construction value of new properties is $244,000, which is lower than regional levels, suggesting more affordable housing options for buyers. In FY-26, $46.1 million worth of commercial development approvals have been recorded, indicating strong local business investment.

However, when 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, maintaining the area's low-density nature and attracting space-seeking buyers. The estimated population per dwelling approval is 509 people, reflecting its quiet, low-activity development environment. According to the latest AreaSearch quarterly estimate, Sale is projected to add 2,601 residents by 2041. Building activity is keeping pace with these growth projections, but buyers may face increased competition as the population grows.

Sale has moderate levels of nearby infrastructure activity, ranking in the 45thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified eleven projects that could affect this region. Notable projects 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.

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

Sale has a skilled workforce with essential services sectors well represented. The unemployment rate is 5.7%, with an estimated employment growth of 4.3% over the past year as of September 2025. In this month, 7,149 residents are in work while the unemployment rate is 1.9% higher than Rest of Vic.'s rate of 3.8%.

Workforce participation is broadly similar to Rest of Vic.'s 61.4%. According to Census responses, only 10.6% of residents work from home. Leading employment industries among residents include health care & social assistance, public administration & safety, and retail trade. The area has a particular specialization in public administration & safety, with an employment share of 2.1 times the regional level.

However, 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%, labour force increased by 3.8%, resulting in a decrease in unemployment by 0.4 percentage points. This contrasts with Rest of Vic., where employment contracted by 0.7%, the labour force fell by 0.6%, and unemployment rose marginally. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with growth rates differing significantly between industry sectors. Applying these projections to Sale's employment mix suggests local employment should increase by 6.4% over five years and 13.5% over ten years.

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 slightly below the national average. In comparison, Rest of Vic.'s median income was $50,954 and average income was $62,728. Based on Wage Price Index growth of 8.25% since financial year 2023, estimated incomes as of September 2025 would be approximately $56,807 (median) and $72,267 (average). Census data from 2021 shows that household, family, and personal incomes in Sale rank modestly, between the 22nd and 28th percentiles. Income analysis reveals that 28.4% of locals fall into the $1,500 - 2,999 income category, which is consistent with broader trends across the surrounding region showing 30.3% in the same category. After housing expenses, 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, Non-Metro Vic.'s dwelling structure was 90.1% houses and 9.9% 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, lower than Non-Metro Vic.'s average of $1,430 and significantly below the national average of $1,863. The median weekly rent figure in Sale was recorded at $280, compared to Non-Metro Vic.'s $285 and 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 Rest of 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 at 28.2%, with 10.6% in primary education, 7.9% in secondary education, and 3.3% pursuing 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, including train stations. These are serviced by 13 routes offering a total of 484 weekly passenger trips. Residents have good transport accessibility, with an average distance of 228 meters to the nearest stop. Most residents commute outward from Sale. Car is the dominant mode of transport at 91%, while 6% walk. Vehicle ownership averages 1.3 per dwelling, 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. 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

Critical health challenges are evident across Sale, based on AreaSearch's assessment.

Mortality rates and chronic condition prevalence indicate a range of health conditions impacting both younger and older age cohorts. Private health cover is at approximately 52% of the total population (~8,402 people), slightly lagging the average SA2 area. The most common medical conditions are mental health issues and arthritis, affecting 10.7 and 9.8% of residents respectively, while 61.7% report being completely clear of medical ailments compared to 63.4% across Rest of Vic. Working-age population faces notable health challenges with elevated chronic condition rates. The area has 21.4% of residents aged 65 and over (3,454 people), lower than the 23.9% in Rest of Vic. Health outcomes among seniors present some challenges, with national rankings even higher than 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 cultural diversity was found to be below average, with 89.4% of its population being Australian citizens, 86.5% born in Australia, and 93.3% speaking English only at home. Christianity was the dominant religion in Sale, comprising 47.4% of people. However, Judaism was overrepresented, making up 0.1% of Sale's population compared to the regional average of 0.1%.

In terms of ancestry, the top three groups were Australian (31.7%), English (30.6%), and Irish (8.5%). Notably, Dutch ancestry was slightly overrepresented at 1.9%, Sri Lankan at 0.3%, and Scottish at 8.1% compared to regional averages.

Sale's median age exceeds the national pattern

Sale's median age is 41 years, which is lower than the Rest of Vic. average of 43 but exceeds the national average of 38 years. The 25-34 age group comprises 14.7% of Sale's population, higher than the Rest of Vic., while the 65-74 cohort makes up 11.5%. According to post-2021 Census data, the 25-34 age group has increased from 12.2% to 14.7%, the 45-54 cohort has decreased from 12.4% to 10.5%, and the 5-14 group has dropped from 12.5% to 11.0%. By 2041, Sale's age profile is projected to change significantly. The 25-34 cohort is expected to grow by 43%, adding 1,017 residents to reach 3,395. Conversely, population declines are forecast for the 15-24 and 55-64 cohorts.