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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.
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Sales Activity
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Population
Population growth drivers in Sandringham - Black Rock are slightly above average based on AreaSearch's ranking of recent, and medium term trends
Sandringham - Black Rock's population is 18,107 as of May 2026, reflecting a 4.3% increase since the 2021 Census which reported 17,358 people. This growth is inferred from ABS estimated resident population of 18,071 in June 2025 and an additional 165 validated new addresses since the Census date. The population density stands at 2,816 persons per square kilometer, placing it in the upper quartile nationally according to AreaSearch's assessments. Sandringham - Black Rock's growth rate of 4.3% since the census is within 1.7 percentage points of its SA3 area's growth rate of 6.0%. Overseas migration was the primary driver of population gains recently. 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, it utilises VIC State Government's Regional/LGA projections from 2023 with adjustments made employing weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future population dynamics anticipate an increase just below the median of statistical areas analysed, with Sandringham - Black Rock expected to grow by 1,736 persons to 2041 based on latest annual ERP population numbers, reflecting a total increase of 9.4% over the 16 years.
Frequently Asked Questions - Population
Development
AreaSearch assessment of residential approval activity sees Sandringham - Black Rock among the top 30% of areas assessed nationwide
Sandringham - Black Rock has granted around 127 residential property approvals per year. Between FY-21 and FY-25639 homes were approved, with an additional 27 approved in FY-26 so far. Over these five years, there was an average of zero new residents per dwelling constructed annually.
This indicates that new supply is meeting or exceeding demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts. The average construction value of new properties is $686,000, suggesting a focus on the premium market with high-end developments. In FY-26, commercial approvals totaling $39.0 million have been registered, indicating strong commercial development momentum. Compared to Greater Melbourne, Sandringham - Black Rock has around three-quarters the rate of new dwelling approvals per person, but it ranks among the 89th percentile nationally for building activity. Recent years have seen an acceleration in this building activity.
New building activity shows a trend towards denser development: 16.0% detached dwellings and 84.0% townhouses or apartments. This shift marks a significant departure from existing housing patterns, which are currently 52.0% houses. It suggests diminishing developable land availability and responds to evolving lifestyle preferences and housing affordability needs. Sandringham - Black Rock reflects a low density area, with around 98 people per approval. Future projections estimate an addition of 1,700 residents by 2041. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Sandringham - Black Rock
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Sandringham - Black Rock has strong levels of nearby infrastructure activity, ranking in the top 40% nationally
Infrastructure changes significantly influence an area's performance. AreaSearch has identified 34 projects likely impacting the area. Notable projects are Sanctuary Sandringham, The Coterie, Beach Point Sandringham, and Miramar. Below is a list detailing those most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Hampton Community Hub
The Hampton Community Hub is a multi-purpose intergenerational precinct designed to centralise community services in Hampton. The project involves consolidating the Hampton Library, Community Centre, Playhouse Theatre, and Maternal and Child Health services into a single modern facility at the Willis Street site. Current 2025-2026 activity includes the development of a pocket park at the nearby 6A Willis Street site as an interim community space while the larger hub project remains in the long-term feasibility and design phase.
Highett Common
Highett Common is Victoria's first Net Zero targeted medium-density community, transforming a 9.3-hectare former CSIRO site into a sustainable residential precinct. The $600m+ masterplanned development features over 1,000 residences, including apartments and townhomes, integrated with 4 hectares of public parkland and conservation reserves. Key community infrastructure includes a new Bayside public library, a Maternal and Child Health centre, and a youth centre. Stage 1 (North Lane and Park House) was completed in late 2025 with residents now moving in, while Stage 3 (The Mews Collection) and the boutique Habitat release are currently under construction.
Bayside Park Improvement and Habitat Linkage Plan
The Bayside Park Improvement and Habitat Linkage Plan aims to increase the diversity of indigenous plantings in Council-owned open space outside the conservation reserve system, creating green corridors for local wildlife across Bayside. It involves restoring indigenous vegetation structure to create and enhance habitat in identified wildlife corridors through planting ground covers and low shrubby mid-storey species, transforming open spaces to support native fauna such as birds, butterflies, insects, lizards, and skinks.
Hampton Public Land Masterplan
A comprehensive long-term strategic plan by Bayside City Council adopted in June 2021 to revitalize public land in Hampton. The masterplan provides direction for 13 Council-owned sites including library, community centre, maternal and child health services, civic plaza, and integrated community hub. The plan proposes the creation of a centralized community precinct to improve public open spaces, car parking, and community facilities to meet the future needs of the growing population, with a focus on creating an intergenerational facility for community gathering.
Sandringham Living and Learning Centre (Library & Maternal Child Health)
Comprehensive redevelopment of the existing 1970s library building including partial demolition and full refurbishment to expand library services by 300 square metres and integrate a purpose-built Maternal and Child Health Centre. The project features modern library spaces including a Maker Space, video conferencing booths, dedicated meeting rooms, children's areas, study spaces, and reading zones with circular porthole windows and dynamic ceiling features. The facility serves families with young children in the Sandringham, Black Rock and Cheltenham areas, providing co-located library and maternal health services under one roof.
Hampton Primary School Upgrade
Upgrade and modernisation of the school, including construction of a gymnasium and performing arts centre to provide better physical education and learning spaces for students.
Sandringham Village Streetscape Masterplan
Urban renewal initiative to enhance Sandringham Village with improved streetscape design, wider footpaths with street trees, enhanced pedestrian safety, and better accessibility. The masterplan focuses on Station Street, Waltham Street, and Melrose Street areas adjacent to Sandringham Train Station. Features include footpath widening, new street tree planting, improved pedestrian crossings, and upgraded infrastructure to support outdoor dining and community activities. The detailed design phase has been deferred until 2025-26 following community consultation and revised plans adopted in March 2020.
Sea & Sky Sandringham
Boutique collection of 63 luxury apartments across six levels designed by award-winning CBG Architects and built by Camillo. Features artist-inspired design by Antoinette Ferwerda, Italian Snaidero kitchens, Miele appliances, and premium amenities including resident lounge and dining room, temperature-controlled wine room, business center, and cinema. Complex layered facade creates visual interest with sunlight and shadow play throughout the day. Offers panoramic views of Port Phillip Bay and CBD.
Employment
Employment performance in Sandringham - Black Rock has been broadly consistent with national averages
Sandringham - Black Rock has an educated workforce with strong professional services representation and a low unemployment rate of 3.3%. As of December 2025, 9,710 residents are employed, with an unemployment rate of 1.4% below Greater Melbourne's rate of 4.8%. Workforce participation is lower at 64.3%, compared to Greater Melbourne's 69.9%.
A high proportion of residents work from home, with 49.1% doing so according to Census responses. Employment is concentrated in professional & technical (1.6 times the regional average), health care & social assistance, and education & training sectors. However, transport, postal & warehousing employs only 2.6% of local workers, below Greater Melbourne's 5.2%. The area appears to offer limited local employment opportunities.
Between December 2024 and December 2025, the labour force decreased by 0.4%, and employment decreased by 1.0%, leading to a rise in unemployment rate by 0.6 percentage points. In contrast, Greater Melbourne recorded employment growth of 2.4%. National employment forecasts from Jobs and Skills Australia project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Sandringham - Black Rock's employment mix suggests local employment should increase by 7.0% over five years and 14.2% over ten years, though this is a simple weighting extrapolation for illustrative purposes only.
Frequently Asked Questions - Employment
Income
Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch
According to AreaSearch's aggregation of ATO data released on June 30, 2023, Sandringham - Black Rock SA2 had a median income among taxpayers of $66,997 and an average income of $115,652. Nationally, these figures are exceptionally high compared to the national median of $57,688 and average of $75,164 in Greater Melbourne. Based on Wage Price Index growth of 9.62% since June 30, 2023, current estimates for Sandringham - Black Rock are approximately $73,442 (median) and $126,778 (average) as of March 2026. Census data shows that incomes in Sandringham - Black Rock rank highly nationally, between the 85th and 86th percentiles for household, family, and personal incomes. Income distribution reveals that 30.3% of residents earn $4000 or more weekly, contrasting with the regional leading bracket of $1,500 to $2,999 at 32.8%. Higher earners dominate, with 41.9% exceeding $3,000 weekly. Housing expenses account for 13.6% of income, and residents rank in the 87th percentile for disposable income. The area's SEIFA income ranking places it in the 9th decile.
Frequently Asked Questions - Income
Housing
Sandringham - Black Rock displays a diverse mix of dwelling types, with above-average rates of outright home ownership
Sandringham-Black Rock's dwelling structure, as per the latest Census, consisted of 52.5% houses and 47.5% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Sandringham-Black Rock stood at 44.6%, with mortgaged dwellings at 32.5% and rented dwellings at 22.9%. The median monthly mortgage repayment was $2,800, higher than Melbourne metro's average of $2,000. Median weekly rent in Sandringham-Black Rock was $486, compared to Melbourne metro's $390. Nationally, Sandringham-Black Rock's mortgage repayments were significantly higher at $2,800 versus the Australian average of $1,863, and rents were substantially above the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Sandringham - Black Rock has a typical household mix, with a lower-than-average median household size
Family households constitute 70.5% of all households, including 32.7% couples with children, 29.5% couples without children, and 7.8% single parent families. Non-family households account for the remaining 29.5%, with lone person households at 28.0% and group households comprising 1.6%. The median household size is 2.4 people, which is smaller than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
Local Schools & Education
Sandringham - Black Rock demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics
Sandringham - Black Rock's educational attainment is notably higher than national and state averages. As of 2016, 47.4% of residents aged 15 years or older held university qualifications, compared to 30.4% in Australia and 33.4% in Victoria. This significant educational advantage includes a leading proportion of Bachelor degrees at 30.8%, followed by postgraduate qualifications (11.7%) and graduate diplomas (4.9%). Vocational pathways account for 23.5% of qualifications among residents aged 15 years or older, with advanced diplomas making up 12.1% and certificates 11.4%.
Educational participation is high in the area, with 28.6% of residents currently enrolled in formal education as of 2016. This includes 8.9% in secondary education, 8.7% in primary education, and 6.5% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Sandringham - Black Rock has 70 active public transport stops serving a mix of buses. These stops are covered by 11 routes, offering 4283 weekly passenger trips in total. The area's transport accessibility is rated excellent, with residents typically living 199 meters from the nearest stop. Most residents commute outward daily. Car remains the primary mode of transport at 82%, followed by train at 8% and walking at 5%. On average, there are 1.3 vehicles per dwelling.
According to the 2021 Census, 49.1% of residents work from home, which may be influenced by COVID-19 conditions. The service frequency averages 611 trips per day across all routes, resulting in approximately 61 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Sandringham - Black Rock's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups
Sandringham - Black Rock demonstrates excellent health outcomes based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups. Private health cover is exceptionally high at approximately 78% of the total population (14,123 people), compared to 56.7% in Greater Melbourne and a national average of 55.7%.
The most common medical conditions are arthritis and asthma, affecting 7.9 and 6.7% of residents respectively. A significant majority, 70.8%, report being completely clear of medical ailments, compared to 72.6% in Greater Melbourne. Working-age residents have low chronic condition prevalence. The area has a higher proportion of seniors, with 26.8% aged 65 and over (4,858 people), compared to 15.0% in Greater Melbourne. Health outcomes among seniors are strong and align with national rankings for the general population.
Frequently Asked Questions - Health
Cultural Diversity
The level of cultural diversity witnessed in Sandringham - Black Rock was found to be slightly above average when compared nationally for a number of language and cultural background related metrics
Sandringham-Black Rock, surveyed in 2016, had above average cultural diversity with 12.2% speaking a language other than English at home and 26.5% born overseas. Christianity was the dominant religion at 48.1%. Judaism, however, was overrepresented at 0.9%, compared to Melbourne's 1.0%.
In ancestry, English (29.6%) and Australian (21.9%) were the top groups, significantly higher than regional averages of 20.1% and 13.4% respectively. Irish ancestry stood at 10.3%. Notable divergences included Scottish (9.5%, vs 5.6%), Russian (0.6%, vs 0.4%), and Hungarian (0.4%, vs 0.3%).
Frequently Asked Questions - Diversity
Age
Sandringham - Black Rock hosts an older demographic, ranking in the top quartile nationwide
Sandringham - Black Rock's median age is 48 years, significantly higher than Greater Melbourne's average of 37 years and Australia's median age of 38 years. The age profile shows that those aged 65-74 are particularly prominent, making up 13.2% of the population, while those aged 25-34 make up only 6.4%. Between 2021 and present, the 75 to 84 age group has grown from 7.4% to 9.7%, and the 15 to 24 cohort has increased from 11.4% to 13.2%. Conversely, the 45 to 54 cohort has declined from 15.8% to 14.1%, and the 5 to 14 group has dropped from 11.8% to 10.4%. Population forecasts for 2041 indicate substantial demographic changes in Sandringham - Black Rock, with the 75 to 84 cohort projected to grow by 39%, adding 693 residents to reach 2,452. Senior residents aged 65 and above will drive 82% of population growth, reflecting ongoing demographic aging trends. Conversely, population declines are projected for those aged 0 to 4 and 55 to 64 years old.