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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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ABS ERP | -- people | --
2021 Census | -- people
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Tullamarine has an estimated 6,756 residents, up from 6,576 at the 2021 Census — a change of 180 people, or 2.7%. 101 new addresses have been validated here since Census night. That puts 1,750 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
Based on AreaSearch's analysis, Tullamarine's population is around 6,756 as of May 2026. This reflects an increase of 180 people (2.7%) since the 2021 Census, which reported a population of 6,576 people. The change is inferred from the estimated resident population of 6,727 from the ABS as of June 2025 and an additional 101 validated new addresses since the Census date. This level of population equates to a density ratio of 1,750 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Population growth for the area was primarily driven by overseas migration that contributed approximately 72.7% 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. Looking at population projections moving forward, a significant population increase in the top quartile of national areas is forecast, with the area expected to grow by 2,451 persons to 2041 based on the latest annual ERP population numbers, reflecting recording a gain of 35.9% in total over the 16 years.
Frequently Asked Questions - Population
199 new dwellings have been approved in Tullamarine over the past five years, an average of 39 a year. That is 6.0 approvals per 1,000 residents. Of the 36 dwellings approved in the latest reporting year, 22% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 16, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Tullamarine has averaged around 39 new dwelling approvals per year, with 199 homes approved over the past 5 financial years (between FY-21 and FY-25) and 15 so far in FY-26. With population declining over recent years, development activity has been adequate in relative terms, a positive for buyers, while new properties are constructed at an average value of $308,000, consistent with regional patterns. Also, $623,000 in commercial approvals have been registered this financial year, suggesting a predominantly residential focus. Compared to Greater Melbourne, Tullamarine has significantly less development activity (51.0% below regional average per person).
This scarcity of new dwellings typically strengthens demand and prices for existing properties. Recent construction comprises 22.0% detached dwellings and 78.0% townhouses or apartments. This trend toward denser development provides accessible entry options and appeals to downsizers, investors, and entry-level buyers. This marks a significant departure from existing housing patterns (currently 60.0% houses), suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. With around 175 people per dwelling approval, Tullamarine shows characteristics of a low density area. Looking ahead, Tullamarine is expected to grow by 2,422 residents through to 2041 (from 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.
Frequently Asked Questions - Development
Development applications around Tullamarine
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Tullamarine, worth an estimated $800 million. A further 87 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $67.6 billion. 19 are already under construction and 20 are due for completion within three years. The pipeline spans residential development, transport & logistics and communities, precincts & urban renewal. 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
Nothing can influence an area's performance as much as changes to local infrastructure, major projects and planning initiatives. In total 12 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Tullamarine Logistics Estate, Assembly Tullamarine, 11 Ian Crescent Townhouses by DKO Architecture, and The Quadrant Tullamarine, with the below list detailing those likely to be of most relevance.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Gladstone Park Shopping Centre Refurbishment and Expansion
The Gladstone Park Shopping Centre refurbishment is a staged modernisation project focused on upgrading facades and common areas, enhancing the dining precinct, and increasing the number of specialty retailers. The plan includes improving site access, circulation, and car parking facilities while maintaining its status as a core neighborhood hub anchored by major supermarkets and community services.
M80 Ring Road Upgrade
Upgrades to the M80 Ring Road including adding new lanes, installing a smart freeway lane management system, new bridges, and establishing a seamless connection to the North East Link to improve traffic flow and safety.
The Quadrant Tullamarine
Mirvac's 40-hectare master-planned corporate office and industrial park featuring premium A-grade office buildings and large-format warehousing directly opposite Melbourne Airport's main terminal precinct.
Assembly Tullamarine
A proposed 70,000 sqm state-of-the-art logistics and industrial estate by Charter Hall at Tullamarine, featuring multiple large warehouses with direct connectivity to Melbourne Airport and the Tullamarine Freeway. The estate is designed to accommodate a range of logistics and industrial tenant customers with high-clearance warehouses, sustainable design features and efficient freight access.
Tullamarine Logistics Estate
Goodman's premium industrial estate delivering over 100,000 sqm of modern warehouse and logistics facilities at Tullamarine, adjacent to Melbourne Airport. The estate offers direct access to the Tullamarine Freeway, Metropolitan Ring Road and Calder Freeway, targeting e-commerce, contract logistics, and freight-forwarding occupiers seeking proximity to the airport and Melbourne's northern arterial network.
Hart Industrial Precinct
A 30 hectare aviation, commercial and light industrial precinct in the north-east section of Essendon Fields. Stage 1 is over 60 percent complete, with more than 100000 square metres of total site area delivered and about 64000 square metres of development-ready land remaining. Operational facilities include Autex Acoustics at 121-131 Global Avenue, Modscape at 112-120 Global Avenue, Dutton Wholesale at 1 Challenger Court and temporary Modscape module storage at 117 Global Avenue. Civil infrastructure including the Global Avenue extension, services and stage 1 retarding basin is complete, while landscaping, boundary interface works and stage 2 retarding basin works are ongoing.Further warehouses and a cafe are planned subject to market demand.
18-22 Howes Street Apartments by Artisan Architects
84-unit residential development featuring 1 and 2 bedroom apartments across two buildings of 5 and 6 storeys on a 1400sqm site. Designed by Artisan Architects with landscape design by Human Habitats. Includes 91 car parking spaces and mixed use office space. Development application has been granted, with completion estimated for early 2027.
12 Howes Street Airport West Apartments
30-unit residential apartment project at 12 Howes Street, Airport West. Proposal indicates a 4-storey, ~17 m building with rooftop terrace, approx. 30 car spaces and 5 bicycle spaces. Local government is Moonee Valley City Council.
3,541 residents of Tullamarine are employed, from a labour force of 3,730. Unemployment sits at 5.1%, with participation at 64.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Tullamarine features a skilled workforce, with the construction sector a particular standout in terms of representation, an unemployment rate of 5.1%, and 0.8% in estimated employment growth over the past year. As of March 2026, 3,541 residents are in work while the unemployment rate is 0.3% above Greater Melbourne's rate of 4.8%, and workforce participation lags significantly (64.9% compared to Greater Melbourne's 70.2%). Based on Census responses, a moderate 21.1% of residents were found to work from home, though Covid-19 lockdown impacts should be considered. Employment among residents is concentrated in construction, transport, postal & warehousing, and health care & social assistance.
The area demonstrates particularly notable concentration in transport, postal & warehousing, with employment levels at 2.3 times the regional average. Meanwhile, professional & technical has limited presence with 5.7% employment compared to 10.1% regionally. The ratio of 0.7 workers for each resident, as at the Census, indicates a level of local employment opportunities above the norm. Based on AreaSearch analysis of SALM and ABS data, over the 12 months to March 2026, employment increased by 0.8% while labour force decreased by 0.6%, causing the unemployment rate to fall by 1.3 percentage points. By comparison, Greater Melbourne recorded employment growth of 2.1%, labour force growth of 2.3%, with unemployment rising 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Tullamarine. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Tullamarine's employment mix suggests local employment should increase by 6.1% over five years and 12.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
Frequently Asked Questions - Employment
Median household income in Tullamarine is $1,404 a week (about $73,000 a year), with median personal income at $725 a week. ATO records put median taxable income at $56,769 a year against an average of $65,138. 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
The Tullamarine SA2 shows a median taxpayer income of $56,769 and an average of $65,138 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is below the national average, contrasting with Greater Melbourne's median income of $57,688 and average income of $75,164. Based on Wage Price Index growth of 9.62% since financial year 2023, current estimates would be approximately $62,230 (median) and $71,404 (average) as of March 2026. Census data reveals household, family and personal incomes all rank modestly in Tullamarine, between the 29th and 33rd percentiles.
Income brackets indicate the largest segment comprises 32.8% earning $1,500 - 2,999 weekly (2,215 residents), mirroring the surrounding region where 32.8% occupy this bracket. Housing affordability pressures are severe, with only 82.2% of income remaining, ranking at the 26th percentile.
Frequently Asked Questions - Income
Tullamarine had 2,745 occupied dwellings at the 2021 Census, 60% detached houses and 0% apartments. 32% are owned with a mortgage, 35% rented and 33% owned outright. At that Census the median rent was $351 a week and the median mortgage repayment $1,733 a month. Rent absorbs 25.0% of household income here and mortgage repayments 28.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Dwelling structure within Tullamarine, as evaluated at the latest Census, comprised 60.2% houses and 39.8% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Melbourne metro's 67.9% houses and 32.1% other dwellings. Meanwhile, the level of home ownership within Tullamarine was beyond that of Melbourne metro, at 33.1%, with the remainder of dwellings either mortgaged (32.0%) or rented (34.9%). The median monthly mortgage repayment in the area was well below the Melbourne metro average at $1,733, while the median weekly rent figure was recorded at $351, compared to Melbourne metro's $2,000 and $390.
Nationally, Tullamarine's mortgage repayments are lower than the Australian average of $1,863, while rents are less than the national figure of $375.
Frequently Asked Questions - Housing
Tullamarine counted 2,745 households at the 2021 Census, averaging 2.3 people each. 26% are couples with children, against 24% couples without children. 33% 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 dominate at 64.1% of all households, comprising 25.6% couples with children, 24.4% couples without children, and 12.5% single parent families. Non-family households make up the remaining 35.9%, with lone person households at 33.4% and group households comprising 2.6% of the total. The median household size of 2.3 people is smaller than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
21.0% of adults in Tullamarine hold a university qualification, including 15.0% with a bachelor degree and 4.0% with postgraduate qualifications. A further 23.2% hold a vocational qualification. 1 school serves the area, with 230 enrolment places and an average ICSEA of 992 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
The area faces educational challenges, with university qualification rates (21.0%) substantially below the Greater Melbourne average of 37.0%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 15.0%, followed by postgraduate qualifications (4.0%) and graduate diplomas (2.0%). Trade and technical skills feature prominently, with 34.1% of residents aged 15+ holding vocational credentials – advanced diplomas (10.9%) and certificates (23.2%). A substantial 24.4% of the population actively pursues formal education. This includes 8.0% in primary education, 5.2% in secondary education, and 4.1% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tullamarine reaches 30 stops on 7 routes, timetabled for about 1,300 services a week. The typical home sits about 210 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.1 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 analysis reveals 30 active transport stops operating within Tullamarine comprising a mix of buses. These stops are serviced by 7 individual routes, collectively providing 1,260 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 211 meters from the nearest transport stop. As a primarily residential area, most residents commute outward - car remains the dominant mode at 90%. Vehicle ownership averages 1.1 per dwelling, below the regional average. Some 21.1% of residents work from home (2021 Census; may reflect COVID-19 conditions). Service frequency averages 180 trips per day across all routes, equating to approximately 42 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
67.0% of residents in Tullamarine report no long-term health condition. 8.1% need daily assistance with core activities, and 51.9% hold private health cover. The standardised death rate runs at 5.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Tullamarine faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence with common health conditions somewhat prevalent across both younger and older age cohorts , and the rate of private health cover slightly lagging that of the average SA2 area at approximately 52% of the total population (~3,506 people). This compares to 56.7% across Greater Melbourne. The most common medical conditions in the area were found to be arthritis and mental health issues, impacting 8.8 and 7.9% of residents, respectively, while 67.0% declared themselves as completely clear of medical ailments compared to 72.6% across Greater Melbourne.
Working-age residents show above average prevalence of chronic health conditions. The area has 21.4% of residents aged 65 and over (1,447 people), which is higher than the 15.0% in Greater Melbourne. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.
Frequently Asked Questions - Health
35.6% of Tullamarine residents were born overseas and 36.0% speak a language other than English at home, more culturally diverse than 79% of areas nationally. The largest reported ancestries are English (17.6%) and Australian (16.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Tullamarine scores quite highly on cultural diversity, with 35.6% of its population born overseas and 36.0% speaking a language other than English at home. The main religion in Tullamarine was found to be Christianity, which makes up 64.1% of people in Tullamarine. This compares to 43.0% across Greater Melbourne. In terms of ancestry (country of birth of parents), the top three represented groups in Tullamarine are English, comprising 17.6% of the population, Australian, comprising 16.6% of the population, and Other, comprising 16.1% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Italian is notably overrepresented at 11.7% of Tullamarine (vs 5.2% regionally), Maltese at 2.9% (vs 1.1%) and Croatian at 1.4% (vs 0.7%).
Frequently Asked Questions - Diversity
The median resident of Tullamarine is 40. 27.3% 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
With a median age of 40, Tullamarine is somewhat higher than the Greater Melbourne figure of 37 similarly marginally higher than Australia's 38 years. Compared to the Greater Melbourne average, the 75 - 84 cohort is notably over-represented (9.3% locally), while 15 - 24 year-olds are under-represented (8.9%). In the period since 2021, the 75 to 84 age group has grown from 7.1% to 9.3% of the population. Conversely, the 65 to 74 cohort has declined from 11.2% to 9.7%. Demographic modeling suggests Tullamarine's age profile will evolve significantly by 2041.
The 75 to 84 age cohort is projected to grow significantly, expanding by 360 people (57%) from 626 to 987.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tullamarine
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 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) | May 2026 3 months ago 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 3 months ago all 1 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 May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 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 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month 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 — 101 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (6,576 at the 2021 Census → 6,756 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 May 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 (210051250). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.