Garfield
A 94.1% separate-house share gives Garfield a distinctly low-density profile, with 2,114 residents across 26.42 square kilometres. Compared with nearby Pakenham, the town is more oriented to detached homes, larger blocks and car-based routines. The median age is 39, just 1 year below the national figure, while 83.9% of residents stayed at the same address. Overseas-born residents account for 10.5%, and household income sits at the 58.3rd percentile, supporting a settled mortgage-belt character with an emerging but still modest growth story.
Local council: Cardinia
Population
2,114
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,677/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median House
$850K
October to December 2025
Garfield suits buyers seeking detached housing, because 94.1% of dwellings are separate houses and 45.3% contain 4 or more bedrooms. A typical mortgage payment is listed at $1,800 per month, with mortgage costs equal to 24.8% of household income. Compared with apartment-oriented locations, the 5.1% apartment share limits low-maintenance choice, but the 41.1% 3-bedroom share provides a practical middle ground for families.
For Buyers
Garfield suits buyers seeking detached housing, because 94.1% of dwellings are separate houses and 45.3% contain 4 or more bedrooms. A typical mortgage payment is listed at $1,800 per month, with mortgage costs equal to 24.8% of household income. Compared with apartment-oriented locations, the 5.1% apartment share limits low-maintenance choice, but the 41.1% 3-bedroom share provides a practical middle ground for families.
For Investors
Garfield presents a smaller, owner-heavy rental market, with only 11.5% of households renting and a weekly median rent of $330. The 6.9% vacancy rate gives tenants more choice than a tightly undersupplied market, so investors should assess property quality and tenant depth rather than rely on scarcity alone. Rent growth of 38.2% supports the income story, while rent costs represent 19.7% of household income, below the 24.8% mortgage burden. With just 1 development recorded over 12 months and migration labelled Balanced, rental upside is more likely to depend on gradual demand growth than a major construction cycle.
Development Activity
Total DAs
7
Last 12 Months
1
YoY ChangeiYear-over-year change in DA lodgements
-50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Garfield
Open-register school locations for education access. This is not a school-quality ranking.
Garfield Primary School
Demographics
Garfield has a settled, Anglo-leaning population, with English ancestry recorded for 816 residents, Irish for 265 and Scottish for 199. The median age of 39 is 1 year below the national comparison, but the ageing trajectory is visible in the forecast shift. Overseas-born residents make up 10.5%, which is 11.1 percentage points below the national figure, while university participation is 19.7%, or 10.4 points below national levels. Average household size is 2.8 people, 0.3 above the national comparison, reflecting 49.7% of families being couples with children. The 83.9% stayed rate is well above the 16.1% turnover rate, reinforcing residential stability.
Age Distribution
Bedrooms
Dwelling Structure
94.1%
Houses
0.8%
Townhouse
5.1%
Apartment
Tenure
Garfield's housing market is overwhelmingly detached and family-sized: 94.1% of dwellings are separate houses, 41.1% have 3 bedrooms and 45.3% have 4 or more. Across 19 years, the median compound growth rate is 4.0%. Ownership is split between 35.7% owning outright and 50.7% paying a mortgage, while 11.5% rent. Compared with nearby Pakenham, Garfield's apartment share of 5.1% points to a more conventional detached-house market, with affordability tied closely to land size and borrowing capacity.
Mortgage / mo
$1,800
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$330
Census 2021
HH Size
2.8
Personal Income / wk
$743
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.9%
Unoccupied
52
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Ancestry
Household Composition
49.7%
Couples with children
41.0%
Couples, no children
8.6%
Single parent
571
Total families
Economy & Employment
Construction is Garfield's largest listed industry at 20.8%, followed by healthcare at 13.1%, education at 11.8%, retail at 7.3% and other services at 6.8%. This aligns with the occupation mix, led by trades with 218 workers, professionals with 157 and managers with 138. The unemployment rate is 4.0% and labour-force participation is 63.9%, while household income ranks at the 58.3rd percentile. Garfield's SEIFA results are uneven: the education and occupation decile is 4, compared with an economic resources decile of 9, while disadvantage sits at decile 7 and advantage at decile 6. The spread is consistent with a trade-heavy workforce that has stronger resources than formal education indicators alone suggest.
Unemployment
4.0%
Labour Force
1,069
Unemployed
43
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
34.9%
Participation
63.9%
Employed
1,026
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.7%
Postgraduate
3.2%
Born Overseas
10.5%
Dwellings
710
Transport to Work
Garfield is practical for residents who drive: 75.1% travel as car drivers, compared with 0.9% using public transport and 2.4% walking or cycling. Working from home accounts for 18.9%, which can soften some commuting pressure. One listed local school, Garfield Primary School, provides a government primary option; families should check enrolment zones against the exact address because school boundaries can cross suburb lines. Recorded crime totals 58 offences, or 27.4 per 1,000 residents. IRSAD sits at decile 6 and IRSD at decile 7, while volunteering is 18.5%. These conditions support a stable setting, although car dependence is higher than active or public transport use.
Drive
75.1%
Public Transport
0.9%
Walk / Cycle
2.4%
Work from Home
18.9%
Growth Outlook
Garfield's wider-area growth trend is 1.44% annually, with migration described as Balanced rather than driven by one dominant source. The forecast trajectory is Aging: senior share has risen by 4.0 percentage points, while the young share has fallen by 2.1 points and the working-age share by 0.8. Population change across the wider area is 20.9% over 10 years, which is stronger than a static-market outcome. Gentrification is rated Early signs with a score of 24, while the separate shift measure records a score of 45 and labels the stage Active. Compared with a high-turnover growth corridor, Garfield is more likely to change through steady demand, older households and selective redevelopment.
Population trend: Cardinia council area
Garfield sits in the Cardinia council area. These are the council area's residents, not Garfield's.
Residents 2025
133,472
Growth, 5 yr average
+2.8%/yr
2020 to 2025
Growth, last year
+2.6%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
58
Year ending June 2024
Rate per 1,000 People
27.4
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Garfield compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Garfield a good suburb to live in?
Garfield can suit households wanting detached homes and a settled town environment. About 94.1% of dwellings are separate houses, 83.9% of residents stayed at the same address, and the recorded crime rate is 27.4 per 1,000 people. Car dependence is high at 75.1%.
What schools are in Garfield?
Garfield Primary School is the 1 listed local school, and it is a government primary campus. Families should confirm the current enrolment zone and eligibility requirements for the exact address, particularly where nearby town boundaries or district arrangements affect school access.
Is Garfield safe?
Garfield recorded 58 offences, equal to 27.4 crimes per 1,000 residents. Property and deception offences accounted for 21 incidents, justice procedures offences for 20, and crimes against the person for 13. Check current local conditions before making a final decision.
Is Garfield good for property investment?
Garfield may suit investors seeking a detached-house market, but rental depth is limited because only 11.5% of households rent. Median rent is $330 per week, vacancy is 6.9%, and rent growth is 38.2%. One development was recorded over 12 months, while migration is classified as Balanced.
How is Garfield's population changing?
Growth across the wider area is forecast at 1.44% annually, with population change of 20.9% over 10 years. The trajectory is labelled Aging: the senior share has increased by 4.0 percentage points and the young share has declined by 2.1 points. Gentrification is at Early signs with a score of 24.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), Valuer-General Victoria (house prices), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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