Greensborough
Greensborough combines a population of 21,070 with a median age of 41 and household incomes at the 78th percentile nationally. Compared with nearby Watsonia and Montmorency, buyers should focus on Greensborough's established family housing, where 42.9% of households hold a mortgage and 38.5% own outright. The suburb has a stable, owner-led character because 84.6% of residents stayed at the same address over the reference period.
Population
21,070
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,075/wk
DAs (12 months)iDevelopment Applications lodged in the past year
19
Median House
$997K
October to December 2025
Greensborough suits buyers seeking established family housing, because 85.0% of dwellings are separate houses and 48.8% contain 3 bedrooms, while a further 36.2% have 4 or more bedrooms. Household incomes sit at the 78th percentile, above the national midpoint, and mortgage payments represent 24.1% of household income without a mortgage stress flag. Compared with apartment-led areas, the suburb provides more conventional house-and-yard stock, but buyers should allow for a mortgage-heavy tenure profile, with 42.9% paying a mortgage.
For Buyers
Greensborough suits buyers seeking established family housing, because 85.0% of dwellings are separate houses and 48.8% contain 3 bedrooms, while a further 36.2% have 4 or more bedrooms. Household incomes sit at the 78th percentile, above the national midpoint, and mortgage payments represent 24.1% of household income without a mortgage stress flag. Compared with apartment-led areas, the suburb provides more conventional house-and-yard stock, but buyers should allow for a mortgage-heavy tenure profile, with 42.9% paying a mortgage.
For Investors
Greensborough presents an established rental market rather than a high-turnover, investor-dominated one. Renters account for 17.5% of households, the weekly rent is $404 and vacancy is 5.3%, so leasing conditions should be assessed against current property type and street-level competition. Compared with areas where renting forms a larger share of tenure, tenant demand may be narrower, although the 85.0% detached-house base supports family-oriented rental appeal. Rent growth of 32.5% is a positive historical signal, while 18 development applications in 12 months indicate ongoing property activity without evidence of a large new dwelling pipeline. Overseas migration is the stated primary growth driver.
Development Activity
Total DAs
33
Last 12 Months
19
YoY ChangeiYear-over-year change in DA lodgements
+280.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Greensborough
Open-register school locations for education access. This is not a school-quality ranking.
Apollo Parkways Primary School
Greenhills Primary School
Greensborough Primary School
St Mary's School
Watsonia Heights Primary School
Demographics
Greensborough has a median age of 41, which is 1.0 year above the national comparison, and its 2.6-person average household is 0.1 above the national figure. University attainment is 42.9%, or 12.8 percentage points higher than nationally, helping explain the suburb's professional and managerial employment base. English ancestry is recorded for 7,040 people, followed by Irish at 2,680 and Italian at 2,215. Christianity accounts for 9,984 responses and no religion for 9,210. Compared with the national profile, overseas-born residents are close to the benchmark at 22.0%, while residential stability is high because 84.6% stayed at the same address.
Age Distribution
Bedrooms
Dwelling Structure
85.0%
Houses
12.6%
Townhouse
2.4%
Apartment
Tenure
Housing values have risen substantially over the long term but remain below the recent peak. Compared with apartment-led markets, Greensborough is defined by detached stock: 85.0% separate houses, 12.6% semi-detached homes and only 2.4% apartments. Tenure is split between 38.5% outright owners, 42.9% mortgage holders and 17.5% renters, while 48.8% of homes have 3 bedrooms and 36.2% have 4 or more.
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $404.
$560
Bond data year ending Sep 2025 · houses $570 · units $490
HH Size
2.6
Personal Income / wk
$903
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
436
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
49.3%
Couples with children
36.1%
Couples, no children
13.6%
Single parent
6,043
Total families
Economy & Employment
Greensborough's employment base is led by healthcare at 17.4% or 1,352 workers, education at 14.8% or 1,149, construction at 11.0% or 855, professional and technical services at 10.8% or 842, and public administration at 9.1% or 708. Professionals number 3,073 and managers 1,611, reinforcing a higher-skilled profile. Household income is $2,075 per week at the 78th percentile, while unemployment is 4.0% and labour-force participation is 65.0%. SEIFA education and occupation deciles are both 8, IRSD is 9 and IRSAD is 8, placing the suburb above the national median for socioeconomic advantage. This combination reflects established professional employment, although construction and clerical work broaden the local base.
Unemployment
4.0%
Labour Force
11,140
Unemployed
449
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.1%
Part-time
33.7%
Participation
65.0%
Employed
10,691
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
42.9%
Postgraduate
11.7%
Born Overseas
22.0%
Dwellings
7,753
Transport to Work
Greensborough is more car-oriented than public-transport-oriented, with 54.8% driving to work compared with 3.0% using public transport, while 38.0% work from home. The local school mix includes 7 schools: 5 primary, 1 secondary and 1 special-developmental school, across 6 government settings and 1 Catholic school. Schools include Greensborough Primary School, Apollo Parkways Primary School, Greenhills Primary School, Watsonia Heights Primary School, St Mary's School, Greensborough Secondary College and Diamond Valley Special Developmental School. Safety should be assessed with current local advice: the recorded crime rate is 79.6 offences per 1,000 people, with 1,678 total offences, including 1,029 property and deception offences. Compared with the national median, IRSAD decile 8 and IRSD decile 9 indicate relatively strong socioeconomic conditions.
Drive
54.8%
Public Transport
3.0%
Walk / Cycle
1.3%
Work from Home
38.0%
Population Forecast
+0.03%/yr
(+7 people/yr)
EstablishedGreensborough is an established, slow-growth suburb: the annual trend is 0.03%, while population change across the wider area is 2.9% over 10 years. Overseas migration is the primary growth driver, but the trajectory is labelled Aging, with the senior share up 6.6 percentage points and the working share down 3.5 points. Compared with higher-growth outer corridors, this points to a more settled market shaped by existing homes and long-term residents. The gentrification score is 10 with a stage of Not gentrifying, while a separate shift measure records a score of 20 and Early signs. The aging pattern is consistent with established ownership and limited population turnover rather than rapid redevelopment.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+189
Net Internal / yr
-156
Gentrification Signal
Not gentrifying
Net internal outflow -156/yr, COVID recovered (-2% dip → full recovery)
Safety & Crime
Total Offences
1,678
Year ending June 2024
Rate per 1,000 People
79.6
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 Greensborough compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Greensborough a good suburb to live in?
Greensborough suits households wanting established detached housing, local schools and a stable resident base. The median age is 41, 85.0% of homes are separate houses and 38.0% of residents work from home. Compared with more transit-dependent suburbs, daily life is more car-oriented, with 54.8% driving to work.
What schools are in Greensborough?
Greensborough has 7 schools across 5 primary, 1 secondary and 1 special-developmental setting. They include Greensborough Primary School, Apollo Parkways Primary School, Greenhills Primary School, Watsonia Heights Primary School, St Mary's School, Greensborough Secondary College and Diamond Valley Special Developmental School.
Is Greensborough safe?
The recorded crime rate is 79.6 offences per 1,000 people, with 1,678 total offences. Property and deception offences account for 1,029, compared with 246 crimes against the person and 178 drug offences. Check current local updates and the exact address before making a decision.
Is Greensborough good for property investment?
Greensborough may suit investors seeking established family rental stock rather than rapid development exposure. Weekly rent is $404, vacancy is 5.3% and renters represent 17.5% of households. Rent growth is recorded at 32.5%, while 18 development applications in 12 months suggest ongoing but not intensive property activity.
How is Greensborough's population changing?
Population change across the wider area is 2.9% over 10 years and the annual trend is 0.03%, indicating slower growth than many expansion corridors. Overseas migration is the primary driver, while the trajectory is Aging. The senior share has increased by 6.6 percentage points and the working share has fallen by 3.5 points.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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