Greenvale
Greenvale's most telling feature is its 97.0% separate-house share across 30.56 sq km, supporting a population of 21,274 rather than a dense apartment market. At a median age of 35, residents are 5.0 years younger than the national average, while household income sits at the 87.1 percentile. Compared with nearby Craigieburn and Roxburgh Park, Greenvale reads as a lower-rise, larger-lot choice, although its density of 696.1 people per sq km still reflects substantial growth. The 3.2% annual forecast and 71.1% ten-year population change across the wider area point to continued demand.
Population
21,274
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,262/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$906K
October to December 2025
The 72.2% share of homes with 4 or more bedrooms is far higher than the 25.9% three-bedroom share, so the market is oriented toward larger households and space rather than compact entry-level stock. Mortgage commitments appear manageable for many households at $2,167 per month and 22.1% of household income, while 54.6% of homes are mortgaged and 32.3% are owned outright. Compared with smaller-home options, Greenvale's larger dwellings require more capital but align with its 3.2-person average household size.
For Buyers
The 72.2% share of homes with 4 or more bedrooms is far higher than the 25.9% three-bedroom share, so the market is oriented toward larger households and space rather than compact entry-level stock. Mortgage commitments appear manageable for many households at $2,167 per month and 22.1% of household income, while 54.6% of homes are mortgaged and 32.3% are owned outright. Compared with smaller-home options, Greenvale's larger dwellings require more capital but align with its 3.2-person average household size.
For Investors
Greenvale presents a low-rental-share investment market, with only 12.4% of occupied dwellings rented compared with 54.6% carrying a mortgage. Weekly rent is $430 and vacancy is 3.8%, indicating a functioning tenant market, although the small renter base may limit depth compared with more apartment-oriented suburbs. Development activity is material, with 32 applications recorded over 12 months, including subdivision activity that can expand future housing supply. Internal migration is the primary forecast growth driver and the annual trend is 3.2%, supporting demand because incoming households can sustain leasing and resale interest.
Development Activity
Total DAs
75
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
+19.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Greenvale
Open-register school locations for education access. This is not a school-quality ranking.
Aitken College
Greenvale Primary School
Keelonith Primary School
Mary Queen of Heaven Catholic Primary School
St Carlo Borromeo School
Demographics
Greenvale has a family-heavy demographic profile, with couples with children representing 60.0% of families and average household size reaching 3.2 people, which is 0.7 higher than the national average. Residents are relatively young at a median age of 35, or 5.0 years below national average, but the trajectory is aging as the senior share has risen 3.4 percentage points. Overseas-born residents account for 34.8%, which is 13.2 percentage points above the national figure, while university attendance is 38.0%, or 7.9 points higher. Italian ancestry counts 4,402 people and Lebanese ancestry 1,019, alongside Arabic and Italian language communities. Compared with nearby Craigieburn and Roxburgh Park, Greenvale has a similarly family-oriented growth profile but a distinctive Italian and Lebanese heritage presence.
Age Distribution
Bedrooms
Dwelling Structure
97.0%
Houses
3.0%
Townhouse
0.0%
Apartment
Tenure
Housing is overwhelmingly detached, with 97.0% separate houses, while 54.6% are mortgaged, 32.3% owned outright and 12.4% rented. This structure supports family demand but makes affordability more sensitive to borrowing costs than in smaller dwellings.
Mortgage / mo
$2,167
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$430
Census 2021
HH Size
3.2
Personal Income / wk
$796
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
250
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
60.0%
Couples with children
27.2%
Couples, no children
12.0%
Single parent
5,923
Total families
Economy & Employment
Greenvale's employment base spans essential services, construction and professional work. Healthcare is the largest listed industry at 14.1% and 931 workers, followed by construction at 13.2% and 873, education at 11.5% and 761, professional and technical services at 8.1% and 536, and retail at 7.8% and 518. Occupations are led by professionals at 2,168, clerical and administrative workers at 1,595, managers at 1,474 and trades at 1,442. Participation is 66.1%, full-time employment is 60.4% and unemployment is 5.9%. Household income of $2,262 per week ranks at the 87.1 percentile. Compared with the IEO decile 6, the IER decile 10 indicates economic resources rank higher than education and occupation, while IRSAD and IRSD both sit at decile 7.
Unemployment
5.9%
Labour Force
11,073
Unemployed
657
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.4%
Part-time
32.2%
Participation
66.1%
Employed
10,416
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
38.0%
Postgraduate
8.2%
Born Overseas
34.8%
Dwellings
6,333
Transport to Work
Greenvale is strongly car-oriented: 67.6% of commuters drive, compared with 1.5% using public transport and 0.5% walking or cycling, while 26.3% work from home. This pattern reflects a spread-out 30.56 sq km suburb with density of 696.1 people per sq km, so household access to a car is more important than in compact inner areas. Families have access to 6 local schools across 4 primary, 1 secondary and 1 combined primary-secondary campus, with government, Catholic and independent sectors represented. Check enrolment zones against the exact address because boundaries can cut across suburb edges. The crime rate is 37.2 per 1,000 residents, including 468 property and deception offences out of 791 total incidents. Compared with public transport use, car access is the clearest practical consideration. An IRSAD decile of 7 indicates above-middle relative advantage.
Drive
67.6%
Public Transport
1.5%
Walk / Cycle
0.5%
Work from Home
26.3%
Population Forecast
+3.2%/yr
(+856 people/yr)
EstablishedGreenvale's growth outlook is stronger than its established classification alone suggests. The forecast annual trend is 3.2%, with internal migration identified as the primary driver, while population change across the wider area reaches 71.1% over 10 years. Gentrification is scored at 40 and staged Active, compared with the shift reading of 31 and Early signs. The area is also on an Aging trajectory, with the senior share up 3.4 percentage points and rent growth of 19.4%. These signals point to continued expansion because internal migration is adding demand while the suburb retains a large detached-house base. The 32 development applications in 12 months reinforce an active supply response, particularly through subdivision activity.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+187
Net Internal / yr
+614
Gentrification Signal
Active
Net internal migration +614/yr, Accelerating: 26% → 56%
Safety & Crime
Total Offences
791
Year ending June 2024
Rate per 1,000 People
37.2
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 Greenvale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Greenvale a good suburb to live in?
Greenvale suits households wanting detached homes, schools and larger floorplans. The suburb has 21,274 residents, a median age of 35 and a 97.0% separate-house share. Its main trade-off is transport: 67.6% drive while only 1.5% use public transport, so car access is important.
What schools are in Greenvale?
Greenvale has 6 local schools across 4 primary schools, 1 secondary college and 1 combined primary-secondary school. The mix includes government, Catholic and independent sectors, including Greenvale Primary School, Greenvale Secondary College and Aitken College. Confirm enrolment zones for the exact address.
Is Greenvale safe?
Greenvale recorded 791 offences, equal to a crime rate of 37.2 per 1,000 residents. Property and deception offences were the largest category at 468, followed by 119 crimes against the person. Check current local trends and address-specific conditions before making a decision.
How is Greenvale's population changing?
Greenvale has 21,274 residents today and the wider area records 71.1% population change over 10 years. The forecast annual trend is 3.2%, driven primarily by internal migration. The trajectory is Aging, with the senior share increasing by 3.4 percentage points.
What languages are spoken in Greenvale?
Greenvale has an overseas-born share of 34.8%, which is 13.2 percentage points above the national figure. Arabic is spoken by 842 people, Italian by 569, Sinhal by 249, Greek by 207 and Urdu by 163. Italian ancestry is also recorded for 4,402 residents.
What development is occurring in Greenvale?
There were 32 development applications in the past 12 months. Recent examples include a 2-lot subdivision, a 12-lot subdivision and an electrical-supply easement application. This level of activity supports ongoing housing change, although the final effect depends on approvals, construction timing and local infrastructure.
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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