Greensborough
VICGreensborough is a stable suburb in VIC with 21,070 residents.
- SAL code
- 21104
- SA2
- 209011197
- Population
- 21,070
Greensborough, VIC had 21,070 residents at the 2021 Census, with the broader statistical area roughly steady over the last five years. The predominant age group is 35-44 years, and the median age sits at 41. Households are most often couples with children, and those with a mortgage repay a median of $2,167 a month. Around 80.4% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 42.4%. Most dwellings are separate houses, making up 85.0% of the suburb's housing stock. The suburb has 61 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Greensborough, VIC at a glance
Greensborough is an established middle-ring suburb ~17 km north-east of Melbourne CBD, sitting across Banyule City and a sliver of Nillumbik Shire. Plaza-anchored retail, a recently rebuilt train station, and the rolling Plenty River corridor define the character. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle, and council pipeline.
For homebuyers
Greensborough is the kind of place where you can walk from a cinema-and-Kmart shopping run back to a quiet street of post-war and 1970s houses on generous lots. Greensborough Plaza (~185 stores including Coles, Aldi, Kmart, Target, JB Hi-Fi, cinema) is the obvious anchor; Greensborough station was rebuilt in April 2023 with premium services on the Hurstbridge line, ~40 minutes to Flinders Street. The Plenty River Trail and War Memorial Park give you green space without leaving the suburb. Apollo Parkways Primary sits at the 95th ICSEA percentile (Australian Schools Directory); Loyola College (Catholic, Watsonia) and Greensborough College serve secondary. The eastern edge brushes the Diamond Valley golf belt and the Nillumbik green wedge. In short: a settled middle-ring suburb where the train, the Plaza, and the parks all sit within walking distance of most homes.
For investors
Greensborough is a moderate-yield, slow-and-steady middle-ring market. Median house $1,032,500 against $620/week rent gives ~3.23% gross yield; units $734,500 / $550 rent → ~3.93% (Your Investment Property May 2026). 12-month house growth +1.23%; vacancy is tight at 0.53%. 243 house and 88 unit sales in the past 12 months — a deep, liquid market. Days-on-market 24 (houses), 25 (units).
Strengths
- Tight vacancy (~0.53%) despite seven-figure house pricing — leasing risk is low.
- Deep transaction market (~331 sales/yr across houses + units) — easy to enter and exit.
- Rebuilt Greensborough station (2023) + premium Hurstbridge line service support long-run commuter demand.
- Plaza-anchored retail and major employment at Greensborough Civic Precinct underpin local rental demand.
Trade-offs
- Gross yield is modest (~3.2-3.9%) — this is not a cashflow play.
- 12-month house growth +1.23% (YIP May 2026) — capital growth has been subdued vs the broader Melbourne cycle.
- Days-on-market ~24-25 days — slower turnover than tighter inner-east markets, so exit timing matters.
- Houses dominate stock; limited apartment-style yield-uplift options.
What's coming
Banyule's adopted 2025-2026 Budget keeps the Greensborough Civic Precinct and the Greensborough bus interchange car park as oversight priorities. The North East Link (M80 in Greensborough to EastLink at Ringwood) is in delivery, with tunnelling well underway and the Northern Package reshaping Watsonia/Greensborough connectivity. Hurstbridge Line duplication works and the new station precinct continue to bed in.
Bottom line
For homebuyers: an established, transport-connected middle-ring suburb with a real town centre. For investors: a tight-vacancy hold play with modest yield and recently subdued growth — not a cashflow or speculative pick.
Population
?21,070
Suburb · Census 2021
5-Year Growth
+0.1%
3yr: +2.7% · 10yr: +0.8%
SA2 · 5yr
Household Income
$2,075/wk
Suburb · Census 2021 median
Median Age
41
Suburb · Census 2021
Socio-Economic Index
?9/10
SA2 · least disadvantaged
Unemployment
?2.6%
SA2 · Q4 2025
Schools
7
5 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?21
6 long day, 7 OSHC, 1 family
Parks & green space
?61
Parks, reserves
Transport stops
?76
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Greensborough (SA2)
ABS publishes annual estimates only at SA2; Greensborough suburb alone is ~21,070 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 21,359 to 21,386 over 24 years, averaging 0.0% per year.
Schools
8 in suburbSector
6 public · 2 private
Type
6 primary · 1 secondary · 1 special
Total enrolment
3,417
Avg per school
427
Government school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 1.2%Almost entirely detached houses (85%), owner-occupied (80.4%), built for families (49% are 3 bed).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Source: VIC DTP Vicmap Planning Overlay (flood codes)
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
15 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| NRZ3 | Neighbourhood Residential Zone Schedule 3Residential | 28.0% | 2.87 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 24.9% | 2.56 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 16.5% | 1.70 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 9.1% | 0.93 km² |
| TRZ2 | TRZ2Special use | 8.3% | 0.85 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 3.1% | 0.32 km² |
| ACZ1 | Activity Centre Zone Schedule 1Business | 3.1% | 0.31 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 2.5% | 0.26 km² |
| NRZ1 | Neighbourhood Residential Zone Schedule 1Residential | 1.3% | 0.13 km² |
| TRZ1 | TRZ1Special use | 1.0% | 0.10 km² |
| IN3Z | Industrial 3 ZoneIndustrial | 0.8% | 0.08 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 0.6% | 0.06 km² |
| TRZ3 | TRZ3Special use | 0.4% | 0.04 km² |
| C1Z | Commercial 1 ZoneBusiness | 0.2% | 0.02 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.2% | 0.02 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.