Greenvale (Vic.)
VICGreenvale (Vic.) is a growing suburb in VIC with 21,274 residents.
- SAL code
- 21105
- SA2
- 210051246
- Population
- 21,274
- LGA
- Hume
Greenvale (Vic.), VIC had 21,274 residents at the 2021 Census, with the broader statistical area showing a 25.7% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 35. Households are most often couples with children, and those with a mortgage repay a median of $2,167 a month. Around 85.6% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 53.8%. Most dwellings are separate houses, making up 97.0% of the suburb's housing stock. The suburb has 67 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
Greenvale (Vic.), VIC at a glance
Greenvale is an established outer-northern Melbourne suburb in the City of Hume, ~21 km from the CBD. It grew through the 1990s and 2000s as a quality residential pocket on larger lots near Tullamarine Airport, with a multicultural family owner-occupier base and active growth-area expansion to the north. The data tiles below cover the demographic baseline; this card adds the live market + lifestyle + council context.
For homebuyers
Greenvale suits buyers who want a larger family home and don't need to be on a train line. Stock skews to 4-bedroom houses on standard-to-generous lots, much of it built from the 1990s onwards, with newer estates extending to the north. Greenvale Shopping Centre and Roxburgh Park Shopping Centre are both around 5 minutes by car; Gladstone Park and Highpoint sit further south for bigger trips. Greenvale Reservoir Park (174 hectares) and Woodlands Historic Park anchor recreation, and Aitken College (P-12 independent) plus Kolbe Catholic College and Greenvale Primary cover the school options. Commute is car-led — ~30-40 minutes to the CBD via the Tullamarine Freeway, or a bus-and-train hop via Roxburgh Park or Broadmeadows on the Craigieburn line. In short: a settled, car-oriented family suburb with big-lot housing and parkland on the doorstep, trading rail access for space.
For investors
Greenvale is a capital-growth-led, modest-yield market with steady turnover. Median house sale around $880,000 against ~$650/week rent puts gross yield near 3.74% (units ~4.60%, median ~$651,500) per Your Investment Property (May 2026). Annual house growth has flattened to ~+0.57% after the post-2021 run, though units logged ~+9.50%. Around 313-356 houses transacted in the past 12 months and just ~20 units — predominantly a detached-house market — with houses sitting an average ~39 days on market (htag 2026).
Strengths
- Deep house turnover (~313-356 sales in 12 months) keeps comparables current and exit liquidity reasonable.
- Established owner-occupier base — only ~8% of dwellings are rented (htag 2026) — supports neighbourhood quality and tenant scarcity.
- Unit segment outperformed houses on growth (~+9.50% vs +0.57% YoY) and yields better at ~4.60%, giving a small but real diversification lane.
- Major parkland (Greenvale Reservoir, Woodlands Historic Park) and Aitken College anchor long-run family demand.
Trade-offs
- House yield ~3.74% is below the 4% floor most cashflow investors target.
- Annual house capital growth has cooled to ~+0.57% (Your Investment Property May 2026) after a strong earlier cycle.
- Days-on-market ~39 is materially slower than inner Melbourne benchmarks — pricing discipline matters.
- Greenvale North (Part 2) PSP gazetted 23 Sep 2025 adds ~335-366 new homes immediately north; further growth-area precincts could keep new-build supply competitive.
What's coming
Hume City Council's 2025/26 capital works program includes a $2.74m pavilion upgrade at Greenvale Tennis Club, new footpath works on Drummond Street, and planning improvements at Barrymore Road Recreation Reserve and Kirkham Drive Reserve. The Greenvale North (Part 2) PSP — gazetted September 2025 over ~33 ha at 30-98 Lysterfield Drive — opens land for ~335 new homes alongside Greenvale Reservoir protection measures.
Bottom line
For homebuyers: a roomy, parkland-adjacent family suburb if you're comfortable trading rail for the freeway. For investors: a growth-pedigree house market currently in a quiet phase with modest yield and visible new-supply pipeline.
Population
?21,274
Suburb · Census 2021
5-Year Growth
+25.7%
3yr: +13.9% · 10yr: +71.2%
SA2 · 5yr
Household Income
$2,262/wk
Suburb · Census 2021 median
Median Age
35
Suburb · Census 2021
Socio-Economic Index
?7/10
SA2 · middle-range
Unemployment
?3.7%
SA2 · Q4 2025
Schools
6
5 primary, 2 secondary
Hospitals
No data for this suburb
Childcare services
?16
7 long day, 7 OSHC
Parks & green space
?67
Parks, reserves
Transport stops
?42
GTFS stops
Dwelling approvals
?289
Hume · Feb 2026
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Greenvale - Bulla (SA2)
ABS publishes annual estimates only at SA2; Greenvale (Vic.) suburb alone is ~21,274 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 9,950 to 26,757 over 24 years, averaging 4.2% per year.
Schools
7 in suburbSector
3 public · 4 private
Type
4 primary · 2 secondary · 1 K-12
Total enrolment
5,045
Avg per school
721
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 0.1%Almost entirely detached houses (97%), owner-occupied (85.6%), built for families (60% are 4 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
28 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 27.4% | 8.36 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 16.1% | 4.92 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 12.7% | 3.87 km² |
| GWZ | Green Wedge ZoneRural | 11.2% | 3.41 km² |
| UGZ6 | UGZ6Other | 6.7% | 2.05 km² |
| UGZ2 | UGZ2Other | 5.6% | 1.72 km² |
| LDRZ | Low Density Residential ZoneResidential | 5.5% | 1.69 km² |
| UGZ3 | UGZ3Other | 3.4% | 1.05 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 2.4% | 0.73 km² |
| TRZ2 | TRZ2Special use | 1.4% | 0.44 km² |
| UGZ7 | UGZ7Other | 1.1% | 0.33 km² |
| UGZ12 | UGZ12Other | 1.1% | 0.32 km² |
| SUZ6 | Special Use Zone Schedule 6Special use | 0.7% | 0.22 km² |
| UGZ13 | UGZ13Other | 0.7% | 0.21 km² |
| SUZ7 | Special Use Zone Schedule 7Special use | 0.6% | 0.18 km² |
| UGZ14 | UGZ14Other | 0.5% | 0.16 km² |
| SUZ13 | Special Use Zone Schedule 13Special use | 0.4% | 0.12 km² |
| UFZ | Urban Floodway ZoneWaterway | 0.4% | 0.11 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 0.3% | 0.10 km² |
| PUZ5 | Public Use Zone Schedule 5Special use | 0.3% | 0.09 km² |
| PUZ7 | Public Use Zone Schedule 7Special use | 0.3% | 0.09 km² |
| CA | CAOther | 0.2% | 0.08 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.2% | 0.07 km² |
| CDZ3 | Comprehensive Development Zone Schedule 3Business | 0.2% | 0.05 km² |
| UGZ | UGZOther | 0.2% | 0.05 km² |
| GWAZ | Green Wedge A ZoneRural | 0.1% | 0.04 km² |
| CDZ5 | Comprehensive Development Zone Schedule 5Business | 0.1% | 0.04 km² |
| C1Z | Commercial 1 ZoneBusiness | 0.1% | 0.03 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.