Taylors Lakes
VICTaylors Lakes is a declining suburb in VIC with 15,174 residents.
- SAL code
- 22474
- SA2
- 213011340
- Population
- 15,174
Taylors Lakes, VIC had 15,174 residents at the 2021 Census, with the broader statistical area showing a 4.1% decline over the last five years. The predominant age group is 55-64 years, and the median age sits at 45. Households are most often couples with children, and those with a mortgage repay a median of $1,800 a month. Around 86.3% of homes are owner-occupied, with the largest single tenure being owned outright at 50.4%. Most dwellings are separate houses, making up 89.9% of the suburb's housing stock. The suburb has 31 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
Taylors Lakes, VIC at a glance
Taylors Lakes is an established outer-NW Melbourne suburb ~20 km from the CBD in the City of Brimbank. Most stock is detached 1980s-90s family housing on standard lots, the population skews older (median age ~45) and turnover is low. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Taylors Lakes suits people who want a settled, low-traffic family suburb without the new-estate feel further out. The housing stock is dominated by detached 3- and 4-bedroom homes from the 1980s and 90s on full-size lots, and streets are quiet and well-treed. Two shopping anchors do most of the work: the local Taylors Lakes Shopping Centre (Woolworths + ~20 specialty stores), and Watergardens Town Centre a few minutes east — 300+ outlets, cinema, library, restaurant precinct and the Watergardens train station on the Sunbury line for direct CBD commutes. Schools include Taylors Lakes Primary, Taylors Lakes Secondary College and Overnewton Anglican Community College. Plenty of green space — Taylors Creek, the namesake lakes, and active sporting clubs (footy, cricket, tennis, soccer) anchor weekend life. In short: a quiet, established family suburb with everyday convenience and a direct rail line to the city.
For investors
Taylors Lakes is a low-turnover, growth-light hold. Median house $960,000 against $600/week rent gives a ~3.16% gross yield; units sit at $555,000 / $490 rent for ~4.50% (Your Investment Property May 2026). 12-month house growth a modest +1.59%; units -8.26% on thin volume (15 sales). 144 house sales in 12 months, ~29 days on market, vacancy ~2.44% — balanced rather than tight.
Strengths
- Stable, owner-occupier-dominated base (median age ~45) supports neighbourhood quality and long tenancies.
- Direct CBD rail via Watergardens (Sunbury line) plus a 300+ outlet town centre on the doorstep.
- Reasonable house turnover (~144 sales / 12 months) keeps the entry/exit market liquid.
- Established sporting and school infrastructure underpins durable family demand.
Trade-offs
- House gross yield ~3.16% (YIP May 2026) — well below cashflow plays in Melbourne's west.
- Subdued capital growth — house values +1.59% YoY; units -8.26% on thin volume.
- Vacancy ~2.44% and ~29 days on market — balanced, not landlord-favouring.
- Limited dwelling diversity (mostly houses) caps value-add and subdivision plays.
What's coming
Brimbank's 2025/26 Annual Action Plan funds $56.7m of capital works, including $8.9m for shared user paths across Taylors Lakes, Sydenham and Hillside. The Taylors Lakes Easement Shared User Path Stage 1 has its planning permit and goes to construction in 2025; Stage 2 follows in 2026/27. Smaller works include Burrowye Crescent culvert repairs and new sportsground lighting at Lionheart Tennis Club.
Bottom line
For homebuyers: a settled family suburb with rail to the CBD and everyday amenity in walking distance. For investors: a low-yield, low-volatility hold rather than a growth or cashflow play.
Population
?15,174
Suburb · Census 2021
5-Year Growth
-4.1%
3yr: +0.8% · 10yr: -8.5%
SA2 · 5yr
Household Income
$2,164/wk
Suburb · Census 2021 median
Median Age
45
Suburb · Census 2021
Socio-Economic Index
?7/10
SA2 · middle-range
Unemployment
?2.8%
SA2 · Q4 2025
Schools
2
1 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?7
1 long day, 2 OSHC, 1 family
Parks & green space
?31
Parks, reserves
Transport stops
?29
GTFS stops
Dwelling approvals
No data for this suburb
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 — Taylors Lakes (SA2)
ABS publishes annual estimates only at SA2; Taylors Lakes suburb alone is ~15,174 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 17,435 to 16,896 over 24 years, averaging -0.1% per year.
Schools
2 in suburbSector
2 public
Type
1 primary · 1 secondary
Total enrolment
1,972
Avg per school
986
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 (89.9%), owner-occupied (86.3%), built for families (48% 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
13 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| NRZ1 | Neighbourhood Residential Zone Schedule 1Residential | 53.5% | 4.00 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 17.5% | 1.30 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 6.9% | 0.51 km² |
| CDZ2 | Comprehensive Development Zone Schedule 2Business | 6.8% | 0.50 km² |
| TRZ2 | TRZ2Special use | 5.5% | 0.41 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 2.1% | 0.16 km² |
| CDZ1 | Comprehensive Development Zone Schedule 1Business | 2.0% | 0.15 km² |
| C1Z | Commercial 1 ZoneBusiness | 1.5% | 0.11 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.2% | 0.09 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 1.1% | 0.08 km² |
| MUZ | Mixed Use ZoneResidential | 0.9% | 0.07 km² |
| TRZ1 | TRZ1Special use | 0.8% | 0.06 km² |
| UFZ | Urban Floodway ZoneWaterway | 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.