Abbotsford vs Richmond

In both, most households rent. In Abbotsford, most homes are flats or apartments and most households are people living alone. In Richmond, about half of homes are flats or apartments and about half of households are people living alone.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Richmond

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (13 vs 2)
  • has more childcare (19 vs 5)
  • has more parks and reserves (24 vs 17)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Richmond

ahead on the one thing that separates them

  • has more GPs (14 vs 4)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Abbotsford

ahead on the one thing that separates them

  • is growing faster (11.0% vs 3.2%)

Weighs house yield, unit yield, and population growth.

Where they sit

Abbotsford and Richmond drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Abbotsford Richmond
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Abbotsford Richmond
Walkability 95 / 100
Abbotsford — Walkability: 95/100 Richmond — Walkability: 100/100
Safety 8 / 9
Abbotsford — Safety: 8/100 Richmond — Safety: 9/100
Low fire risk 100 / 100
Abbotsford — Low fire risk: 100/100 Richmond — Low fire risk: 100/100
Low flood risk 28 / 56
Abbotsford — Low flood risk: 28/100 Richmond — Low flood risk: 56/100

Demographics

Richmond has more residents (28,587 vs 9,088).

Abbotsford Richmond
Population 9,088 28,587
+215% vs other
Population trend (2016 → 2021) +11.0% +3.2%
Median age 33 34
Median household income $114,244/yr $116,740/yr
+2% vs other
Median weekly rent $425/wk $441/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Abbotsford Richmond
0-4 3.7% / 3.7%
Abbotsford — 0-4: 3.7% Richmond — 0-4: 3.7%
5-14 4.4% / 6.0%
Abbotsford — 5-14: 4.4% Richmond — 5-14: 6.0%
15-19 2.1% / 2.8%
Abbotsford — 15-19: 2.1% Richmond — 15-19: 2.8%
20-24 7.3% / 7.7%
Abbotsford — 20-24: 7.3% Richmond — 20-24: 7.7%
25-34 36.1% / 31.5%
Abbotsford — 25-34: 36.1% Richmond — 25-34: 31.5%
35-44 19.6% / 16.4%
Abbotsford — 35-44: 19.6% Richmond — 35-44: 16.4%
45-54 9.8% / 11.4%
Abbotsford — 45-54: 9.8% Richmond — 45-54: 11.4%
55-64 7.6% / 9.3%
Abbotsford — 55-64: 7.6% Richmond — 55-64: 9.3%
65-74 5.6% / 6.5%
Abbotsford — 65-74: 5.6% Richmond — 65-74: 6.5%
75-84 2.7% / 3.4%
Abbotsford — 75-84: 2.7% Richmond — 75-84: 3.4%
85+ 1.1% / 1.4%
Abbotsford — 85+: 1.1% Richmond — 85+: 1.4%

Bars are drawn against the largest share shown (36.1%).

Who lives together

Household composition, 2021 Census.

Abbotsford 57.9% lone person
Abbotsford — Lone Person: 57.9% Abbotsford — Couple Families: 18.0% Abbotsford — Group Household: 16.2% Abbotsford — One Parent Families: 6.0% Abbotsford — Other Families: 1.9%
Richmond 52.9% lone person
Richmond — Lone Person: 52.9% Richmond — Couple Families: 19.7% Richmond — Group Household: 15.9% Richmond — One Parent Families: 8.9% Richmond — Other Families: 2.5%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Abbotsford 56.6% renting
Abbotsford — Owned Outright: 15.9% Abbotsford — Mortgage: 27.5% Abbotsford — Renting: 56.6%
Richmond 56.0% renting
Richmond — Owned Outright: 19.2% Richmond — Mortgage: 24.8% Richmond — Renting: 56.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Abbotsford Richmond
Bachelor Degree 33.0% / 31.8%
Abbotsford — Bachelor Degree: 33.0% Richmond — Bachelor Degree: 31.8%
Postgraduate Degree 15.2% / 11.8%
Abbotsford — Postgraduate Degree: 15.2% Richmond — Postgraduate Degree: 11.8%
Advanced Diploma / Diploma 7.7% / 7.4%
Abbotsford — Advanced Diploma / Diploma: 7.7% Richmond — Advanced Diploma / Diploma: 7.4%
Certificate III & IV 6.2% / 6.4%
Abbotsford — Certificate III & IV: 6.2% Richmond — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 4.2% / 4.0%
Abbotsford — Graduate Diploma / Certificate: 4.2% Richmond — Graduate Diploma / Certificate: 4.0%

Bars are drawn against the largest share shown (33.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Abbotsford Richmond
Vietnam 3.9% / 4.3%
Abbotsford — Vietnam: 3.9% Richmond — Vietnam: 4.3%
England 3.7% / 3.7%
Abbotsford — England: 3.7% Richmond — England: 3.7%
New Zealand 3.1% / 2.9%
Abbotsford — New Zealand: 3.1% Richmond — New Zealand: 2.9%
China 1.7% / 1.7%
Abbotsford — China: 1.7% Richmond — China: 1.7%
Malaysia 1.8% / 0.9%
Abbotsford — Malaysia: 1.8% Richmond — Malaysia: 0.9%
Greece 1.0% / 1.7%
Abbotsford — Greece: 1.0% Richmond — Greece: 1.7%

Bars are drawn against the largest share shown (4.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Abbotsford 65.9% flats / apartments
Abbotsford — Flats / Apartments: 65.9% Abbotsford — Townhouses: 23.9% Abbotsford — Houses: 10.2%
Richmond 53.7% flats / apartments
Richmond — Flats / Apartments: 53.7% Richmond — Townhouses: 30.7% Richmond — Houses: 15.6%
Flats / Apartments Townhouses Houses

Property market

Abbotsford Richmond
Median house price $1,331,000 $1,330,000
Median unit price $500,000 $520,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 57 sales
 23 days
from 181 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Abbotsford Richmond
2 bed $1.21M / $1.2M
Abbotsford — 2 bed: $1.21M (51 sales) Richmond — 2 bed: $1.2M (120 sales)

51 vs 120 sales

3 bed $1.43M / $1.5M
Abbotsford — 3 bed: $1.43M (40 sales) Richmond — 3 bed: $1.5M (132 sales)

40 vs 132 sales

4 bed $1.75M / $2M
Abbotsford — 4 bed: $1.75M (6 sales) Richmond — 4 bed: $2M (25 sales)

6 vs 25 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Abbotsford Richmond
1 bed $380K / $410K
Abbotsford — 1 bed: $380K (98 sales) Richmond — 1 bed: $410K (251 sales)

98 vs 251 sales

2 bed $596K / $640K
Abbotsford — 2 bed: $596K (118 sales) Richmond — 2 bed: $640K (266 sales)

118 vs 266 sales

3 bed $1.01M / $1.13M
Abbotsford — 3 bed: $1.01M (25 sales) Richmond — 3 bed: $1.13M (27 sales)

25 vs 27 sales

Zoning mix

Abbotsford has more industrially zoned land (19% vs 5%).

Abbotsford Richmond
Residential 31% 62%
Commercial 23% 13%
Industrial 19% 5%
Parks and recreation 12% 6%
Infrastructure and transport 11% 10%
Other and special use 5% 3%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Abbotsford Richmond
New dwellings approved 1,675
across Yarra
same for both
Approvals change year on year +646%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Abbotsford Richmond
Houses 3.7%
$850/wk on $1.2M
 3.9%
$980/wk on $1.31M
Units 5.9%
$600/wk on $525K
 6.2%
$672/wk on $560K

Ranking within VIC

Abbotsford Richmond
House price Higher than 84% of VIC
same for both
Income Higher than 86% of VIC Higher than 87% of VIC
Schools — Higher than 64% of VIC
Walkability Higher than 98% of VIC Higher than 100% of VIC
Affordability Higher than 26% of VIC Higher than 27% of VIC
EV adoption Higher than 95% of VIC Higher than 98% of VIC
NBN connectivity Higher than 93% of VIC Higher than 92% of VIC
Rental yield (houses) Higher than 47% of VIC Higher than 61% of VIC
Rental yield (units) Higher than 92% of VIC Higher than 94% of VIC

Liveability

Abbotsford Richmond
Grade A
same for both
Score 72/100 75/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Abbotsford carries more flood risk (72 vs 44).

Abbotsford Richmond
Bushfire None
0/100
same for both
Crime High
92/100
 High
91/100
Flood High
72/100
 Moderate
44/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 17
within 5 km
same for both

Schools

Abbotsford Richmond
Inside the suburb 2 13
Rated above peers 0 4
Rated at peers 1 2
Rated below peers 1
same for both
Universities within 10 km 3
Australian Catholic University-Melbourne Campus, 1.8 km
 3
Hawthorn Campus John Street Hawthorn Swinburne University, 2.6 km
Full-time students aged 15–24 2.7% 3.0%

Schools in Abbotsford

  • Abbotsford Primary School Government · Primary at peers
  • Sophia Mundi Steiner School Independent · Combined below peers

Schools in Richmond

  • Bindjiroo Yaluk Community School Government · Secondary above peers
  • Melbourne Girls College Government · Secondary above peers
  • Richmond West Primary School Government · Primary above peers
  • Yarra Primary School Government · Primary above peers
  • Richmond High School Government · Secondary at peers
  • Trinity Catholic School Catholic · Primary at peers

Amenities in the suburb

Abbotsford Richmond
Supermarkets 7 6
Cafes & restaurants 37 104
Parks & reserves 17 24
Childcare 5 19
GPs 4 14
Pharmacies 1 8
Hospitals 0 3
Police stations 1
same for both
Banks & Bank@Post 1 6
Fuel stations 3 4
EV chargers 2
same for both
Waterways 0 2

Mobility

Abbotsford Richmond
Walkability score 95/100 100/100
Distance to Melbourne 4.3 km 4.4 km
+2% vs other
Drive time (normal traffic) 12 min 13 min
Public transport score 95/100
Rail · Tram · Bus
 97/100
Rail · Tram · Bus
Peak arrivals per hour 428.5
7-9am + 5-7pm
 678.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 3067
 3.0%
postcode 3121
Rooftop solar per 100 dwellings 6
postcode 3067
 7
postcode 3121

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Abbotsford Richmond
Worked from Home 52.7% / 51.8%
Abbotsford — Worked from Home: 52.7% Richmond — Worked from Home: 51.8%
Car (driver) 24.6% / 27.4%
Abbotsford — Car (driver): 24.6% Richmond — Car (driver): 27.4%
Walked Only 6.7% / 7.4%
Abbotsford — Walked Only: 6.7% Richmond — Walked Only: 7.4%
Tram / Light Rail 4.8% / 4.6%
Abbotsford — Tram / Light Rail: 4.8% Richmond — Tram / Light Rail: 4.6%
Train 4.0% / 4.2%
Abbotsford — Train: 4.0% Richmond — Train: 4.2%
Bicycle 4.3% / 2.8%
Abbotsford — Bicycle: 4.3% Richmond — Bicycle: 2.8%

Bars are drawn against the largest share shown (52.7%).

Setting

Abbotsford Richmond
Elevation 16 m
above sea level, at the suburb centre
 17 m
above sea level, at the suburb centre
Distance to the ocean 6.5 km 5.2 km

NBN connectivity

Abbotsford Richmond
Connectivity score 85/100 83/100
Most common technology Fibre to the premises Fibre to the curb
Full-fibre (FTTP) share 48%
7,088 premises
 36%
20,694 premises

Climate

Abbotsford Richmond
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Abbotsford Richmond
PM2.5 7.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Abbotsford Richmond
Average residential rate $1,937/yr
same for both
Council Yarra
same for both

Federal electorate

Abbotsford Richmond
Division Melbourne
same for both
Member Sarah Witty
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Abbotsford Richmond
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Abbotsford

Apartments Easy Commute Inner Parks Professionals River Townhouses Trams Transport Hub Urban

Richmond

Apartments Cafe Culture Easy Commute Inner Nightlife Parks Professionals Townhouses Trains Trams Transport Hub Urban

More comparisons

Other comparisons with Abbotsford

Abbotsford vs Kew Abbotsford vs Hawthorn Abbotsford vs Collingwood Abbotsford vs Clifton Hill Abbotsford vs Fairfield

Other comparisons with Richmond

Richmond vs Melbourne Richmond vs South Yarra Richmond vs Kew Richmond vs Hawthorn Richmond vs Collingwood Richmond vs East Melbourne
Full data on Abbotsford Full data on Richmond
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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