Adams Estate vs Grantville

Adams Estate is the younger of the two, with a median age of 41 against 52 in Grantville. In both, the large majority of households own their home and the large majority of homes are detached houses. In Grantville, about half of households are people living alone. On these figures, Adams Estate tends to suit families with children, while Grantville suits people living alone and older residents.

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

Adams Estate

ahead on 3 of the 6 things we measure here

  • is already more of a family suburb (77% vs 42%)
  • carries lower crime risk (56/100 vs 81/100)
  • has more separate houses rather than flats (100% vs 88%)
  • But Grantville has more parks and reserves (3 vs 0)

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

First-home buyers

Adams Estate

ahead on the one thing that separates them

  • leaves households under less mortgage stress (19% vs 32%)

Weighs mortgage stress.

Renters

Adams Estate

ahead on the one thing that separates them

  • leaves renters under less rental stress (18% vs 27%)

Weighs rent and rental stress.

Commuting to the city

Too close to call

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

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Adams Estate carries lower crime risk (56/100 vs 81/100)
  • Grantville has more residents already 65 and over (28% vs 7%)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Adams Estate Grantville
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.

Adams Estate Grantville
Walkability 5 / 10
Adams Estate — Walkability: 5/100 Grantville — Walkability: 10/100
Safety 44 / 19
Adams Estate — Safety: 44/100 Grantville — Safety: 19/100
Low fire risk 100 / 86
Adams Estate — Low fire risk: 100/100 Grantville — Low fire risk: 86/100
Low flood risk 100 / 34
Adams Estate — Low flood risk: 100/100 Grantville — Low flood risk: 34/100

Demographics

Grantville has more residents (1,168 vs 83); Adams Estate has higher household incomes ($86,632 vs $57,564).

Adams Estate Grantville
Population 83 1,168
+1307% vs other
Population trend (2016 → 2021) +40.7% +40.6%
Median age 41 52
Median household income $86,632/yr
+34% vs other
 $57,564/yr
Median weekly rent $300/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Adams Estate Grantville
0-4 9.6% / 5.0%
Adams Estate — 0-4: 9.6% Grantville — 0-4: 5.0%
5-14 21.7% / 7.7%
Adams Estate — 5-14: 21.7% Grantville — 5-14: 7.7%
15-19 — / 2.8%
Adams Estate — 15-19: not among its largest Grantville — 15-19: 2.8%
20-24 3.6% / 4.4%
Adams Estate — 20-24: 3.6% Grantville — 20-24: 4.4%
25-34 6.0% / 10.3%
Adams Estate — 25-34: 6.0% Grantville — 25-34: 10.3%
35-44 16.9% / 9.8%
Adams Estate — 35-44: 16.9% Grantville — 35-44: 9.8%
45-54 21.7% / 14.0%
Adams Estate — 45-54: 21.7% Grantville — 45-54: 14.0%
55-64 9.6% / 17.8%
Adams Estate — 55-64: 9.6% Grantville — 55-64: 17.8%
65-74 7.2% / 19.0%
Adams Estate — 65-74: 7.2% Grantville — 65-74: 19.0%
75-84 — / 7.4%
Adams Estate — 75-84: not among its largest Grantville — 75-84: 7.4%
85+ — / 1.5%
Adams Estate — 85+: not among its largest Grantville — 85+: 1.5%

Bars are drawn against the largest share shown (21.7%).

Who lives together

Household composition, 2021 Census.

Adams Estate 22.7% lone person
Adams Estate — Lone Person: 22.7% Adams Estate — Couple Families: 40.9% Adams Estate — One Parent Families: 36.4% Adams Estate — Group Household: 0.0%
Grantville 53.1% lone person
Grantville — Lone Person: 53.1% Grantville — Couple Families: 26.4% Grantville — One Parent Families: 15.6% Grantville — Group Household: 5.0%
Lone Person Couple Families One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Adams Estate 0.0% renting
Adams Estate — Owned Outright: 36.7% Adams Estate — Mortgage: 63.3% Adams Estate — Renting: 0.0%
Grantville 17.5% renting
Grantville — Owned Outright: 47.0% Grantville — Mortgage: 35.5% Grantville — Renting: 17.5%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Adams Estate 100.0% houses
Adams Estate — Houses: 100.0% Adams Estate — Flats / Apartments: 0.0%
Grantville 88.3% houses
Grantville — Houses: 88.3% Grantville — Flats / Apartments: 11.7%
Houses Flats / Apartments

Qualifications

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

Adams Estate Grantville
Certificate III & IV 16.9% / 21.1%
Adams Estate — Certificate III & IV: 16.9% Grantville — Certificate III & IV: 21.1%
Advanced Diploma / Diploma 10.8% / 7.7%
Adams Estate — Advanced Diploma / Diploma: 10.8% Grantville — Advanced Diploma / Diploma: 7.7%
Bachelor Degree — / 7.4%
Adams Estate — Bachelor Degree: not among its largest Grantville — Bachelor Degree: 7.4%
Postgraduate Degree — / 1.5%
Adams Estate — Postgraduate Degree: not among its largest Grantville — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate — / 1.4%
Adams Estate — Graduate Diploma / Certificate: not among its largest Grantville — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (21.1%).

Property market

Adams Estate Grantville
Median house price — $605,000
Median unit price —
same for both
Median land price — $387,500
Typical days to sell (houses) — 65 days
from 22 sales

Zoning mix

Grantville has more rural and farming land (61% vs 7%).

Adams Estate Grantville
Residential 90% 13%
Rural and farming 7% 61%
Other and special use 0% 16%
Parks and recreation 0% 7%
Infrastructure and transport 2% 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

Adams Estate Grantville
New dwellings approved 393
across Bass Coast
same for both
Approvals change year on year +0%
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.

Adams Estate Grantville
Houses — 3.7%
$500/wk on $704K
Units —
same for both

Ranking within VIC

Adams Estate Grantville
House price — Higher than 22% of VIC
Income Higher than 56% of VIC Higher than 16% of VIC
Schools —
same for both
Walkability Higher than 67% of VIC Higher than 69% of VIC
Affordability — Higher than 43% of VIC
EV adoption Higher than 66% of VIC Higher than 65% of VIC
NBN connectivity Higher than 100% of VIC Higher than 81% of VIC
Rental yield (houses) — Higher than 46% of VIC

Liveability

Adams Estate Grantville
Grade — D
Score — 24/100
Socio-economic band below-average income
decile 3/10
 below-average income
decile 2/10

Risk profile

Grantville carries more flood risk (66 vs 0); Grantville carries more bushfire risk (14 vs 0).

Adams Estate Grantville
Bushfire None
0/100
 Low
14/100
Crime Moderate
56/100
 High
81/100
Flood None
0/100
 Moderate
66/100
Coastal erosion None
0/100
 Moderate
68/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 2
within 5 km

Schools

Adams Estate Grantville
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Adams Estate Grantville
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 0 3
Childcare 0 1
GPs 0 1
Banks & Bank@Post 0 2
Fuel stations 0 1

Mobility

Adams Estate Grantville
Walkability score 5/100 10/100
Distance to Melbourne 104.7 km 104.4 km
Drive time (normal traffic) 85 min
same for both
Electric vehicle share 0.7%
postcode 3984
same for both
Rooftop solar per 100 dwellings 49
postcode 3984
same for both

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.

Adams Estate Grantville
Car (driver) 81.5% / 77.5%
Adams Estate — Car (driver): 81.5% Grantville — Car (driver): 77.5%
Car (passenger) 18.5% / 4.0%
Adams Estate — Car (passenger): 18.5% Grantville — Car (passenger): 4.0%
Worked from Home — / 15.5%
Adams Estate — Worked from Home: not among its largest Grantville — Worked from Home: 15.5%
Walked Only — / 2.2%
Adams Estate — Walked Only: not among its largest Grantville — Walked Only: 2.2%
Bus — / 0.8%
Adams Estate — Bus: not among its largest Grantville — Bus: 0.8%

Bars are drawn against the largest share shown (81.5%).

Setting

Adams Estate Grantville
Elevation 83 m
above sea level, at the suburb centre
 96 m
above sea level, at the suburb centre
Distance to the ocean 1.8 km 2.0 km

NBN connectivity

Adams Estate Grantville
Connectivity score 100/100 73/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
35 premises
 52%
780 premises

Climate

Adams Estate Grantville
Annual rainfall 704 mm
same for both
Summer max (Jan) 24.1°C
same for both
Winter min (Jul) 8.6°C
same for both

Council rates

Adams Estate Grantville
Average residential rate $1,727/yr
same for both
Council Bass Coast
same for both

Federal electorate

Adams Estate Grantville
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Adams Estate Grantville
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Adams Estate

Coastal Family Young Families

Grantville

Acreage Coastal Retirees

More comparisons

Other comparisons with Adams Estate

Adams Estate vs Glen Forbes

Other comparisons with Grantville

Grantville vs Corinella Grantville vs Pioneer Bay Grantville vs The Gurdies Grantville vs Woodleigh Grantville vs Glen Forbes Grantville vs Kernot
Full data on Adams Estate Full data on Grantville
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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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