Albanvale vs Burnside

In both, the large majority of households own their home and the large majority of homes are detached houses. In Burnside, most households are couple families. Houses cost more in Burnside: a median of $790,000, against $680,000 in Albanvale, and rent is higher there too. On these figures, Burnside tends to suit couples.

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

Albanvale

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (51/100 vs 65/100)
  • has more separate houses rather than flats (96% vs 85%)
  • But Burnside has more parks and reserves (4 vs 1)

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

First-home buyers

Albanvale

ahead on the one thing that separates them

  • has cheaper houses ($680,000 vs $790,000)

Weighs house prices and mortgage stress.

Renters

Albanvale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (24% vs 11%)
  • has cheaper rent ($325/wk vs $400/wk)

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

Commuting to the city

Albanvale

ahead on the one thing that separates them

  • is more walkable (79/100 vs 61/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Albanvale is more walkable (79/100 vs 61/100)
  • Burnside has more units and townhouses to downsize into (15% vs 4%)

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

Investors

Burnside

ahead on the one thing that separates them

  • is growing faster (22.1% vs 2.7%)

Weighs house yield and population growth.

Where they sit

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

Albanvale Burnside
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.

Albanvale Burnside
Walkability 79 / 61
Albanvale — Walkability: 79/100 Burnside — Walkability: 61/100
Safety 49 / 35
Albanvale — Safety: 49/100 Burnside — Safety: 35/100
Low fire risk 4 / 5
Albanvale — Low fire risk: 4/100 Burnside — Low fire risk: 5/100
Low flood risk 67 / 53
Albanvale — Low flood risk: 67/100 Burnside — Low flood risk: 53/100

Demographics

Burnside has higher household incomes ($97,292 vs $66,508); Burnside rents higher ($400/wk vs $325/wk).

Albanvale Burnside
Population 5,641 5,800
+3% vs other
Population trend (2016 → 2021) +2.7% +22.1%
Median age 37
same for both
Median household income $66,508/yr $97,292/yr
+46% vs other
Median weekly rent $325/wk $400/wk
+23% vs other

Age profile

Share of residents in each band, 2021 Census.

Albanvale Burnside
0-4 6.0% / 6.0%
Albanvale — 0-4: 6.0% Burnside — 0-4: 6.0%
5-14 12.6% / 14.7%
Albanvale — 5-14: 12.6% Burnside — 5-14: 14.7%
15-19 5.7% / 7.2%
Albanvale — 15-19: 5.7% Burnside — 15-19: 7.2%
20-24 6.6% / 5.7%
Albanvale — 20-24: 6.6% Burnside — 20-24: 5.7%
25-34 15.0% / 12.4%
Albanvale — 25-34: 15.0% Burnside — 25-34: 12.4%
35-44 13.6% / 14.6%
Albanvale — 35-44: 13.6% Burnside — 35-44: 14.6%
45-54 11.8% / 12.3%
Albanvale — 45-54: 11.8% Burnside — 45-54: 12.3%
55-64 11.8% / 11.2%
Albanvale — 55-64: 11.8% Burnside — 55-64: 11.2%
65-74 11.6% / 7.3%
Albanvale — 65-74: 11.6% Burnside — 65-74: 7.3%
75-84 4.4% / 5.1%
Albanvale — 75-84: 4.4% Burnside — 75-84: 5.1%
85+ 0.9% / 3.4%
Albanvale — 85+: 0.9% Burnside — 85+: 3.4%

Bars are drawn against the largest share shown (15.0%).

Who lives together

Household composition, 2021 Census.

Albanvale 44.9% couple families
Albanvale — Couple Families: 44.9% Albanvale — Lone Person: 22.3% Albanvale — One Parent Families: 26.6% Albanvale — Group Household: 3.9% Albanvale — Other Families: 2.3%
Burnside 63.2% couple families
Burnside — Couple Families: 63.2% Burnside — Lone Person: 21.5% Burnside — One Parent Families: 12.6% Burnside — Group Household: 1.4% Burnside — Other Families: 1.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Albanvale 24.2% renting
Albanvale — Owned Outright: 38.4% Albanvale — Mortgage: 37.4% Albanvale — Renting: 24.2%
Burnside 10.8% renting
Burnside — Owned Outright: 31.0% Burnside — Mortgage: 58.3% Burnside — Renting: 10.8%
Owned outright Mortgage Renting

Qualifications

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

Albanvale Burnside
Certificate III & IV 10.6% / 10.6%
Albanvale — Certificate III & IV: 10.6% Burnside — Certificate III & IV: 10.6%
Bachelor Degree 7.8% / 12.3%
Albanvale — Bachelor Degree: 7.8% Burnside — Bachelor Degree: 12.3%
Advanced Diploma / Diploma 6.1% / 7.4%
Albanvale — Advanced Diploma / Diploma: 6.1% Burnside — Advanced Diploma / Diploma: 7.4%
Postgraduate Degree 1.9% / 3.2%
Albanvale — Postgraduate Degree: 1.9% Burnside — Postgraduate Degree: 3.2%
Graduate Diploma / Certificate 0.8% / 1.1%
Albanvale — Graduate Diploma / Certificate: 0.8% Burnside — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (12.3%).

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.

Albanvale Burnside
Vietnam 17.1% / 4.7%
Albanvale — Vietnam: 17.1% Burnside — Vietnam: 4.7%
Philippines 3.8% / 6.2%
Albanvale — Philippines: 3.8% Burnside — Philippines: 6.2%
India 3.4% / 5.0%
Albanvale — India: 3.4% Burnside — India: 5.0%
Myanmar 3.7% / —
Albanvale — Myanmar: 3.7% Burnside — Myanmar: not among its largest
Iraq — / 2.7%
Albanvale — Iraq: not among its largest Burnside — Iraq: 2.7%
New Zealand 1.2% / 1.2%
Albanvale — New Zealand: 1.2% Burnside — New Zealand: 1.2%
Sri Lanka — / 1.4%
Albanvale — Sri Lanka: not among its largest Burnside — Sri Lanka: 1.4%

Bars are drawn against the largest share shown (17.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Albanvale 96.1% houses
Albanvale — Houses: 96.1% Albanvale — Townhouses: 2.2% Albanvale — Flats / Apartments: 1.7%
Burnside 85.3% houses
Burnside — Houses: 85.3% Burnside — Townhouses: 14.2% Burnside — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Albanvale Burnside
Median house price $680,000 $790,000
Median unit price $540,000 —
Median land price — $603,000
Typical days to sell (houses) 25 days
from 43 sales
 27 days
from 83 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.

Albanvale Burnside
3 bed $660K / $735K
Albanvale — 3 bed: $660K (60 sales) Burnside — 3 bed: $735K (43 sales)

60 vs 43 sales

4 bed $740K / $848K
Albanvale — 4 bed: $740K (15 sales) Burnside — 4 bed: $848K (76 sales)

15 vs 76 sales

Zoning mix

Albanvale Burnside
Residential 87% 84%
Parks and recreation 11% 3%
Infrastructure and transport 2% 6%
Commercial 0% 5%
Industrial 0% 2%
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

Albanvale Burnside
New dwellings approved 670
across Brimbank
 4,602
across Melton
Approvals change year on year +40% +5%

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.

Albanvale Burnside
Houses 3.8%
$500/wk on $682K
 3.5%
$610/wk on $910K
Units —
same for both

Ranking within VIC

Albanvale Burnside
House price Higher than 34% of VIC Higher than 56% of VIC
Income Higher than 27% of VIC Higher than 67% of VIC
Schools —
same for both
Walkability Higher than 93% of VIC Higher than 88% of VIC
Affordability Higher than 44% of VIC Higher than 60% of VIC
EV adoption Higher than 42% of VIC Higher than 77% of VIC
NBN connectivity Higher than 85% of VIC Higher than 81% of VIC
Rental yield (houses) Higher than 55% of VIC Higher than 35% of VIC

Liveability

Albanvale is more walkable (79 vs 61); Burnside scores higher overall (36 vs 31).

Albanvale Burnside
Grade D C
Score 31/100 36/100
Socio-economic band high-need area
decile 1/10
 mid-range socio-economic
decile 5/10

Risk profile

Burnside carries more flood risk (47 vs 33); Burnside carries more crime risk (65 vs 51).

Albanvale Burnside
Bushfire High
96/100
 High
95/100
Crime Moderate
51/100
 Moderate
65/100
Flood Low
33/100
 Moderate
47/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 11
within 5 km

Schools

Albanvale Burnside
Inside the suburb 1
same for both
Rated above peers 1
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Albanvale

  • Albanvale Primary School Government · Primary above peers

Schools in Burnside

  • Burnside Primary School Government · Primary above peers

Amenities in the suburb

Albanvale Burnside
Supermarkets 0 1
Parks & reserves 1 4
Childcare 4
same for both
GPs 0 2
Pharmacies 0 1
Fuel stations 1 0
Waterways 0 2

Mobility

Albanvale Burnside
Walkability score 79/100 61/100
Distance to Melbourne 28 km 28.3 km
+1% vs other
Drive time (normal traffic) 32 min
same for both
Public transport score 76/100
Bus
 79/100
Bus
Peak arrivals per hour 43.5
7-9am + 5-7pm
 86.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 3021
 1.0%
postcode 3023
Rooftop solar per 100 dwellings 27
postcode 3021
 43
postcode 3023

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.

Albanvale Burnside
Car (driver) 72.2% / 68.0%
Albanvale — Car (driver): 72.2% Burnside — Car (driver): 68.0%
Worked from Home 14.8% / 21.9%
Albanvale — Worked from Home: 14.8% Burnside — Worked from Home: 21.9%
Car (passenger) 7.4% / 5.4%
Albanvale — Car (passenger): 7.4% Burnside — Car (passenger): 5.4%
Train 4.3% / 3.0%
Albanvale — Train: 4.3% Burnside — Train: 3.0%
Bus 1.0% / 1.3%
Albanvale — Bus: 1.0% Burnside — Bus: 1.3%

Bars are drawn against the largest share shown (72.2%).

Setting

Albanvale Burnside
Elevation 73 m
above sea level, at the suburb centre
 76 m
above sea level, at the suburb centre
Distance to the ocean 14.8 km 14.9 km

NBN connectivity

Albanvale Burnside
Connectivity score 76/100 73/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 2%
2,010 premises
 50%
1,585 premises

Climate

Albanvale Burnside
Annual rainfall 518 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.0°C
same for both

Air quality (annual mean)

Albanvale Burnside
PM2.5 —
same for both
PM10 23.2 µg/m³
same for both
NO₂ —
same for both

Council rates

Albanvale Burnside
Average residential rate $1,847/yr $1,779/yr
Council Brimbank Melton

Federal electorate

Albanvale Burnside
Division Gorton
same for both
Member Alice Jordan-Baird
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Albanvale Burnside
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Albanvale

Middle-Ring Multicultural Urban

Burnside

Middle-Ring Multicultural Parks River

More comparisons

Other comparisons with Albanvale

Albanvale vs St Albans Albanvale vs Deer Park Albanvale vs Cairnlea Albanvale vs Kings Park

Other comparisons with Burnside

Burnside vs Caroline Springs Burnside vs Deer Park Burnside vs Kings Park Burnside vs Burnside Heights Burnside vs Ravenhall
Full data on Albanvale Full data on Burnside
Unlock full address-level data — $29/month

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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