Armadale vs Caulfield North

In Armadale, about half of households rent, most homes are flats or apartments, and about half of households are people living alone. In Caulfield North, most households own their home. Houses cost more in Armadale: a median of $2.15 million, against $1.92 million in Caulfield North. On these figures, Armadale tends to suit 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

Caulfield North

ahead on 3 of the 6 things we measure here

  • has more separate houses rather than flats (36% vs 25%)
  • is already more of a family suburb (46% vs 35%)
  • carries lower crime risk (62/100 vs 76/100)
  • But Armadale has more childcare (9 vs 3)

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

First-home buyers

Caulfield North

ahead on 2 of the 3 things we measure here

  • has cheaper units ($571,250 vs $654,000)
  • has cheaper houses ($1,921,500 vs $2,150,000)

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

Armadale

ahead on the one thing that separates them

  • is more walkable (99/100 vs 86/100)

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

Downsizers and retirees

They split

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

  • Armadale has more units and townhouses to downsize into (74% vs 64%)
  • Caulfield North has more GPs (5 vs 3)

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

Investors

Caulfield North

ahead on 3 of the 3 things we measure here

  • is growing faster (10.7% vs 3.5%)
  • returns a higher gross yield on houses (3.3% vs 2.4%)
  • returns a higher gross yield on units (5.9% vs 4.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Armadale Caulfield North
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.

Armadale Caulfield North
Walkability 99 / 86
Armadale — Walkability: 99/100 Caulfield North — Walkability: 86/100
Safety 24 / 38
Armadale — Safety: 24/100 Caulfield North — Safety: 38/100
Low fire risk 100 / 100
Armadale — Low fire risk: 100/100 Caulfield North — Low fire risk: 100/100
Low flood risk 67 / 66
Armadale — Low flood risk: 67/100 Caulfield North — Low flood risk: 66/100

Demographics

Caulfield North has more residents (16,903 vs 9,368).

Armadale Caulfield North
Population 9,368 16,903
+80% vs other
Population trend (2016 → 2021) +3.5% +10.7%
Median age 38 37
Median household income $114,036/yr $114,660/yr
Median weekly rent $421/wk $422/wk

Age profile

Share of residents in each band, 2021 Census.

Armadale Caulfield North
0-4 4.6% / 5.2%
Armadale — 0-4: 4.6% Caulfield North — 0-4: 5.2%
5-14 8.1% / 10.6%
Armadale — 5-14: 8.1% Caulfield North — 5-14: 10.6%
15-19 3.6% / 4.9%
Armadale — 15-19: 3.6% Caulfield North — 15-19: 4.9%
20-24 7.1% / 7.9%
Armadale — 20-24: 7.1% Caulfield North — 20-24: 7.9%
25-34 20.7% / 18.1%
Armadale — 25-34: 20.7% Caulfield North — 25-34: 18.1%
35-44 14.8% / 13.2%
Armadale — 35-44: 14.8% Caulfield North — 35-44: 13.2%
45-54 12.7% / 11.1%
Armadale — 45-54: 12.7% Caulfield North — 45-54: 11.1%
55-64 9.6% / 9.8%
Armadale — 55-64: 9.6% Caulfield North — 55-64: 9.8%
65-74 9.6% / 10.6%
Armadale — 65-74: 9.6% Caulfield North — 65-74: 10.6%
75-84 6.9% / 5.2%
Armadale — 75-84: 6.9% Caulfield North — 75-84: 5.2%
85+ 2.3% / 3.4%
Armadale — 85+: 2.3% Caulfield North — 85+: 3.4%

Bars are drawn against the largest share shown (20.7%).

Who lives together

Household composition, 2021 Census.

Armadale 54.8% lone person
Armadale — Lone Person: 54.8% Armadale — Couple Families: 25.3% Armadale — One Parent Families: 9.8% Armadale — Group Household: 8.3% Armadale — Other Families: 1.8%
Caulfield North 43.5% lone person
Caulfield North — Lone Person: 43.5% Caulfield North — Couple Families: 37.0% Caulfield North — One Parent Families: 9.2% Caulfield North — Group Household: 8.8% Caulfield North — Other Families: 1.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Armadale 46.0% renting
Armadale — Owned Outright: 30.3% Armadale — Mortgage: 23.7% Armadale — Renting: 46.0%
Caulfield North 41.1% renting
Caulfield North — Owned Outright: 32.3% Caulfield North — Mortgage: 26.7% Caulfield North — Renting: 41.1%
Owned outright Mortgage Renting

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.

Armadale Caulfield North
China 3.1% / 4.8%
Armadale — China: 3.1% Caulfield North — China: 4.8%
England 3.5% / 2.7%
Armadale — England: 3.5% Caulfield North — England: 2.7%
India 2.2% / 2.8%
Armadale — India: 2.2% Caulfield North — India: 2.8%
South Africa 1.1% / 3.8%
Armadale — South Africa: 1.1% Caulfield North — South Africa: 3.8%
New Zealand 1.9% / 1.4%
Armadale — New Zealand: 1.9% Caulfield North — New Zealand: 1.4%

Bars are drawn against the largest share shown (4.8%).

Qualifications

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

Armadale Caulfield North
Bachelor Degree 31.1% / 28.2%
Armadale — Bachelor Degree: 31.1% Caulfield North — Bachelor Degree: 28.2%
Postgraduate Degree 13.5% / 12.4%
Armadale — Postgraduate Degree: 13.5% Caulfield North — Postgraduate Degree: 12.4%
Advanced Diploma / Diploma 8.0% / 7.4%
Armadale — Advanced Diploma / Diploma: 8.0% Caulfield North — Advanced Diploma / Diploma: 7.4%
Certificate III & IV 4.3% / 4.6%
Armadale — Certificate III & IV: 4.3% Caulfield North — Certificate III & IV: 4.6%
Graduate Diploma / Certificate 4.0% / 3.4%
Armadale — Graduate Diploma / Certificate: 4.0% Caulfield North — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (31.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Armadale 57.7% flats / apartments
Armadale — Flats / Apartments: 57.7% Armadale — Houses: 25.4% Armadale — Townhouses: 16.8%
Caulfield North 39.6% flats / apartments
Caulfield North — Flats / Apartments: 39.6% Caulfield North — Houses: 36.2% Caulfield North — Townhouses: 24.2%
Flats / Apartments Houses Townhouses

Property market

Armadale Caulfield North
Median house price $2,150,000 $1,921,500
Median unit price $654,000 $571,250
Median land price —
same for both
Typical days to sell (houses) 24 days
from 56 sales
 25 days
from 57 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.

Armadale Caulfield North
1 bed $445K / $392K
Armadale — 1 bed: $445K (81 sales) Caulfield North — 1 bed: $392K (56 sales)

81 vs 56 sales

2 bed $705K / $595K
Armadale — 2 bed: $705K (158 sales) Caulfield North — 2 bed: $595K (135 sales)

158 vs 135 sales

3 bed $1.33M / $950K
Armadale — 3 bed: $1.33M (35 sales) Caulfield North — 3 bed: $950K (26 sales)

35 vs 26 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.

Armadale Caulfield North
2 bed $1.72M / $1.28M
Armadale — 2 bed: $1.72M (17 sales) Caulfield North — 2 bed: $1.28M (12 sales)

17 vs 12 sales

3 bed $1.97M / $1.64M
Armadale — 3 bed: $1.97M (44 sales) Caulfield North — 3 bed: $1.64M (50 sales)

44 vs 50 sales

4 bed $4.3M / $2.15M
Armadale — 4 bed: $4.3M (20 sales) Caulfield North — 4 bed: $2.15M (28 sales)

20 vs 28 sales

5 bed $4.24M / $3.34M
Armadale — 5 bed: $4.24M (7 sales) Caulfield North — 5 bed: $3.34M (10 sales)

7 vs 10 sales

Zoning mix

Armadale Caulfield North
Residential 80% 85%
Infrastructure and transport 12% 6%
Parks and recreation 3% 6%
Commercial 6% 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

Armadale Caulfield North
New dwellings approved 818
across Stonnington
 617
across Glen Eira
Approvals change year on year +67% -69%

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.

Armadale Caulfield North
Houses 2.4%
$962/wk on $2.1M
 3.3%
$1,200/wk on $1.91M
Units 4.3%
$690/wk on $828K
 5.9%
$650/wk on $575K

Ranking within VIC

Armadale Caulfield North
House price Higher than 96% of VIC Higher than 97% of VIC
Income Higher than 86% of VIC
same for both
Schools Higher than 79% of VIC Higher than 45% of VIC
Walkability Higher than 99% of VIC Higher than 95% of VIC
Affordability Higher than 3% of VIC Higher than 2% of VIC
EV adoption Higher than 98% of VIC
same for both
NBN connectivity Higher than 87% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 3% of VIC Higher than 26% of VIC
Rental yield (units) Higher than 24% of VIC Higher than 90% of VIC

Liveability

Armadale is more walkable (99 vs 86); Armadale scores higher overall (85 vs 77).

Armadale Caulfield North
Grade A+ A
Score 85/100 77/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Armadale carries more crime risk (76 vs 62).

Armadale Caulfield North
Bushfire None
0/100
same for both
Crime High
76/100
 Moderate
62/100
Flood Low
33/100
 Low
34/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
same for both

Schools

Armadale Caulfield North
Inside the suburb 5 6
Rated above peers 2 1
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 3
Monash Caulfield, 3.3 km
 3
Monash Caulfield, 2.1 km
Full-time students aged 15–24 3.9% 5.1%

Schools in Armadale

  • Armadale Primary School Government · Primary above peers
  • Lauriston Girls' School Independent · Combined above peers
  • The King David School Independent · Combined below peers
  • The King David School - Junior School Independent · Combined
  • The King David School - The Rebecca Magid Centre Independent · Combined

Schools in Caulfield North

  • Oakwood School Government · Secondary above peers
  • Caulfield Junior College Government · Primary at peers
  • Caulfield Grammar School - Shelford Campus Independent · Combined
  • Melbourne Grammar School - Grimwade Campus Independent · Combined
  • Shelford Girls' Grammar Independent · Combined
  • MacKillop Specialist School - MacKillop Education Caulfield Catholic · Combined · Special school

Amenities in the suburb

Armadale Caulfield North
Supermarkets 2 3
Cafes & restaurants 9 19
Parks & reserves 6 4
Childcare 9 3
GPs 3 5
Pharmacies 3 1
Banks & Bank@Post 1 3
Fuel stations 1 0
EV chargers 1 0

Mobility

Armadale Caulfield North
Walkability score 99/100 86/100
Distance to Melbourne 10.4 km 11 km
+6% vs other
Drive time (normal traffic) 19 min 20 min
Public transport score 96/100
Rail · Tram · Bus
 82/100
Tram · Bus
Peak arrivals per hour 291.8
7-9am + 5-7pm
 395.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.8%
postcode 3143
 2.9%
postcode 3161
Rooftop solar per 100 dwellings 8
postcode 3143
 10
postcode 3161

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.

Armadale Caulfield North
Worked from Home 50.9% / 47.0%
Armadale — Worked from Home: 50.9% Caulfield North — Worked from Home: 47.0%
Car (driver) 34.0% / 41.0%
Armadale — Car (driver): 34.0% Caulfield North — Car (driver): 41.0%
Train 6.4% / 4.2%
Armadale — Train: 6.4% Caulfield North — Train: 4.2%
Walked Only 3.3% / 2.4%
Armadale — Walked Only: 3.3% Caulfield North — Walked Only: 2.4%
Tram / Light Rail 2.4% / 1.7%
Armadale — Tram / Light Rail: 2.4% Caulfield North — Tram / Light Rail: 1.7%
Car (passenger) 1.8% / 2.2%
Armadale — Car (passenger): 1.8% Caulfield North — Car (passenger): 2.2%

Bars are drawn against the largest share shown (50.9%).

Setting

Armadale Caulfield North
Elevation 49 m
above sea level, at the suburb centre
 44 m
above sea level, at the suburb centre
Distance to the ocean 4.2 km
4.3 km to a named beach
 3.9 km
4.2 km to a named beach

NBN connectivity

Armadale Caulfield North
Connectivity score 77/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 8%
6,000 premises
 4%
7,741 premises

Climate

Armadale Caulfield North
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Armadale Caulfield North
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Armadale Caulfield North
Average residential rate $1,647/yr $1,577/yr
Council Stonnington Glen Eira

Federal electorate

Armadale Caulfield North
Division Kooyong Macnamara
Member Monique Ryan Josh Burns
Party Independent Australian Labor Party

First Home Owner Grant

Armadale Caulfield North
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Armadale

Apartments Easy Commute Inner Parks Professionals Trams Transport Hub Urban

Caulfield North

Apartments Middle-Ring Parks Professionals Townhouses Trams Transport Hub Urban

More comparisons

Other comparisons with Armadale

Armadale vs Toorak Armadale vs St Kilda East Armadale vs Prahran Armadale vs Malvern

Other comparisons with Caulfield North

Caulfield North vs Malvern East Caulfield North vs St Kilda East Caulfield North vs Elsternwick Caulfield North vs Malvern Caulfield North vs Caulfield Caulfield North vs Caulfield East
Full data on Armadale Full data on Caulfield North
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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