Aspendale Gardens vs Mordialloc

Mordialloc is the younger of the two, with a median age of 40 against 43 in Aspendale Gardens. In both, most households own their home. In Aspendale Gardens, the large majority of homes are detached houses and most households are couple families. Houses cost more in Mordialloc: a median of $1.4 million, against $1.24 million in Aspendale Gardens, though rent is higher in Aspendale Gardens. Mordialloc is closer to the city centre: 25.9 km, against 36.4 km. On these figures, Aspendale Gardens tends to suit couples, while Mordialloc suits 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

Aspendale Gardens

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (26/100 vs 65/100)
  • has more separate houses rather than flats (84% vs 40%)
  • has more schools rated above their peers (1 vs 0)
  • But Mordialloc has more schools inside the suburb (3 vs 1)

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

First-home buyers

Aspendale Gardens

ahead on the one thing that separates them

  • has cheaper houses ($1,240,000 vs $1,400,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Mordialloc

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (30% vs 11%)
  • has cheaper rent ($400/wk vs $496/wk)

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

Commuting to the city

Mordialloc

ahead on 3 of the 4 things we measure here

  • sits closer to the CBD (25.9 km vs 36.4 km)
  • is more walkable (72/100 vs 63/100)
  • has a shorter drive in (38 min vs 43 min)

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

Downsizers and retirees

Mordialloc

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (60% vs 16%)
  • is more walkable (72/100 vs 63/100)
  • But Aspendale Gardens carries lower crime risk (26/100 vs 65/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Aspendale Gardens returns a higher gross yield on houses (4.0% vs 3.2%)
  • Mordialloc is growing faster (8.8% vs -1.6%)

Weighs house yield and population growth.

Where they sit

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

Aspendale Gardens Mordialloc
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.

Aspendale Gardens Mordialloc
Walkability 63 / 72
Aspendale Gardens — Walkability: 63/100 Mordialloc — Walkability: 72/100
Safety 74 / 35
Aspendale Gardens — Safety: 74/100 Mordialloc — Safety: 35/100
Low fire risk 100 / 100
Aspendale Gardens — Low fire risk: 100/100 Mordialloc — Low fire risk: 100/100
Low flood risk 13 / 20
Aspendale Gardens — Low flood risk: 13/100 Mordialloc — Low flood risk: 20/100

Demographics

Mordialloc has more residents (8,886 vs 6,427); Aspendale Gardens rents higher ($496/wk vs $400/wk).

Aspendale Gardens Mordialloc
Population 6,427 8,886
+38% vs other
Population trend (2016 → 2021) -1.6% +8.8%
Median age 43 40
Median household income $114,920/yr
+8% vs other
 $105,924/yr
Median weekly rent $496/wk
+19% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Aspendale Gardens Mordialloc
0-4 4.5% / 5.3%
Aspendale Gardens — 0-4: 4.5% Mordialloc — 0-4: 5.3%
5-14 13.2% / 13.1%
Aspendale Gardens — 5-14: 13.2% Mordialloc — 5-14: 13.1%
15-19 7.6% / 6.1%
Aspendale Gardens — 15-19: 7.6% Mordialloc — 15-19: 6.1%
20-24 6.7% / 4.8%
Aspendale Gardens — 20-24: 6.7% Mordialloc — 20-24: 4.8%
25-34 7.7% / 11.9%
Aspendale Gardens — 25-34: 7.7% Mordialloc — 25-34: 11.9%
35-44 12.2% / 15.2%
Aspendale Gardens — 35-44: 12.2% Mordialloc — 35-44: 15.2%
45-54 16.3% / 16.1%
Aspendale Gardens — 45-54: 16.3% Mordialloc — 45-54: 16.1%
55-64 14.6% / 12.0%
Aspendale Gardens — 55-64: 14.6% Mordialloc — 55-64: 12.0%
65-74 8.8% / 8.0%
Aspendale Gardens — 65-74: 8.8% Mordialloc — 65-74: 8.0%
75-84 6.0% / 4.7%
Aspendale Gardens — 75-84: 6.0% Mordialloc — 75-84: 4.7%
85+ 2.4% / 2.8%
Aspendale Gardens — 85+: 2.4% Mordialloc — 85+: 2.8%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Aspendale Gardens 64.5% couple families
Aspendale Gardens — Couple Families: 64.5% Aspendale Gardens — Lone Person: 21.6% Aspendale Gardens — One Parent Families: 12.2% Aspendale Gardens — Group Household: 0.9% Aspendale Gardens — Other Families: 0.8%
Mordialloc 43.2% couple families
Mordialloc — Couple Families: 43.2% Mordialloc — Lone Person: 39.4% Mordialloc — One Parent Families: 13.5% Mordialloc — Group Household: 2.9% Mordialloc — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Aspendale Gardens 11.0% renting
Aspendale Gardens — Owned Outright: 41.7% Aspendale Gardens — Mortgage: 47.3% Aspendale Gardens — Renting: 11.0%
Mordialloc 30.2% renting
Mordialloc — Owned Outright: 28.3% Mordialloc — Mortgage: 41.5% Mordialloc — Renting: 30.2%
Owned outright Mortgage Renting

Qualifications

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

Aspendale Gardens Mordialloc
Bachelor Degree 15.3% / 18.7%
Aspendale Gardens — Bachelor Degree: 15.3% Mordialloc — Bachelor Degree: 18.7%
Certificate III & IV 12.3% / 11.0%
Aspendale Gardens — Certificate III & IV: 12.3% Mordialloc — Certificate III & IV: 11.0%
Advanced Diploma / Diploma 9.1% / 9.6%
Aspendale Gardens — Advanced Diploma / Diploma: 9.1% Mordialloc — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 4.6% / 5.8%
Aspendale Gardens — Postgraduate Degree: 4.6% Mordialloc — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 1.9% / 3.0%
Aspendale Gardens — Graduate Diploma / Certificate: 1.9% Mordialloc — Graduate Diploma / Certificate: 3.0%

Bars are drawn against the largest share shown (18.7%).

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.

Aspendale Gardens Mordialloc
England 3.7% / 5.9%
Aspendale Gardens — England: 3.7% Mordialloc — England: 5.9%
China 2.6% / 2.1%
Aspendale Gardens — China: 2.6% Mordialloc — China: 2.1%
India 3.0% / 1.4%
Aspendale Gardens — India: 3.0% Mordialloc — India: 1.4%
New Zealand 1.0% / 1.9%
Aspendale Gardens — New Zealand: 1.0% Mordialloc — New Zealand: 1.9%
South Africa 1.4% / 1.1%
Aspendale Gardens — South Africa: 1.4% Mordialloc — South Africa: 1.1%
Sri Lanka 1.9% / —
Aspendale Gardens — Sri Lanka: 1.9% Mordialloc — Sri Lanka: not among its largest
Scotland — / 1.2%
Aspendale Gardens — Scotland: not among its largest Mordialloc — Scotland: 1.2%

Bars are drawn against the largest share shown (5.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Aspendale Gardens 84.3% houses
Aspendale Gardens — Houses: 84.3% Aspendale Gardens — Townhouses: 2.5% Aspendale Gardens — Flats / Apartments: 13.2%
Mordialloc 39.8% houses
Mordialloc — Houses: 39.8% Mordialloc — Townhouses: 45.6% Mordialloc — Flats / Apartments: 14.6%
Houses Townhouses Flats / Apartments

Property market

Aspendale Gardens Mordialloc
Median house price $1,240,000 $1,400,000
Median unit price $693,000 $641,250
Median land price —
same for both
Typical days to sell (houses) 24 days
from 15 sales
 22 days
from 45 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.

Aspendale Gardens Mordialloc
3 bed $1.11M / $1.37M
Aspendale Gardens — 3 bed: $1.11M (30 sales) Mordialloc — 3 bed: $1.37M (45 sales)

30 vs 45 sales

4 bed $1.28M / $1.52M
Aspendale Gardens — 4 bed: $1.28M (49 sales) Mordialloc — 4 bed: $1.52M (24 sales)

49 vs 24 sales

5 bed $1.4M / $1.92M
Aspendale Gardens — 5 bed: $1.4M (9 sales) Mordialloc — 5 bed: $1.92M (7 sales)

9 vs 7 sales

Zoning mix

Mordialloc has more industrially zoned land (19% vs 0%).

Aspendale Gardens Mordialloc
Residential 53% 45%
Infrastructure and transport 32% 10%
Industrial 0% 19%
Other and special use 0% 13%
Parks and recreation 5% 11%
Rural and farming 9% 0%
Commercial 1%
same for both
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

Aspendale Gardens Mordialloc
New dwellings approved 465
across Kingston (Vic.)
same for both
Approvals change year on year -36%
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.

Aspendale Gardens Mordialloc
Houses 4.0%
$850/wk on $1.09M
 3.2%
$820/wk on $1.33M
Units — 5.1%
$614/wk on $621K

Ranking within VIC

Aspendale Gardens Mordialloc
House price Higher than 80% of VIC Higher than 88% of VIC
Income Higher than 87% of VIC Higher than 78% of VIC
Schools — Higher than 6% of VIC
Walkability Higher than 88% of VIC Higher than 90% of VIC
Affordability Higher than 32% of VIC Higher than 13% of VIC
EV adoption Higher than 91% of VIC
same for both
NBN connectivity Higher than 95% of VIC Higher than 94% of VIC
Rental yield (houses) Higher than 70% of VIC Higher than 23% of VIC
Rental yield (units) — Higher than 68% of VIC

Liveability

Aspendale Gardens scores higher overall (68 vs 52); Mordialloc is more walkable (72 vs 63).

Aspendale Gardens Mordialloc
Grade A B
Score 68/100 52/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Mordialloc carries more crime risk (65 vs 26).

Aspendale Gardens Mordialloc
Bushfire None
0/100
same for both
Crime Low
26/100
 Moderate
65/100
Flood High
87/100
 High
80/100
Coastal erosion None
0/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 14
within 5 km

Schools

Aspendale Gardens Mordialloc
Inside the suburb 1 3
Rated above peers 1 0
Rated at peers 0 3
Rated below peers 0
same for both
Universities within 10 km None 1
Monash Clayton, 9.5 km

Schools in Aspendale Gardens

  • Aspendale Gardens Primary School Government · Primary above peers

Schools in Mordialloc

  • Mordialloc Beach Primary School Government · Primary at peers
  • Parkdale Secondary College Government · Secondary at peers
  • St Brigid's School Catholic · Primary at peers

Amenities in the suburb

Aspendale Gardens Mordialloc
Supermarkets 1 2
Cafes & restaurants 2 22
Parks & reserves 5 14
Childcare 5 6
GPs 2 3
Pharmacies 1
same for both
Police stations 0 1
Banks & Bank@Post 1
same for both
Fuel stations 2 1
EV chargers 0 1
Waterways 1 0

Mobility

Aspendale Gardens sits further from the CBD (36.4 km vs 25.9 km).

Aspendale Gardens Mordialloc
Walkability score 63/100 72/100
Distance to Melbourne 36.4 km
+29% vs other
 25.9 km
Drive time (normal traffic) 43 min 38 min
Public transport score 79/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 47.0
7-9am + 5-7pm
 143.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.7%
postcode 3195
same for both
Rooftop solar per 100 dwellings 31
postcode 3195
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.

Aspendale Gardens Mordialloc
Car (driver) 61.4% / 51.9%
Aspendale Gardens — Car (driver): 61.4% Mordialloc — Car (driver): 51.9%
Worked from Home 30.7% / 38.1%
Aspendale Gardens — Worked from Home: 30.7% Mordialloc — Worked from Home: 38.1%
Car (passenger) 3.6% / 3.2%
Aspendale Gardens — Car (passenger): 3.6% Mordialloc — Car (passenger): 3.2%
Train 2.0% / 3.7%
Aspendale Gardens — Train: 2.0% Mordialloc — Train: 3.7%
Walked Only 1.2% / 1.8%
Aspendale Gardens — Walked Only: 1.2% Mordialloc — Walked Only: 1.8%

Bars are drawn against the largest share shown (61.4%).

Setting

Aspendale Gardens Mordialloc
Elevation 6 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 1.8 km
2.1 km to a named beach
 1.5 km
1.5 km to a named beach

NBN connectivity

Aspendale Gardens Mordialloc
Connectivity score 89/100 88/100
Most common technology Fibre to the curb
same for both
Full-fibre (FTTP) share 45%
2,103 premises
 44%
5,024 premises

Climate

Aspendale Gardens Mordialloc
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)

Aspendale Gardens Mordialloc
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Aspendale Gardens Mordialloc
Average residential rate $1,940/yr
same for both
Council Kingston (Vic.)
same for both

Federal electorate

Aspendale Gardens Mordialloc
Division Isaacs
same for both
Member Mark Dreyfus
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Aspendale Gardens Mordialloc
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Aspendale Gardens

Coastal Outer Parks Premium Quiet

Mordialloc

Coastal Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Aspendale Gardens

Aspendale Gardens vs Keysborough Aspendale Gardens vs Aspendale Aspendale Gardens vs Edithvale Aspendale Gardens vs Chelsea Heights Aspendale Gardens vs Waterways Aspendale Gardens vs Bangholme

Other comparisons with Mordialloc

Mordialloc vs Mentone Mordialloc vs Parkdale Mordialloc vs Dingley Village Mordialloc vs Aspendale
Full data on Aspendale Gardens Full data on Mordialloc
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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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