Aspendale Gardens vs Waterways

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Waterways: a median of $1.66 million, against $1.24 million in Aspendale Gardens, and rent is higher there too. On these figures, Aspendale Gardens tends to suit buyers on a tighter budget, while Waterways suits 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

Aspendale Gardens

ahead on 3 of the 6 things we measure here

  • has more childcare (5 vs 0)
  • has more parks and reserves (5 vs 1)
  • has more schools rated above their peers (1 vs 0)
  • But Waterways is already more of a family suburb (90% vs 77%)

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 $1,655,500)

Weighs house prices and mortgage stress.

Renters

Aspendale Gardens

ahead on the one thing that separates them

  • has cheaper rent ($496/wk vs $623/wk)

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

Commuting to the city

Aspendale Gardens

ahead on the one thing that separates them

  • is more walkable (63/100 vs 32/100)

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

Downsizers and retirees

Aspendale Gardens

ahead on 3 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (63/100 vs 32/100)
  • has more residents already 65 and over (17% vs 11%)

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

Investors

Aspendale Gardens

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.0% vs 2.9%)

Weighs house yield and population growth.

Where they sit

Aspendale Gardens and Waterways 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 Waterways
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 Waterways
Walkability 63 / 32
Aspendale Gardens — Walkability: 63/100 Waterways — Walkability: 32/100
Safety 74 / 67
Aspendale Gardens — Safety: 74/100 Waterways — Safety: 67/100
Low fire risk 100 / 100
Aspendale Gardens — Low fire risk: 100/100 Waterways — Low fire risk: 100/100
Low flood risk 13 / 8
Aspendale Gardens — Low flood risk: 13/100 Waterways — Low flood risk: 8/100

Demographics

Aspendale Gardens has more residents (6,427 vs 2,422); Waterways has higher household incomes ($156,676 vs $114,920).

Aspendale Gardens Waterways
Population 6,427
+62% vs other
 2,422
Population trend (2016 → 2021) -1.6%
same for both
Median age 43 41
Median household income $114,920/yr $156,676/yr
+36% vs other
Median weekly rent $496/wk $623/wk
+26% vs other

Age profile

Share of residents in each band, 2021 Census.

Aspendale Gardens Waterways
0-4 4.5% / 4.3%
Aspendale Gardens — 0-4: 4.5% Waterways — 0-4: 4.3%
5-14 13.2% / 15.2%
Aspendale Gardens — 5-14: 13.2% Waterways — 5-14: 15.2%
15-19 7.6% / 8.4%
Aspendale Gardens — 15-19: 7.6% Waterways — 15-19: 8.4%
20-24 6.7% / 8.1%
Aspendale Gardens — 20-24: 6.7% Waterways — 20-24: 8.1%
25-34 7.7% / 7.7%
Aspendale Gardens — 25-34: 7.7% Waterways — 25-34: 7.7%
35-44 12.2% / 12.5%
Aspendale Gardens — 35-44: 12.2% Waterways — 35-44: 12.5%
45-54 16.3% / 20.7%
Aspendale Gardens — 45-54: 16.3% Waterways — 45-54: 20.7%
55-64 14.6% / 11.8%
Aspendale Gardens — 55-64: 14.6% Waterways — 55-64: 11.8%
65-74 8.8% / 8.1%
Aspendale Gardens — 65-74: 8.8% Waterways — 65-74: 8.1%
75-84 6.0% / 2.7%
Aspendale Gardens — 75-84: 6.0% Waterways — 75-84: 2.7%
85+ 2.4% / 0.4%
Aspendale Gardens — 85+: 2.4% Waterways — 85+: 0.4%

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

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 — Other Families: 0.8% Aspendale Gardens — Group Household: 0.9%
Waterways 77.8% couple families
Waterways — Couple Families: 77.8% Waterways — Lone Person: 8.1% Waterways — One Parent Families: 12.3% Waterways — Other Families: 1.1% Waterways — Group Household: 0.7%
Couple Families Lone Person One Parent Families Other Families Group Household

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%
Waterways 11.1% renting
Waterways — Owned Outright: 30.1% Waterways — Mortgage: 58.8% Waterways — Renting: 11.1%
Owned outright Mortgage Renting

Qualifications

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

Aspendale Gardens Waterways
Bachelor Degree 15.3% / 20.2%
Aspendale Gardens — Bachelor Degree: 15.3% Waterways — Bachelor Degree: 20.2%
Certificate III & IV 12.3% / 6.9%
Aspendale Gardens — Certificate III & IV: 12.3% Waterways — Certificate III & IV: 6.9%
Advanced Diploma / Diploma 9.1% / 8.1%
Aspendale Gardens — Advanced Diploma / Diploma: 9.1% Waterways — Advanced Diploma / Diploma: 8.1%
Postgraduate Degree 4.6% / 7.1%
Aspendale Gardens — Postgraduate Degree: 4.6% Waterways — Postgraduate Degree: 7.1%
Graduate Diploma / Certificate 1.9% / 2.8%
Aspendale Gardens — Graduate Diploma / Certificate: 1.9% Waterways — Graduate Diploma / Certificate: 2.8%

Bars are drawn against the largest share shown (20.2%).

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 Waterways
China 2.6% / 6.4%
Aspendale Gardens — China: 2.6% Waterways — China: 6.4%
India 3.0% / 5.6%
Aspendale Gardens — India: 3.0% Waterways — India: 5.6%
England 3.7% / 3.3%
Aspendale Gardens — England: 3.7% Waterways — England: 3.3%
Vietnam 1.4% / 4.8%
Aspendale Gardens — Vietnam: 1.4% Waterways — Vietnam: 4.8%
Sri Lanka 1.9% / 2.1%
Aspendale Gardens — Sri Lanka: 1.9% Waterways — Sri Lanka: 2.1%
South Africa 1.4% / 2.6%
Aspendale Gardens — South Africa: 1.4% Waterways — South Africa: 2.6%

Bars are drawn against the largest share shown (6.4%).

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%
Waterways 87.9% houses
Waterways — Houses: 87.9% Waterways — Townhouses: 12.1% Waterways — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Aspendale Gardens Waterways
Median house price $1,240,000 $1,655,500
Median unit price $693,000 —
Median land price — $1,577,500
Typical days to sell (houses) 24 days
from 15 sales
 30 days
from 16 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 Waterways
3 bed $1.11M / $1.04M
Aspendale Gardens — 3 bed: $1.11M (30 sales) Waterways — 3 bed: $1.04M (12 sales)

30 vs 12 sales

4 bed $1.28M / $1.61M
Aspendale Gardens — 4 bed: $1.28M (49 sales) Waterways — 4 bed: $1.61M (24 sales)

49 vs 24 sales

5 bed $1.4M / $1.84M
Aspendale Gardens — 5 bed: $1.4M (9 sales) Waterways — 5 bed: $1.84M (12 sales)

9 vs 12 sales

Zoning mix

Aspendale Gardens Waterways
Residential 53% 48%
Infrastructure and transport 32% 50%
Rural and farming 9% 0%
Parks and recreation 5% 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

Aspendale Gardens Waterways
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 Waterways
Houses 4.0%
$850/wk on $1.09M
 2.9%
$938/wk on $1.68M
Units —
same for both

Ranking within VIC

Aspendale Gardens Waterways
House price Higher than 80% of VIC Higher than 81% of VIC
Income Higher than 87% of VIC Higher than 99% of VIC
Schools —
same for both
Walkability Higher than 88% of VIC Higher than 83% of VIC
Affordability Higher than 32% of VIC Higher than 65% of VIC
EV adoption Higher than 91% of VIC
same for both
NBN connectivity Higher than 95% of VIC Higher than 99% of VIC
Rental yield (houses) Higher than 70% of VIC Higher than 9% of VIC

Liveability

Aspendale Gardens is more walkable (63 vs 32).

Aspendale Gardens Waterways
Grade A
same for both
Score 68/100
same for both
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Aspendale Gardens Waterways
Bushfire None
0/100
same for both
Crime Low
26/100
 Low
33/100
Flood High
87/100
 High
92/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
same for both

Schools

Aspendale Gardens Waterways
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Aspendale Gardens

  • Aspendale Gardens Primary School Government · Primary above peers

Schools in Waterways

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Aspendale Gardens Waterways
Supermarkets 1 0
Cafes & restaurants 2 1
Parks & reserves 5 1
Childcare 5 0
GPs 2 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 2 0
Waterways 1 8

Mobility

Aspendale Gardens Waterways
Walkability score 63/100 32/100
Distance to Melbourne 36.4 km
+4% vs other
 34.8 km
Drive time (normal traffic) 43 min 44 min
Public transport score 79/100
Bus
 60/100
Bus
Peak arrivals per hour 47.0
7-9am + 5-7pm
 14.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
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 Waterways
Car (driver) 61.4% / 58.7%
Aspendale Gardens — Car (driver): 61.4% Waterways — Car (driver): 58.7%
Worked from Home 30.7% / 34.4%
Aspendale Gardens — Worked from Home: 30.7% Waterways — Worked from Home: 34.4%
Car (passenger) 3.6% / 3.8%
Aspendale Gardens — Car (passenger): 3.6% Waterways — Car (passenger): 3.8%
Train 2.0% / 2.5%
Aspendale Gardens — Train: 2.0% Waterways — Train: 2.5%
Walked Only 1.2% / —
Aspendale Gardens — Walked Only: 1.2% Waterways — Walked Only: not among its largest
Bicycle 0.6% / 0.4%
Aspendale Gardens — Bicycle: 0.6% Waterways — Bicycle: 0.4%

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

Setting

Aspendale Gardens Waterways
Elevation 6 m
above sea level, at the suburb centre
 4 m
above sea level, at the suburb centre
Distance to the ocean 1.8 km
2.1 km to a named beach
 3.0 km
3.1 km to a named beach

NBN connectivity

Aspendale Gardens Waterways
Connectivity score 89/100 100/100
Most common technology Fibre to the curb Fibre to the premises
Full-fibre (FTTP) share 45%
2,103 premises
 100%
754 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Aspendale Gardens Waterways
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

Waterways

Large Blocks Multicultural Outer Premium Quiet River

More comparisons

Other comparisons with Aspendale Gardens

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

Other comparisons with Waterways

Waterways vs Keysborough Waterways vs Bangholme
Full data on Aspendale Gardens Full data on Waterways
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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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