Aspendale vs Mordialloc

In both, most households own their home. In Aspendale, most homes are detached houses and about half of households are couple families. On these figures, Aspendale 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

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 0)
  • has more separate houses rather than flats (69% vs 40%)
  • carries lower crime risk (50/100 vs 65/100)
  • But Mordialloc has more parks and reserves (14 vs 9)

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

First-home buyers

Mordialloc

ahead on the one thing that separates them

  • has cheaper units ($641,250 vs $750,000)

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 18%)
  • has cheaper rent ($400/wk vs $460/wk)

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

Commuting to the city

Mordialloc

ahead on the one thing that separates them

  • sits closer to the CBD (25.9 km vs 28.2 km)

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

Downsizers and retirees

Mordialloc

ahead on 2 of the 5 things we measure here

  • has more GPs (3 vs 1)
  • has more units and townhouses to downsize into (60% vs 31%)
  • But Aspendale carries lower crime risk (50/100 vs 65/100)

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

Investors

Mordialloc

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.1% vs 4.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

Aspendale 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 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 Mordialloc
Walkability 75 / 72
Aspendale — Walkability: 75/100 Mordialloc — Walkability: 72/100
Safety 50 / 35
Aspendale — Safety: 50/100 Mordialloc — Safety: 35/100
Low fire risk 100 / 100
Aspendale — Low fire risk: 100/100 Mordialloc — Low fire risk: 100/100
Low flood risk 35 / 20
Aspendale — Low flood risk: 35/100 Mordialloc — Low flood risk: 20/100

Demographics

Aspendale has higher household incomes ($121,836 vs $105,924); Aspendale rents higher ($460/wk vs $400/wk).

Aspendale Mordialloc
Population 7,285 8,886
+22% vs other
Population trend (2016 → 2021) +5.0% +8.8%
Median age 40
same for both
Median household income $121,836/yr
+13% vs other
 $105,924/yr
Median weekly rent $460/wk
+13% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Aspendale Mordialloc
0-4 5.9% / 5.3%
Aspendale — 0-4: 5.9% Mordialloc — 0-4: 5.3%
5-14 15.0% / 13.1%
Aspendale — 5-14: 15.0% Mordialloc — 5-14: 13.1%
15-19 6.7% / 6.1%
Aspendale — 15-19: 6.7% Mordialloc — 15-19: 6.1%
20-24 4.8% / 4.8%
Aspendale — 20-24: 4.8% Mordialloc — 20-24: 4.8%
25-34 9.0% / 11.9%
Aspendale — 25-34: 9.0% Mordialloc — 25-34: 11.9%
35-44 14.7% / 15.2%
Aspendale — 35-44: 14.7% Mordialloc — 35-44: 15.2%
45-54 15.5% / 16.1%
Aspendale — 45-54: 15.5% Mordialloc — 45-54: 16.1%
55-64 12.8% / 12.0%
Aspendale — 55-64: 12.8% Mordialloc — 55-64: 12.0%
65-74 8.5% / 8.0%
Aspendale — 65-74: 8.5% Mordialloc — 65-74: 8.0%
75-84 5.2% / 4.7%
Aspendale — 75-84: 5.2% Mordialloc — 75-84: 4.7%
85+ 1.9% / 2.8%
Aspendale — 85+: 1.9% Mordialloc — 85+: 2.8%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Aspendale 54.7% couple families
Aspendale — Couple Families: 54.7% Aspendale — Lone Person: 27.6% Aspendale — One Parent Families: 13.9% Aspendale — Group Household: 2.5% Aspendale — Other Families: 1.3%
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 18.0% renting
Aspendale — Owned Outright: 38.9% Aspendale — Mortgage: 43.1% Aspendale — Renting: 18.0%
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 Mordialloc
Bachelor Degree 18.1% / 18.7%
Aspendale — Bachelor Degree: 18.1% Mordialloc — Bachelor Degree: 18.7%
Certificate III & IV 11.3% / 11.0%
Aspendale — Certificate III & IV: 11.3% Mordialloc — Certificate III & IV: 11.0%
Advanced Diploma / Diploma 8.6% / 9.6%
Aspendale — Advanced Diploma / Diploma: 8.6% Mordialloc — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 5.8% / 5.8%
Aspendale — Postgraduate Degree: 5.8% Mordialloc — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 3.0% / 3.0%
Aspendale — Graduate Diploma / Certificate: 3.0% 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 Mordialloc
England 4.4% / 5.9%
Aspendale — England: 4.4% Mordialloc — England: 5.9%
New Zealand 1.4% / 1.9%
Aspendale — New Zealand: 1.4% Mordialloc — New Zealand: 1.9%
China 0.8% / 2.1%
Aspendale — China: 0.8% Mordialloc — China: 2.1%
India 0.8% / 1.4%
Aspendale — India: 0.8% Mordialloc — India: 1.4%
Scotland 0.7% / 1.2%
Aspendale — Scotland: 0.7% Mordialloc — Scotland: 1.2%
South Africa 0.7% / 1.1%
Aspendale — South Africa: 0.7% Mordialloc — South Africa: 1.1%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Aspendale 69.1% houses
Aspendale — Houses: 69.1% Aspendale — Townhouses: 10.5% Aspendale — Flats / Apartments: 20.4%
Mordialloc 39.8% houses
Mordialloc — Houses: 39.8% Mordialloc — Townhouses: 45.6% Mordialloc — Flats / Apartments: 14.6%
Houses Townhouses Flats / Apartments

Property market

Aspendale Mordialloc
Median house price $1,360,000 $1,400,000
Median unit price $750,000 $641,250
Median land price —
same for both
Typical days to sell (houses) 22 days
from 39 sales
 22 days
from 45 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.

Aspendale Mordialloc
2 bed $733K / $646K
Aspendale — 2 bed: $733K (29 sales) Mordialloc — 2 bed: $646K (108 sales)

29 vs 108 sales

3 bed $948K / $965K
Aspendale — 3 bed: $948K (8 sales) Mordialloc — 3 bed: $965K (15 sales)

8 vs 15 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 Mordialloc
2 bed $1.04M / $890K
Aspendale — 2 bed: $1.04M (12 sales) Mordialloc — 2 bed: $890K (11 sales)

12 vs 11 sales

3 bed $1.28M / $1.37M
Aspendale — 3 bed: $1.28M (40 sales) Mordialloc — 3 bed: $1.37M (45 sales)

40 vs 45 sales

4 bed $1.59M / $1.52M
Aspendale — 4 bed: $1.59M (36 sales) Mordialloc — 4 bed: $1.52M (24 sales)

36 vs 24 sales

5 bed $1.94M / $1.92M
Aspendale — 5 bed: $1.94M (5 sales) Mordialloc — 5 bed: $1.92M (7 sales)

5 vs 7 sales

Zoning mix

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

Aspendale Mordialloc
Residential 62% 45%
Industrial 0% 19%
Other and special use 15% 13%
Infrastructure and transport 13% 10%
Parks and recreation 9% 11%
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 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 Mordialloc
Houses 3.3%
$950/wk on $1.52M
 3.2%
$820/wk on $1.33M
Units 4.6%
$712/wk on $812K
 5.1%
$614/wk on $621K

Ranking within VIC

Aspendale Mordialloc
House price Higher than 89% of VIC Higher than 88% of VIC
Income Higher than 92% of VIC Higher than 78% of VIC
Schools Higher than 85% of VIC Higher than 6% of VIC
Walkability Higher than 91% of VIC Higher than 90% of VIC
Affordability Higher than 20% of VIC Higher than 13% of VIC
EV adoption Higher than 92% of VIC Higher than 91% of VIC
NBN connectivity Higher than 96% of VIC Higher than 94% of VIC
Rental yield (houses) Higher than 26% of VIC Higher than 23% of VIC
Rental yield (units) Higher than 36% of VIC Higher than 68% of VIC

Liveability

Aspendale scores higher overall (77 vs 52).

Aspendale Mordialloc
Grade A B
Score 77/100 52/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Mordialloc carries more crime risk (65 vs 50); Mordialloc carries more flood risk (80 vs 65).

Aspendale Mordialloc
Bushfire None
0/100
same for both
Crime Moderate
50/100
 Moderate
65/100
Flood Moderate
65/100
 High
80/100
Coastal erosion Moderate
47/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 14
within 5 km

Schools

Aspendale Mordialloc
Inside the suburb 4 3
Rated above peers 2 0
Rated at peers 1 3
Rated below peers 0
same for both
Universities within 10 km None 1
Monash Clayton, 9.5 km

Schools in Aspendale

  • Mordialloc College Government · Secondary above peers
  • St Louis de Montfort's School Catholic · Primary above peers
  • Aspendale Primary School Government · Primary at peers
  • Yarrabah School Government · Combined · Special school

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 Mordialloc
Supermarkets 1 2
Cafes & restaurants 9 22
Parks & reserves 9 14
Childcare 7 6
GPs 1 3
Pharmacies 1
same for both
Police stations 0 1
Banks & Bank@Post 1
same for both
Fuel stations 0 1
EV chargers 0 1
Waterways 3 0

Mobility

Aspendale sits further from the CBD (28.2 km vs 25.9 km).

Aspendale Mordialloc
Walkability score 75/100 72/100
Distance to Melbourne 28.2 km
+8% vs other
 25.9 km
Drive time (normal traffic) 42 min 38 min
Public transport score 83/100
Rail · Bus
 93/100
Rail · Bus
Peak arrivals per hour 16.2
7-9am + 5-7pm
 143.5
7-9am + 5-7pm
Median peak wait 4 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 Mordialloc
Car (driver) 51.8% / 51.9%
Aspendale — Car (driver): 51.8% Mordialloc — Car (driver): 51.9%
Worked from Home 40.1% / 38.1%
Aspendale — Worked from Home: 40.1% Mordialloc — Worked from Home: 38.1%
Train 3.7% / 3.7%
Aspendale — Train: 3.7% Mordialloc — Train: 3.7%
Car (passenger) 2.1% / 3.2%
Aspendale — Car (passenger): 2.1% Mordialloc — Car (passenger): 3.2%
Walked Only 1.4% / 1.8%
Aspendale — Walked Only: 1.4% Mordialloc — Walked Only: 1.8%

Bars are drawn against the largest share shown (51.9%).

Setting

Aspendale Mordialloc
Elevation 4 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 484 m
548 m to a named beach
 1.5 km
1.5 km to a named beach

NBN connectivity

Aspendale Mordialloc
Connectivity score 90/100 88/100
Most common technology Fibre to the curb
same for both
Full-fibre (FTTP) share 50%
3,111 premises
 44%
5,024 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Aspendale

Beach Coastal Easy Commute Outer Parks Premium Trains Transport Hub

Mordialloc

Coastal Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Aspendale

Aspendale vs Aspendale Gardens Aspendale vs Edithvale

Other comparisons with Mordialloc

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