Avoca vs Amphitheatre

Avoca is the younger of the two, with a median age of 51 against 56 in Amphitheatre. In both, the large majority of households own their home and the large majority of homes are detached houses. In Avoca, about half of households are people living alone. In Amphitheatre, most households are people living alone. Houses cost more in Amphitheatre: a median of $505,000, against $398,000 in Avoca, and rent is higher there too. On these figures, Avoca tends to suit buyers on a tighter budget, while Amphitheatre 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

Avoca

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (6 vs 2)
  • has more schools rated above their peers (1 vs 0)
  • But Amphitheatre carries lower crime risk (26/100 vs 59/100)

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

First-home buyers

They split

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

  • Avoca has cheaper houses ($397,500 vs $505,000)
  • Amphitheatre leaves households under less mortgage stress (19% vs 26%)

Weighs house prices and mortgage stress.

Renters

Avoca

ahead on the one thing that separates them

  • has cheaper rent ($210/wk vs $233/wk)

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

Commuting to the city

Avoca

ahead on 2 of the 3 things we measure here

  • is more walkable (42/100 vs 23/100)
  • has a shorter drive in (128 min vs 133 min)
  • But Amphitheatre sits closer to the CBD (179 km vs 183.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Avoca is more walkable (42/100 vs 23/100)
  • Amphitheatre carries lower crime risk (26/100 vs 59/100)

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

Investors

Avoca

ahead on the one thing that separates them

  • is growing faster (13.7% vs -10.1%)

Weighs population growth.

Where they sit

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

Avoca Amphitheatre
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.

Avoca Amphitheatre
Walkability 42 / 23
Avoca — Walkability: 42/100 Amphitheatre — Walkability: 23/100
Safety 41 / 74
Avoca — Safety: 41/100 Amphitheatre — Safety: 74/100
Low fire risk 25 / 52
Avoca — Low fire risk: 25/100 Amphitheatre — Low fire risk: 52/100
Low flood risk 100 / 100
Avoca — Low flood risk: 100/100 Amphitheatre — Low flood risk: 100/100

Demographics

Avoca has more residents (1,356 vs 223); Amphitheatre has higher household incomes ($54,600 vs $47,996).

Avoca Amphitheatre
Population 1,356
+84% vs other
 223
Population trend (2016 → 2021) +13.7% -10.1%
Median age 51 56
Median household income $47,996/yr $54,600/yr
+14% vs other
Median weekly rent $210/wk $233/wk
+11% vs other

Age profile

Share of residents in each band, 2021 Census.

Avoca Amphitheatre
0-4 4.9% / 3.6%
Avoca — 0-4: 4.9% Amphitheatre — 0-4: 3.6%
5-14 11.1% / 3.6%
Avoca — 5-14: 11.1% Amphitheatre — 5-14: 3.6%
15-19 5.5% / 4.9%
Avoca — 15-19: 5.5% Amphitheatre — 15-19: 4.9%
20-24 3.2% / 4.0%
Avoca — 20-24: 3.2% Amphitheatre — 20-24: 4.0%
25-34 9.0% / 4.5%
Avoca — 25-34: 9.0% Amphitheatre — 25-34: 4.5%
35-44 8.7% / 10.8%
Avoca — 35-44: 8.7% Amphitheatre — 35-44: 10.8%
45-54 12.7% / 11.7%
Avoca — 45-54: 12.7% Amphitheatre — 45-54: 11.7%
55-64 12.5% / 19.7%
Avoca — 55-64: 12.5% Amphitheatre — 55-64: 19.7%
65-74 19.5% / 22.9%
Avoca — 65-74: 19.5% Amphitheatre — 65-74: 22.9%
75-84 9.4% / 9.0%
Avoca — 75-84: 9.4% Amphitheatre — 75-84: 9.0%
85+ 3.6% / 1.8%
Avoca — 85+: 3.6% Amphitheatre — 85+: 1.8%

Bars are drawn against the largest share shown (22.9%).

Who lives together

Household composition, 2021 Census.

Avoca 52.0% lone person
Avoca — Lone Person: 52.0% Avoca — Couple Families: 29.2% Avoca — One Parent Families: 15.7% Avoca — Group Household: 2.1% Avoca — Other Families: 1.0%
Amphitheatre 61.4% lone person
Amphitheatre — Lone Person: 61.4% Amphitheatre — Couple Families: 30.0% Amphitheatre — One Parent Families: 8.6% Amphitheatre — Group Household: 0.0% Amphitheatre — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Avoca 16.7% renting
Avoca — Owned Outright: 53.7% Avoca — Mortgage: 29.6% Avoca — Renting: 16.7%
Amphitheatre 12.4% renting
Amphitheatre — Owned Outright: 62.9% Amphitheatre — Mortgage: 24.7% Amphitheatre — Renting: 12.4%
Owned outright Mortgage Renting

Qualifications

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

Avoca Amphitheatre
Certificate III & IV 16.0% / 17.5%
Avoca — Certificate III & IV: 16.0% Amphitheatre — Certificate III & IV: 17.5%
Bachelor Degree 6.3% / 11.7%
Avoca — Bachelor Degree: 6.3% Amphitheatre — Bachelor Degree: 11.7%
Advanced Diploma / Diploma 6.0% / 8.1%
Avoca — Advanced Diploma / Diploma: 6.0% Amphitheatre — Advanced Diploma / Diploma: 8.1%
Postgraduate Degree 1.9% / 3.1%
Avoca — Postgraduate Degree: 1.9% Amphitheatre — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 1.3% / 2.2%
Avoca — Graduate Diploma / Certificate: 1.3% Amphitheatre — Graduate Diploma / Certificate: 2.2%

Bars are drawn against the largest share shown (17.5%).

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.

Avoca Amphitheatre
England 3.1% / 4.0%
Avoca — England: 3.1% Amphitheatre — England: 4.0%
Germany 0.2% / 2.7%
Avoca — Germany: 0.2% Amphitheatre — Germany: 2.7%
New Zealand 1.3% / 1.3%
Avoca — New Zealand: 1.3% Amphitheatre — New Zealand: 1.3%
Netherlands — / 1.3%
Avoca — Netherlands: not among its largest Amphitheatre — Netherlands: 1.3%
Scotland 0.5% / —
Avoca — Scotland: 0.5% Amphitheatre — Scotland: not among its largest
Philippines 0.4% / —
Avoca — Philippines: 0.4% Amphitheatre — Philippines: not among its largest
South Africa 0.4% / —
Avoca — South Africa: 0.4% Amphitheatre — South Africa: not among its largest

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Avoca 94.5% houses
Avoca — Houses: 94.5% Avoca — Townhouses: 3.4% Avoca — Flats / Apartments: 2.1%
Amphitheatre 100.0% houses
Amphitheatre — Houses: 100.0% Amphitheatre — Townhouses: 0.0% Amphitheatre — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Avoca Amphitheatre
Median house price $397,500 $505,000
Median unit price —
same for both
Median land price $128,000 —
Typical days to sell (houses) 54 days
from 22 sales
 —

Zoning mix

Amphitheatre has more land zoned for conservation (50% vs 1%); Avoca has more rural and farming land (77% vs 42%).

Avoca Amphitheatre
Rural and farming 77% 42%
Environmental 1% 50%
Parks and recreation 17% 6%
Infrastructure and transport 2% 1%
Residential 2% 0%
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

Avoca Amphitheatre
New dwellings approved 45
across Pyrenees
same for both
Approvals change year on year +100%
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.

Avoca Amphitheatre
Houses 3.2%
$370/wk on $604K
 —
Units —
same for both

Ranking within VIC

Avoca Amphitheatre
House price Higher than 8% of VIC —
Income Higher than 8% of VIC Higher than 13% of VIC
Schools —
same for both
Walkability Higher than 85% of VIC Higher than 81% of VIC
Affordability Higher than 58% of VIC —
EV adoption —
same for both
NBN connectivity Higher than 95% of VIC Higher than 13% of VIC
Rental yield (houses) Higher than 21% of VIC —

Liveability

Avoca is more walkable (42 vs 23).

Avoca Amphitheatre
Grade C —
Score 31/100 —
Socio-economic band below-average income
decile 2/10
 below-average income
decile 3/10

Risk profile

Avoca carries more crime risk (59 vs 26); Avoca carries more bushfire risk (75 vs 48).

Avoca Amphitheatre
Bushfire High
75/100
 Moderate
48/100
Crime Moderate
59/100
 Low
26/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Avoca Amphitheatre
Inside the suburb 1
same for both
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Avoca

  • Avoca Primary School Government · Primary above peers

Schools in Amphitheatre

  • Amphitheatre Primary School Government · Primary

Amenities in the suburb

Avoca Amphitheatre
Supermarkets 1 0
Parks & reserves 6 2
Childcare 1 0
Pharmacies 1 0
Police stations 1 0
Banks & Bank@Post 2 1
Fuel stations 1 0
EV chargers 1 0
Waterways 13 23

Mobility

Avoca sits further from the CBD (183.1 km vs 179 km).

Avoca Amphitheatre
Walkability score 42/100 23/100
Distance to Melbourne 183.1 km
+2% vs other
 179 km
Drive time (normal traffic) 128 min 133 min
Electric vehicle share 0.0%
postcode 3467
 0.0%
postcode 3468
Rooftop solar per 100 dwellings 55
postcode 3467
 55
postcode 3468

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.

Avoca Amphitheatre
Car (driver) 72.3% / 66.7%
Avoca — Car (driver): 72.3% Amphitheatre — Car (driver): 66.7%
Worked from Home 12.8% / 25.6%
Avoca — Worked from Home: 12.8% Amphitheatre — Worked from Home: 25.6%
Walked Only 6.8% / 3.3%
Avoca — Walked Only: 6.8% Amphitheatre — Walked Only: 3.3%
Car (passenger) 5.5% / 4.4%
Avoca — Car (passenger): 5.5% Amphitheatre — Car (passenger): 4.4%
Bicycle 1.5% / —
Avoca — Bicycle: 1.5% Amphitheatre — Bicycle: not among its largest

Bars are drawn against the largest share shown (72.3%).

Setting

Avoca Amphitheatre
Elevation 232 m
above sea level, at the suburb centre
 300 m
above sea level, at the suburb centre

NBN connectivity

Avoca Amphitheatre
Connectivity score 89/100 16/100
Most common technology Fibre to the premises Satellite (Sky Muster)
Full-fibre (FTTP) share 59%
745 premises
 0%
65 premises

Climate

Avoca Amphitheatre
Annual rainfall 508 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Avoca Amphitheatre
Average residential rate $1,584/yr
same for both
Council Pyrenees
same for both

Federal electorate

Avoca Amphitheatre
Division Mallee
same for both
Member Anne Webster
same for both
Party The Nationals
same for both

First Home Owner Grant

Avoca Amphitheatre
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Avoca

Affordable Quiet Retirees River Rural

Amphitheatre

Retirees Rural

More comparisons

Other comparisons with Avoca

Avoca vs Natte Yallock Avoca vs Bung Bong

Other comparisons with Amphitheatre

Amphitheatre vs Lexton Amphitheatre vs Elmhurst
Full data on Avoca Full data on Amphitheatre
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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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