Avondale Heights vs Essendon West

Essendon West is the younger of the two, with a median age of 39 against 45 in Avondale Heights. In both, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Essendon West: a median of $1.39 million, against $1.11 million in Avondale Heights, and rent is higher there too. Essendon West is closer to the city centre: 10.7 km, against 12.5 km. On these figures, Avondale Heights tends to suit older residents and buyers on a tighter budget.

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

Avondale Heights

ahead on 3 of the 6 things we measure here

  • has more childcare (7 vs 0)
  • has more parks and reserves (22 vs 9)
  • has more schools rated above their peers (1 vs 0)

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

First-home buyers

Avondale Heights

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,113,500 vs $1,390,000)
  • has cheaper units ($693,500 vs $850,500)
  • But Essendon West leaves households under less mortgage stress (26% vs 32%)

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Avondale Heights has cheaper rent ($400/wk vs $450/wk)
  • Essendon West leaves renters under less rental stress (19% vs 25%)

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

Commuting to the city

Avondale Heights

ahead on the one thing that separates them

  • is more walkable (81/100 vs 69/100)

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

Downsizers and retirees

Avondale Heights

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • has more residents already 65 and over (27% vs 16%)
  • is more walkable (81/100 vs 69/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Avondale Heights Essendon West
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.

Avondale Heights Essendon West
Walkability 81 / 69
Avondale Heights — Walkability: 81/100 Essendon West — Walkability: 69/100
Safety 52 / 56
Avondale Heights — Safety: 52/100 Essendon West — Safety: 56/100
Low fire risk 100 / 100
Avondale Heights — Low fire risk: 100/100 Essendon West — Low fire risk: 100/100
Low flood risk 40 / 32
Avondale Heights — Low flood risk: 40/100 Essendon West — Low flood risk: 32/100

Demographics

Avondale Heights has more residents (12,388 vs 1,559); Essendon West has higher household incomes ($121,576 vs $82,524).

Avondale Heights Essendon West
Population 12,388
+87% vs other
 1,559
Population trend (2016 → 2021) +6.5% +8.3%
Median age 45 39
Median household income $82,524/yr $121,576/yr
+47% vs other
Median weekly rent $400/wk $450/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Avondale Heights Essendon West
0-4 5.1% / 5.1%
Avondale Heights — 0-4: 5.1% Essendon West — 0-4: 5.1%
5-14 10.9% / 12.2%
Avondale Heights — 5-14: 10.9% Essendon West — 5-14: 12.2%
15-19 4.6% / 7.5%
Avondale Heights — 15-19: 4.6% Essendon West — 15-19: 7.5%
20-24 4.8% / 7.1%
Avondale Heights — 20-24: 4.8% Essendon West — 20-24: 7.1%
25-34 11.1% / 11.2%
Avondale Heights — 25-34: 11.1% Essendon West — 25-34: 11.2%
35-44 13.4% / 12.8%
Avondale Heights — 35-44: 13.4% Essendon West — 35-44: 12.8%
45-54 12.2% / 17.2%
Avondale Heights — 45-54: 12.2% Essendon West — 45-54: 17.2%
55-64 11.1% / 10.8%
Avondale Heights — 55-64: 11.1% Essendon West — 55-64: 10.8%
65-74 11.5% / 8.0%
Avondale Heights — 65-74: 11.5% Essendon West — 65-74: 8.0%
75-84 10.3% / 5.5%
Avondale Heights — 75-84: 10.3% Essendon West — 75-84: 5.5%
85+ 4.9% / 3.0%
Avondale Heights — 85+: 4.9% Essendon West — 85+: 3.0%

Bars are drawn against the largest share shown (17.2%).

Who lives together

Household composition, 2021 Census.

Avondale Heights 47.4% couple families
Avondale Heights — Couple Families: 47.4% Avondale Heights — Lone Person: 31.4% Avondale Heights — One Parent Families: 16.6% Avondale Heights — Group Household: 2.8% Avondale Heights — Other Families: 1.9%
Essendon West 50.5% couple families
Essendon West — Couple Families: 50.5% Essendon West — Lone Person: 31.7% Essendon West — One Parent Families: 13.0% Essendon West — Group Household: 4.1% Essendon West — Other Families: 0.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Avondale Heights 20.7% renting
Avondale Heights — Owned Outright: 49.3% Avondale Heights — Mortgage: 30.1% Avondale Heights — Renting: 20.7%
Essendon West 26.6% renting
Essendon West — Owned Outright: 37.3% Essendon West — Mortgage: 36.1% Essendon West — Renting: 26.6%
Owned outright Mortgage Renting

Qualifications

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

Avondale Heights Essendon West
Bachelor Degree 15.6% / 18.7%
Avondale Heights — Bachelor Degree: 15.6% Essendon West — Bachelor Degree: 18.7%
Certificate III & IV 10.0% / 9.1%
Avondale Heights — Certificate III & IV: 10.0% Essendon West — Certificate III & IV: 9.1%
Advanced Diploma / Diploma 6.8% / 9.3%
Avondale Heights — Advanced Diploma / Diploma: 6.8% Essendon West — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 4.2% / 6.7%
Avondale Heights — Postgraduate Degree: 4.2% Essendon West — Postgraduate Degree: 6.7%
Graduate Diploma / Certificate 1.8% / 2.8%
Avondale Heights — Graduate Diploma / Certificate: 1.8% Essendon West — Graduate Diploma / Certificate: 2.8%

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.

Avondale Heights Essendon West
Italy 8.7% / 1.8%
Avondale Heights — Italy: 8.7% Essendon West — Italy: 1.8%
Vietnam 5.7% / 1.2%
Avondale Heights — Vietnam: 5.7% Essendon West — Vietnam: 1.2%
India 1.6% / 1.9%
Avondale Heights — India: 1.6% Essendon West — India: 1.9%
England 1.3% / 1.9%
Avondale Heights — England: 1.3% Essendon West — England: 1.9%
China 1.6% / 1.5%
Avondale Heights — China: 1.6% Essendon West — China: 1.5%
Greece 2.3% / —
Avondale Heights — Greece: 2.3% Essendon West — Greece: not among its largest

Bars are drawn against the largest share shown (8.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Avondale Heights 76.8% houses
Avondale Heights — Houses: 76.8% Avondale Heights — Townhouses: 22.2% Avondale Heights — Flats / Apartments: 1.0%
Essendon West 67.8% houses
Essendon West — Houses: 67.8% Essendon West — Townhouses: 32.7% Essendon West — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Avondale Heights Essendon West
Median house price $1,113,500 $1,390,000
Median unit price $693,500 $850,500
Median land price $960,000 —
Typical days to sell (houses) 28 days
from 122 sales
 24 days
from 6 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.

Avondale Heights Essendon West
2 bed $590K / $660K
Avondale Heights — 2 bed: $590K (7 sales) Essendon West — 2 bed: $660K (5 sales)

7 vs 5 sales

3 bed $750K / $910K
Avondale Heights — 3 bed: $750K (11 sales) Essendon West — 3 bed: $910K (7 sales)

11 vs 7 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.

Avondale Heights Essendon West
2 bed $825K / $1.32M
Avondale Heights — 2 bed: $825K (11 sales) Essendon West — 2 bed: $1.32M (5 sales)

11 vs 5 sales

3 bed $970K / $1.07M
Avondale Heights — 3 bed: $970K (126 sales) Essendon West — 3 bed: $1.07M (11 sales)

126 vs 11 sales

4 bed $1.3M / $1.57M
Avondale Heights — 4 bed: $1.3M (66 sales) Essendon West — 4 bed: $1.57M (12 sales)

66 vs 12 sales

Zoning mix

Avondale Heights Essendon West
Residential 68% 58%
Parks and recreation 26% 36%
Infrastructure and transport 6% 7%
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

Avondale Heights Essendon West
New dwellings approved 702
across Moonee Valley
same for both
Approvals change year on year +82%
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.

Avondale Heights Essendon West
Houses 3.8%
$750/wk on $1.03M
 3.9%
$790/wk on $1.05M
Units 4.5%
$570/wk on $660K
 —

Ranking within VIC

Avondale Heights Essendon West
House price Higher than 69% of VIC Higher than 82% of VIC
Income Higher than 50% of VIC Higher than 92% of VIC
Schools —
same for both
Walkability Higher than 94% of VIC Higher than 90% of VIC
Affordability Higher than 23% of VIC Higher than 35% of VIC
EV adoption Higher than 81% of VIC Higher than 91% of VIC
NBN connectivity Higher than 86% of VIC
same for both
Rental yield (houses) Higher than 52% of VIC Higher than 62% of VIC
Rental yield (units) Higher than 32% of VIC —

Liveability

Avondale Heights is more walkable (81 vs 69); Essendon West scores higher overall (77 vs 70).

Avondale Heights Essendon West
Grade A
same for both
Score 70/100 77/100
Socio-economic band advantaged area
decile 7/10
 very advantaged area
decile 10/10

Risk profile

Avondale Heights Essendon West
Bushfire None
0/100
same for both
Crime Moderate
48/100
 Moderate
44/100
Flood Moderate
60/100
 Moderate
68/100
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
 None
0/100
Industrial facilities nearby 13
within 5 km
 6
within 5 km

Schools

Avondale Heights Essendon West
Inside the suburb 2 1
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 0 1
Universities within 10 km 2
Victoria University Footscray Park, 5.1 km
 3
Victoria University Footscray Park, 5.0 km
Full-time students aged 15–24 2.3% 4.2%

Schools in Avondale Heights

  • St Martin de Porres School Catholic · Primary above peers
  • Avondale Primary School Government · Primary at peers

Schools in Essendon West

  • St Bernard's College Catholic · Secondary below peers

Amenities in the suburb

Avondale Heights Essendon West
Supermarkets 1 0
Cafes & restaurants 9 0
Parks & reserves 22 9
Childcare 7 0
GPs 3 0
Pharmacies 1 0
Police stations 1 0
Banks & Bank@Post 1 0
Waterways 2 3

Mobility

Avondale Heights Essendon West
Walkability score 81/100 69/100
Distance to Melbourne 12.5 km
+14% vs other
 10.7 km
Drive time (normal traffic) 27 min 24 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 159.0
7-9am + 5-7pm
 67.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.1%
postcode 3034
 1.7%
postcode 3040
Rooftop solar per 100 dwellings 21
postcode 3034
 16
postcode 3040

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.

Avondale Heights Essendon West
Car (driver) 59.0% / 52.0%
Avondale Heights — Car (driver): 59.0% Essendon West — Car (driver): 52.0%
Worked from Home 31.5% / 38.8%
Avondale Heights — Worked from Home: 31.5% Essendon West — Worked from Home: 38.8%
Car (passenger) 4.4% / 3.4%
Avondale Heights — Car (passenger): 4.4% Essendon West — Car (passenger): 3.4%
Train 2.3% / 2.9%
Avondale Heights — Train: 2.3% Essendon West — Train: 2.9%
Bus 1.1% / 1.2%
Avondale Heights — Bus: 1.1% Essendon West — Bus: 1.2%

Bars are drawn against the largest share shown (59.0%).

Setting

Avondale Heights Essendon West
Elevation 48 m
above sea level, at the suburb centre
 44 m
above sea level, at the suburb centre
Distance to the ocean 9.8 km 10.0 km

NBN connectivity

Avondale Heights Essendon West
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 7%
5,302 premises
 3%
718 premises

Climate

Avondale Heights Essendon West
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Avondale Heights Essendon West
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Avondale Heights Essendon West
Average residential rate $2,027/yr
same for both
Council Moonee Valley
same for both

Federal electorate

Avondale Heights Essendon West
Division Maribyrnong
same for both
Member Jo Briskey
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Avondale Heights Essendon West
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Avondale Heights

Middle-Ring Multicultural Parks Retirees Townhouses

Essendon West

Middle-Ring Parks Premium Quiet River Townhouses

More comparisons

Other comparisons with Avondale Heights

Avondale Heights vs Keilor East Avondale Heights vs Maribyrnong Avondale Heights vs Sunshine North Avondale Heights vs Braybrook Avondale Heights vs Maidstone

Other comparisons with Essendon West

Essendon West vs Essendon Essendon West vs Keilor East Essendon West vs Maribyrnong Essendon West vs Niddrie Essendon West vs Aberfeldie
Full data on Avondale Heights Full data on Essendon West
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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