Balwyn North vs Doncaster

In both, most households own their home. In Balwyn North, the large majority of homes are detached houses and most households are couple families. Houses cost more in Balwyn North: a median of $2.21 million, against $1.5 million in Doncaster, and rent is higher there too. Balwyn North is closer to the city centre: 14.1 km, against 17.7 km. On these figures, Balwyn North tends to suit couples, while Doncaster suits people living alone 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

Balwyn North

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (7 vs 4)
  • carries lower crime risk (44/100 vs 76/100)
  • has more separate houses rather than flats (83% vs 53%)
  • But Doncaster has more parks and reserves (36 vs 12)

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

First-home buyers

Doncaster

ahead on 2 of the 4 things we measure here

  • has cheaper units ($551,125 vs $825,500)
  • has cheaper houses ($1,500,000 vs $2,210,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Doncaster

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 20%)
  • has cheaper rent ($450/wk vs $554/wk)

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

Commuting to the city

Balwyn North

ahead on the one thing that separates them

  • sits closer to the CBD (14.1 km vs 17.7 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Balwyn North carries lower crime risk (44/100 vs 76/100)
  • Doncaster has more units and townhouses to downsize into (47% vs 17%)

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

Investors

Doncaster

ahead on 3 of the 3 things we measure here

  • is growing faster (19.5% vs 4.4%)
  • returns a higher gross yield on units (6.3% vs 4.6%)
  • returns a higher gross yield on houses (3.2% vs 2.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Balwyn North Doncaster
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.

Balwyn North Doncaster
Walkability 85 / 92
Balwyn North — Walkability: 85/100 Doncaster — Walkability: 92/100
Safety 56 / 24
Balwyn North — Safety: 56/100 Doncaster — Safety: 24/100
Low fire risk 100 / 100
Balwyn North — Low fire risk: 100/100 Doncaster — Low fire risk: 100/100
Low flood risk 51 / 65
Balwyn North — Low flood risk: 51/100 Doncaster — Low flood risk: 65/100

Demographics

Balwyn North has higher household incomes ($121,992 vs $82,784); Balwyn North rents higher ($554/wk vs $450/wk).

Balwyn North Doncaster
Population 21,302 25,020
+17% vs other
Population trend (2016 → 2021) +4.4% +19.5%
Median age 42 40
Median household income $121,992/yr
+32% vs other
 $82,784/yr
Median weekly rent $554/wk
+19% vs other
 $450/wk

Age profile

Share of residents in each band, 2021 Census.

Balwyn North Doncaster
0-4 3.4% / 4.6%
Balwyn North — 0-4: 3.4% Doncaster — 0-4: 4.6%
5-14 14.4% / 9.4%
Balwyn North — 5-14: 14.4% Doncaster — 5-14: 9.4%
15-19 8.9% / 4.9%
Balwyn North — 15-19: 8.9% Doncaster — 15-19: 4.9%
20-24 6.9% / 6.5%
Balwyn North — 20-24: 6.9% Doncaster — 20-24: 6.5%
25-34 8.6% / 15.5%
Balwyn North — 25-34: 8.6% Doncaster — 25-34: 15.5%
35-44 10.8% / 13.9%
Balwyn North — 35-44: 10.8% Doncaster — 35-44: 13.9%
45-54 15.9% / 11.8%
Balwyn North — 45-54: 15.9% Doncaster — 45-54: 11.8%
55-64 13.7% / 11.4%
Balwyn North — 55-64: 13.7% Doncaster — 55-64: 11.4%
65-74 9.0% / 9.8%
Balwyn North — 65-74: 9.0% Doncaster — 65-74: 9.8%
75-84 5.7% / 8.3%
Balwyn North — 75-84: 5.7% Doncaster — 75-84: 8.3%
85+ 2.9% / 4.0%
Balwyn North — 85+: 2.9% Doncaster — 85+: 4.0%

Bars are drawn against the largest share shown (15.9%).

Who lives together

Household composition, 2021 Census.

Balwyn North 60.5% couple families
Balwyn North — Couple Families: 60.5% Balwyn North — Lone Person: 21.3% Balwyn North — One Parent Families: 14.8% Balwyn North — Group Household: 2.3% Balwyn North — Other Families: 1.1%
Doncaster 41.2% couple families
Doncaster — Couple Families: 41.2% Doncaster — Lone Person: 36.3% Doncaster — One Parent Families: 15.6% Doncaster — Group Household: 4.6% Doncaster — Other Families: 2.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Balwyn North 20.0% renting
Balwyn North — Owned Outright: 47.0% Balwyn North — Mortgage: 33.1% Balwyn North — Renting: 20.0%
Doncaster 32.1% renting
Doncaster — Owned Outright: 39.5% Doncaster — Mortgage: 28.5% Doncaster — Renting: 32.1%
Owned outright Mortgage Renting

Qualifications

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

Balwyn North Doncaster
Bachelor Degree 25.0% / 22.3%
Balwyn North — Bachelor Degree: 25.0% Doncaster — Bachelor Degree: 22.3%
Postgraduate Degree 10.5% / 10.4%
Balwyn North — Postgraduate Degree: 10.5% Doncaster — Postgraduate Degree: 10.4%
Advanced Diploma / Diploma 7.5% / 8.8%
Balwyn North — Advanced Diploma / Diploma: 7.5% Doncaster — Advanced Diploma / Diploma: 8.8%
Certificate III & IV 4.3% / 6.4%
Balwyn North — Certificate III & IV: 4.3% Doncaster — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 3.3% / 2.4%
Balwyn North — Graduate Diploma / Certificate: 3.3% Doncaster — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (25.0%).

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.

Balwyn North Doncaster
China 14.4% / 17.1%
Balwyn North — China: 14.4% Doncaster — China: 17.1%
Malaysia 3.8% / 5.5%
Balwyn North — Malaysia: 3.8% Doncaster — Malaysia: 5.5%
India 2.7% / 2.3%
Balwyn North — India: 2.7% Doncaster — India: 2.3%
Greece 1.7% / 3.0%
Balwyn North — Greece: 1.7% Doncaster — Greece: 3.0%
England 1.9% / 1.3%
Balwyn North — England: 1.9% Doncaster — England: 1.3%
Iran — / 3.2%
Balwyn North — Iran: not among its largest Doncaster — Iran: 3.2%
Vietnam 1.9% / 1.1%
Balwyn North — Vietnam: 1.9% Doncaster — Vietnam: 1.1%

Bars are drawn against the largest share shown (17.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Balwyn North 83.0% houses
Balwyn North — Houses: 83.0% Balwyn North — Townhouses: 13.5% Balwyn North — Flats / Apartments: 3.5%
Doncaster 53.1% houses
Doncaster — Houses: 53.1% Doncaster — Townhouses: 19.6% Doncaster — Flats / Apartments: 27.4%
Houses Townhouses Flats / Apartments

Property market

Balwyn North Doncaster
Median house price $2,210,000 $1,500,000
Median unit price $825,500 $551,125
Median land price $1,515,000 $1,702,500
Typical days to sell (houses) 26 days
from 204 sales
 25 days
from 206 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.

Balwyn North Doncaster
1 bed $420K / $378K
Balwyn North — 1 bed: $420K (5 sales) Doncaster — 1 bed: $378K (44 sales)

5 vs 44 sales

2 bed $694K / $550K
Balwyn North — 2 bed: $694K (20 sales) Doncaster — 2 bed: $550K (184 sales)

20 vs 184 sales

3 bed $1.28M / $820K
Balwyn North — 3 bed: $1.28M (11 sales) Doncaster — 3 bed: $820K (51 sales)

11 vs 51 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.

Balwyn North Doncaster
2 bed $1.55M / $1.01M
Balwyn North — 2 bed: $1.55M (11 sales) Doncaster — 2 bed: $1.01M (13 sales)

11 vs 13 sales

3 bed $1.95M / $1.38M
Balwyn North — 3 bed: $1.95M (106 sales) Doncaster — 3 bed: $1.38M (90 sales)

106 vs 90 sales

4 bed $2.27M / $1.5M
Balwyn North — 4 bed: $2.27M (122 sales) Doncaster — 4 bed: $1.5M (162 sales)

122 vs 162 sales

5 bed $2.93M / $1.81M
Balwyn North — 5 bed: $2.93M (49 sales) Doncaster — 5 bed: $1.81M (56 sales)

49 vs 56 sales

6 bed $4.8M / $1.51M
Balwyn North — 6 bed: $4.8M (13 sales) Doncaster — 6 bed: $1.51M (9 sales)

13 vs 9 sales

Zoning mix

Balwyn North Doncaster
Residential 76% 75%
Parks and recreation 14% 8%
Infrastructure and transport 10% 9%
Commercial 1% 8%
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

Balwyn North Doncaster
New dwellings approved 711
across Boroondara
 486
across Manningham
Approvals change year on year -40% -2%

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.

Balwyn North Doncaster
Houses 2.6%
$1,070/wk on $2.1M
 3.2%
$900/wk on $1.45M
Units 4.6%
$655/wk on $742K
 6.3%
$695/wk on $575K

Ranking within VIC

Balwyn North Doncaster
House price Higher than 98% of VIC Higher than 89% of VIC
Income Higher than 92% of VIC Higher than 50% of VIC
Schools Higher than 87% of VIC Higher than 96% of VIC
Walkability Higher than 95% of VIC Higher than 97% of VIC
Affordability Higher than 4% of VIC
same for both
EV adoption Higher than 99% of VIC Higher than 100% of VIC
NBN connectivity Higher than 87% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 5% of VIC Higher than 24% of VIC
Rental yield (units) Higher than 37% of VIC Higher than 95% of VIC

Liveability

Balwyn North scores higher overall (87 vs 81).

Balwyn North Doncaster
Grade A+ A
Score 87/100 81/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Doncaster carries more crime risk (76 vs 44); Balwyn North carries more flood risk (49 vs 35).

Balwyn North Doncaster
Bushfire None
0/100
same for both
Crime Moderate
44/100
 High
76/100
Flood Moderate
49/100
 Low
35/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Balwyn North Doncaster
Inside the suburb 7 4
Rated above peers 4 3
Rated at peers 1
same for both
Rated below peers 1 0
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 5.9 km
 2
Deakin University, Melbourne Burwood Campus, 7.3 km
Full-time students aged 15–24 5.5% 3.7%

Schools in Balwyn North

  • Balwyn High School Government · Secondary above peers
  • Belle Vue Primary School Government · Primary above peers
  • Boroondara Park Primary School Government · Primary above peers
  • Greythorn Primary School Government · Primary above peers
  • Balwyn North Primary School Government · Primary at peers
  • St Bede's School Catholic · Primary below peers

Schools in Doncaster

  • Birralee Primary School Government · Primary above peers
  • Doncaster Secondary College Government · Secondary above peers
  • St Gregory the Great School Catholic · Primary above peers
  • Doncaster Primary School Government · Primary at peers

Amenities in the suburb

Balwyn North Doncaster
Supermarkets 6 4
Cafes & restaurants 22 27
Parks & reserves 12 36
Childcare 13 14
GPs 6 7
Pharmacies 6 3
Banks & Bank@Post 3 7
Fuel stations 0 1
Waterways 7 9

Mobility

Doncaster sits further from the CBD (17.7 km vs 14.1 km).

Balwyn North Doncaster
Walkability score 85/100 92/100
Distance to Melbourne 14.1 km 17.7 km
+26% vs other
Drive time (normal traffic) 22 min 24 min
Public transport score 79/100
Tram · Bus
 79/100
Bus
Peak arrivals per hour 411.5
7-9am + 5-7pm
 782.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.2%
postcode 3104
 3.4%
postcode 3108
Rooftop solar per 100 dwellings 26
postcode 3104
 19
postcode 3108

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.

Balwyn North Doncaster
Car (driver) 48.3% / 51.8%
Balwyn North — Car (driver): 48.3% Doncaster — Car (driver): 51.8%
Worked from Home 42.1% / 35.8%
Balwyn North — Worked from Home: 42.1% Doncaster — Worked from Home: 35.8%
Car (passenger) 4.0% / 4.1%
Balwyn North — Car (passenger): 4.0% Doncaster — Car (passenger): 4.1%
Bus 2.2% / 4.8%
Balwyn North — Bus: 2.2% Doncaster — Bus: 4.8%
Walked Only 1.0% / 2.1%
Balwyn North — Walked Only: 1.0% Doncaster — Walked Only: 2.1%
Tram / Light Rail 1.1% / 0.1%
Balwyn North — Tram / Light Rail: 1.1% Doncaster — Tram / Light Rail: 0.1%

Bars are drawn against the largest share shown (51.8%).

Setting

Balwyn North Doncaster
Elevation 58 m
above sea level, at the suburb centre
 115 m
above sea level, at the suburb centre
Distance to the ocean 12.7 km 16.0 km

NBN connectivity

Balwyn North Doncaster
Connectivity score 77/100 80/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 8%
8,729 premises
 24%
13,123 premises

Climate

Balwyn North Doncaster
Annual rainfall 534 mm 777 mm
Summer max (Jan) 26.7°C 26.9°C
Winter min (Jul) 6.5°C 6.3°C

Air quality (annual mean)

Balwyn North Doncaster
PM2.5 7.3 µg/m³ 4.3 µg/m³
PM10 17.8 µg/m³ —
NO₂ 0.82 pphm —

Council rates

Balwyn North Doncaster
Average residential rate $2,253/yr $2,000/yr
Council Boroondara Manningham

Federal electorate

Balwyn North Doncaster
Division Kooyong Menzies
Member Monique Ryan Gabriel Ng
Party Independent Australian Labor Party

First Home Owner Grant

Balwyn North Doncaster
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Balwyn North

Luxury Middle-Ring Multicultural Professionals Trams

Doncaster

Middle-Ring Multicultural Parks Premium Professionals

More comparisons

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Balwyn North vs Kew Balwyn North vs Balwyn Balwyn North vs Ivanhoe Balwyn North vs Bulleen Balwyn North vs Kew East Balwyn North vs Mont Albert North

Other comparisons with Doncaster

Doncaster vs Doncaster East Doncaster vs Templestowe Doncaster vs Templestowe Lower Doncaster vs Box Hill North Doncaster vs Bulleen Doncaster vs Blackburn North
Full data on Balwyn North Full data on Doncaster
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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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