Balwyn vs Balwyn North

In both, most households own their home and most homes are detached houses. In Balwyn, about half of households are couple families. In Balwyn North, most households are couple families. Houses cost more in Balwyn: a median of $2.6 million, against $2.21 million in Balwyn North, though rent is higher in Balwyn North. On these figures, Balwyn tends to suit people living alone, while Balwyn North 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

Balwyn North

ahead on 5 of the 6 things we measure here

  • has more schools rated above their peers (4 vs 2)
  • has more parks and reserves (12 vs 8)
  • has more separate houses rather than flats (83% vs 58%)

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

First-home buyers

Balwyn North

ahead on 2 of the 4 things we measure here

  • has cheaper land ($1,515,000 vs $3,288,888)
  • has cheaper houses ($2,210,000 vs $2,600,000)
  • But Balwyn has cheaper units ($750,000 vs $825,500)

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

Renters

Balwyn

ahead on the one thing that separates them

  • has cheaper rent ($451/wk vs $554/wk)

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

Commuting to the city

Balwyn

ahead on the one thing that separates them

  • is more walkable (93/100 vs 85/100)

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

Downsizers and retirees

Balwyn

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (42% vs 17%)
  • is more walkable (93/100 vs 85/100)
  • But Balwyn North carries lower crime risk (44/100 vs 62/100)

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

Investors

Balwyn North

ahead on the one thing that separates them

  • returns a higher gross yield on units (4.6% vs 4.1%)

Weighs house yield, unit yield, and population growth.

Where they sit

Balwyn and Balwyn North 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 Balwyn North
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 Balwyn North
Walkability 93 / 85
Balwyn — Walkability: 93/100 Balwyn North — Walkability: 85/100
Safety 38 / 56
Balwyn — Safety: 38/100 Balwyn North — Safety: 56/100
Low fire risk 100 / 100
Balwyn — Low fire risk: 100/100 Balwyn North — Low fire risk: 100/100
Low flood risk 73 / 51
Balwyn — Low flood risk: 73/100 Balwyn North — Low flood risk: 51/100

Demographics

Balwyn North has more residents (21,302 vs 13,495); Balwyn North rents higher ($554/wk vs $451/wk).

Balwyn Balwyn North
Population 13,495 21,302
+58% vs other
Population trend (2016 → 2021) +1.4% +4.4%
Median age 43 42
Median household income $102,700/yr $121,992/yr
+19% vs other
Median weekly rent $451/wk $554/wk
+23% vs other

Age profile

Share of residents in each band, 2021 Census.

Balwyn Balwyn North
0-4 3.4% / 3.4%
Balwyn — 0-4: 3.4% Balwyn North — 0-4: 3.4%
5-14 12.8% / 14.4%
Balwyn — 5-14: 12.8% Balwyn North — 5-14: 14.4%
15-19 7.0% / 8.9%
Balwyn — 15-19: 7.0% Balwyn North — 15-19: 8.9%
20-24 6.7% / 6.9%
Balwyn — 20-24: 6.7% Balwyn North — 20-24: 6.9%
25-34 10.0% / 8.6%
Balwyn — 25-34: 10.0% Balwyn North — 25-34: 8.6%
35-44 12.4% / 10.8%
Balwyn — 35-44: 12.4% Balwyn North — 35-44: 10.8%
45-54 14.2% / 15.9%
Balwyn — 45-54: 14.2% Balwyn North — 45-54: 15.9%
55-64 12.4% / 13.7%
Balwyn — 55-64: 12.4% Balwyn North — 55-64: 13.7%
65-74 10.4% / 9.0%
Balwyn — 65-74: 10.4% Balwyn North — 65-74: 9.0%
75-84 6.9% / 5.7%
Balwyn — 75-84: 6.9% Balwyn North — 75-84: 5.7%
85+ 3.8% / 2.9%
Balwyn — 85+: 3.8% Balwyn North — 85+: 2.9%

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

Who lives together

Household composition, 2021 Census.

Balwyn 47.2% couple families
Balwyn — Couple Families: 47.2% Balwyn — Lone Person: 32.8% Balwyn — One Parent Families: 15.4% Balwyn — Group Household: 3.1% Balwyn — Other Families: 1.4%
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%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Balwyn 27.8% renting
Balwyn — Owned Outright: 44.0% Balwyn — Mortgage: 28.2% Balwyn — Renting: 27.8%
Balwyn North 20.0% renting
Balwyn North — Owned Outright: 47.0% Balwyn North — Mortgage: 33.1% Balwyn North — Renting: 20.0%
Owned outright Mortgage Renting

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 Balwyn North
China 17.2% / 14.4%
Balwyn — China: 17.2% Balwyn North — China: 14.4%
Malaysia 3.3% / 3.8%
Balwyn — Malaysia: 3.3% Balwyn North — Malaysia: 3.8%
India 3.6% / 2.7%
Balwyn — India: 3.6% Balwyn North — India: 2.7%
England 2.4% / 1.9%
Balwyn — England: 2.4% Balwyn North — England: 1.9%
Vietnam 1.5% / 1.9%
Balwyn — Vietnam: 1.5% Balwyn North — Vietnam: 1.9%

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

Qualifications

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

Balwyn Balwyn North
Bachelor Degree 25.7% / 25.0%
Balwyn — Bachelor Degree: 25.7% Balwyn North — Bachelor Degree: 25.0%
Postgraduate Degree 11.6% / 10.5%
Balwyn — Postgraduate Degree: 11.6% Balwyn North — Postgraduate Degree: 10.5%
Advanced Diploma / Diploma 8.1% / 7.5%
Balwyn — Advanced Diploma / Diploma: 8.1% Balwyn North — Advanced Diploma / Diploma: 7.5%
Certificate III & IV 4.2% / 4.3%
Balwyn — Certificate III & IV: 4.2% Balwyn North — Certificate III & IV: 4.3%
Graduate Diploma / Certificate 3.4% / 3.3%
Balwyn — Graduate Diploma / Certificate: 3.4% Balwyn North — Graduate Diploma / Certificate: 3.3%

Bars are drawn against the largest share shown (25.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Balwyn 58.5% houses
Balwyn — Houses: 58.5% Balwyn — Townhouses: 26.0% Balwyn — Flats / Apartments: 15.5%
Balwyn North 83.0% houses
Balwyn North — Houses: 83.0% Balwyn North — Townhouses: 13.5% Balwyn North — Flats / Apartments: 3.5%
Houses Townhouses Flats / Apartments

Property market

Balwyn Balwyn North
Median house price $2,600,000 $2,210,000
Median unit price $750,000 $825,500
Median land price $3,288,888 $1,515,000
Typical days to sell (houses) 26 days
from 86 sales
 26 days
from 204 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 Balwyn North
1 bed $396K / $420K
Balwyn — 1 bed: $396K (13 sales) Balwyn North — 1 bed: $420K (5 sales)

13 vs 5 sales

2 bed $730K / $694K
Balwyn — 2 bed: $730K (85 sales) Balwyn North — 2 bed: $694K (20 sales)

85 vs 20 sales

3 bed $1.36M / $1.28M
Balwyn — 3 bed: $1.36M (17 sales) Balwyn North — 3 bed: $1.28M (11 sales)

17 vs 11 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 Balwyn North
2 bed $1.66M / $1.55M
Balwyn — 2 bed: $1.66M (5 sales) Balwyn North — 2 bed: $1.55M (11 sales)

5 vs 11 sales

3 bed $2.08M / $1.95M
Balwyn — 3 bed: $2.08M (33 sales) Balwyn North — 3 bed: $1.95M (106 sales)

33 vs 106 sales

4 bed $2.62M / $2.27M
Balwyn — 4 bed: $2.62M (50 sales) Balwyn North — 4 bed: $2.27M (122 sales)

50 vs 122 sales

5 bed $3.83M / $2.93M
Balwyn — 5 bed: $3.83M (36 sales) Balwyn North — 5 bed: $2.93M (49 sales)

36 vs 49 sales

Zoning mix

Balwyn Balwyn North
Residential 90% 76%
Parks and recreation 4% 14%
Infrastructure and transport 4% 10%
Commercial 2% 1%
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 Balwyn North
New dwellings approved 711
across Boroondara
same for both
Approvals change year on year -40%
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.

Balwyn Balwyn North
Houses 2.5%
$1,250/wk on $2.6M
 2.6%
$1,070/wk on $2.1M
Units 4.1%
$600/wk on $760K
 4.6%
$655/wk on $742K

Ranking within VIC

Balwyn Balwyn North
House price Higher than 99% of VIC Higher than 98% of VIC
Income Higher than 75% of VIC Higher than 92% of VIC
Schools Higher than 85% of VIC Higher than 87% of VIC
Walkability Higher than 98% of VIC Higher than 95% of VIC
Affordability Higher than 1% of VIC Higher than 4% of VIC
EV adoption Higher than 99% of VIC
same for both
NBN connectivity Higher than 89% of VIC Higher than 87% of VIC
Rental yield (houses) Higher than 4% of VIC Higher than 5% of VIC
Rental yield (units) Higher than 13% of VIC Higher than 37% of VIC

Liveability

Balwyn is more walkable (93 vs 85).

Balwyn Balwyn North
Grade A+
same for both
Score 87/100
same for both
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Balwyn North carries more flood risk (49 vs 27); Balwyn carries more crime risk (62 vs 44).

Balwyn Balwyn North
Bushfire None
0/100
same for both
Crime Moderate
62/100
 Moderate
44/100
Flood Low
27/100
 Moderate
49/100
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 Balwyn North
Inside the suburb 4 7
Rated above peers 2 4
Rated at peers 0 1
Rated below peers 0 1
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 4.8 km
 3
Hawthorn Campus John Street Hawthorn Swinburne University, 5.9 km
Full-time students aged 15–24 4.9% 5.5%

Schools in Balwyn

  • Balwyn Primary School Government · Primary above peers
  • Fintona Girls' School Independent · Combined above peers
  • Belmore School Government · Combined · Special school
  • St Paul's College Independent · Combined · Special school

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

Amenities in the suburb

Balwyn Balwyn North
Supermarkets 3 6
Cafes & restaurants 27 22
Parks & reserves 8 12
Childcare 11 13
GPs 5 6
Pharmacies 4 6
Banks & Bank@Post 6 3
Fuel stations 3 0
Waterways 1 7

Mobility

Balwyn Balwyn North
Walkability score 93/100 85/100
Distance to Melbourne 13.6 km 14.1 km
+4% vs other
Drive time (normal traffic) 24 min 22 min
Public transport score 80/100
Tram · Bus
 79/100
Tram · Bus
Peak arrivals per hour 182.2
7-9am + 5-7pm
 411.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.1%
postcode 3103
 3.2%
postcode 3104
Rooftop solar per 100 dwellings 20
postcode 3103
 26
postcode 3104

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 Balwyn North
Car (driver) 44.7% / 48.3%
Balwyn — Car (driver): 44.7% Balwyn North — Car (driver): 48.3%
Worked from Home 43.7% / 42.1%
Balwyn — Worked from Home: 43.7% Balwyn North — Worked from Home: 42.1%
Car (passenger) 3.5% / 4.0%
Balwyn — Car (passenger): 3.5% Balwyn North — Car (passenger): 4.0%
Bus 1.4% / 2.2%
Balwyn — Bus: 1.4% Balwyn North — Bus: 2.2%
Walked Only 2.4% / 1.0%
Balwyn — Walked Only: 2.4% Balwyn North — Walked Only: 1.0%
Train 2.3% / 0.9%
Balwyn — Train: 2.3% Balwyn North — Train: 0.9%
Tram / Light Rail 1.6% / 1.1%
Balwyn — Tram / Light Rail: 1.6% Balwyn North — Tram / Light Rail: 1.1%

Bars are drawn against the largest share shown (48.3%).

Setting

Balwyn Balwyn North
Elevation 80 m
above sea level, at the suburb centre
 58 m
above sea level, at the suburb centre
Distance to the ocean 11.5 km 12.7 km

NBN connectivity

Balwyn Balwyn North
Connectivity score 78/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 12%
6,773 premises
 8%
8,729 premises

Climate

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

Air quality (annual mean)

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

Council rates

Balwyn Balwyn North
Average residential rate $2,253/yr
same for both
Council Boroondara
same for both

Federal electorate

Balwyn Balwyn North
Division Kooyong
same for both
Member Monique Ryan
same for both
Party Independent
same for both

First Home Owner Grant

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

Tags

Balwyn

Luxury Middle-Ring Multicultural Parks Professionals Townhouses Trams Transport Hub Urban

Balwyn North

Luxury Middle-Ring Multicultural Professionals Trams

More comparisons

Other comparisons with Balwyn

Balwyn vs Kew Balwyn vs Surrey Hills Balwyn vs Canterbury Balwyn vs Kew East Balwyn vs Mont Albert North Balwyn vs Mont Albert

Other comparisons with Balwyn North

Balwyn North vs Doncaster Balwyn North vs Kew Balwyn North vs Ivanhoe Balwyn North vs Bulleen Balwyn North vs Kew East Balwyn North vs Mont Albert North
Full data on Balwyn Full data on Balwyn North
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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