Balwyn vs Surrey Hills

In both, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Balwyn: a median of $2.6 million, against $2.12 million in Surrey Hills. On these figures, Surrey Hills tends to suit 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

Surrey Hills

ahead on the one thing that separates them

  • carries lower crime risk (51/100 vs 62/100)

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

First-home buyers

Surrey Hills

ahead on 2 of the 3 things we measure here

  • leaves households under less mortgage stress (28% vs 35%)
  • has cheaper houses ($2,125,000 vs $2,600,000)
  • But Balwyn has cheaper units ($750,000 vs $825,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Surrey Hills

ahead on the one thing that separates them

  • carries lower crime risk (51/100 vs 62/100)

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

Investors

Surrey Hills

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on houses (3.2% vs 2.5%)
  • 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 Surrey Hills 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 Surrey Hills
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 Surrey Hills
Walkability 93 / 94
Balwyn — Walkability: 93/100 Surrey Hills — Walkability: 94/100
Safety 38 / 49
Balwyn — Safety: 38/100 Surrey Hills — Safety: 49/100
Low fire risk 100 / 100
Balwyn — Low fire risk: 100/100 Surrey Hills — Low fire risk: 100/100
Low flood risk 73 / 79
Balwyn — Low flood risk: 73/100 Surrey Hills — Low flood risk: 79/100

Demographics

Surrey Hills has higher household incomes ($130,156 vs $102,700).

Balwyn Surrey Hills
Population 13,495 13,655
+1% vs other
Population trend (2016 → 2021) +1.4% +0.4%
Median age 43 42
Median household income $102,700/yr $130,156/yr
+27% vs other
Median weekly rent $451/wk $462/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

Balwyn Surrey Hills
0-4 3.4% / 3.9%
Balwyn — 0-4: 3.4% Surrey Hills — 0-4: 3.9%
5-14 12.8% / 12.6%
Balwyn — 5-14: 12.8% Surrey Hills — 5-14: 12.6%
15-19 7.0% / 7.7%
Balwyn — 15-19: 7.0% Surrey Hills — 15-19: 7.7%
20-24 6.7% / 6.8%
Balwyn — 20-24: 6.7% Surrey Hills — 20-24: 6.8%
25-34 10.0% / 9.8%
Balwyn — 25-34: 10.0% Surrey Hills — 25-34: 9.8%
35-44 12.4% / 11.6%
Balwyn — 35-44: 12.4% Surrey Hills — 35-44: 11.6%
45-54 14.2% / 15.7%
Balwyn — 45-54: 14.2% Surrey Hills — 45-54: 15.7%
55-64 12.4% / 13.1%
Balwyn — 55-64: 12.4% Surrey Hills — 55-64: 13.1%
65-74 10.4% / 10.9%
Balwyn — 65-74: 10.4% Surrey Hills — 65-74: 10.9%
75-84 6.9% / 5.3%
Balwyn — 75-84: 6.9% Surrey Hills — 75-84: 5.3%
85+ 3.8% / 2.7%
Balwyn — 85+: 3.8% Surrey Hills — 85+: 2.7%

Bars are drawn against the largest share shown (15.7%).

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%
Surrey Hills 52.3% couple families
Surrey Hills — Couple Families: 52.3% Surrey Hills — Lone Person: 31.2% Surrey Hills — One Parent Families: 11.6% Surrey Hills — Group Household: 3.7% Surrey Hills — Other Families: 1.3%
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%
Surrey Hills 22.0% renting
Surrey Hills — Owned Outright: 42.6% Surrey Hills — Mortgage: 35.4% Surrey Hills — Renting: 22.0%
Owned outright Mortgage Renting

Qualifications

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

Balwyn Surrey Hills
Bachelor Degree 25.7% / 26.5%
Balwyn — Bachelor Degree: 25.7% Surrey Hills — Bachelor Degree: 26.5%
Postgraduate Degree 11.6% / 12.8%
Balwyn — Postgraduate Degree: 11.6% Surrey Hills — Postgraduate Degree: 12.8%
Advanced Diploma / Diploma 8.1% / 7.5%
Balwyn — Advanced Diploma / Diploma: 8.1% Surrey Hills — Advanced Diploma / Diploma: 7.5%
Certificate III & IV 4.2% / 4.5%
Balwyn — Certificate III & IV: 4.2% Surrey Hills — Certificate III & IV: 4.5%
Graduate Diploma / Certificate 3.4% / 4.6%
Balwyn — Graduate Diploma / Certificate: 3.4% Surrey Hills — Graduate Diploma / Certificate: 4.6%

Bars are drawn against the largest share shown (26.5%).

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.

Balwyn Surrey Hills
China 17.2% / 6.0%
Balwyn — China: 17.2% Surrey Hills — China: 6.0%
England 2.4% / 3.6%
Balwyn — England: 2.4% Surrey Hills — England: 3.6%
Malaysia 3.3% / 2.1%
Balwyn — Malaysia: 3.3% Surrey Hills — Malaysia: 2.1%
India 3.6% / 1.5%
Balwyn — India: 3.6% Surrey Hills — India: 1.5%
New Zealand 1.2% / 1.3%
Balwyn — New Zealand: 1.2% Surrey Hills — New Zealand: 1.3%
Vietnam 1.5% / 0.8%
Balwyn — Vietnam: 1.5% Surrey Hills — Vietnam: 0.8%

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

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%
Surrey Hills 66.9% houses
Surrey Hills — Houses: 66.9% Surrey Hills — Townhouses: 20.5% Surrey Hills — Flats / Apartments: 12.6%
Houses Townhouses Flats / Apartments

Property market

Balwyn Surrey Hills
Median house price $2,600,000 $2,125,000
Median unit price $750,000 $825,000
Median land price $3,288,888 —
Typical days to sell (houses) 26 days
from 86 sales
 24 days
from 118 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 Surrey Hills
2 bed $730K / $808K
Balwyn — 2 bed: $730K (85 sales) Surrey Hills — 2 bed: $808K (88 sales)

85 vs 88 sales

3 bed $1.36M / $995K
Balwyn — 3 bed: $1.36M (17 sales) Surrey Hills — 3 bed: $995K (21 sales)

17 vs 21 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 Surrey Hills
2 bed $1.66M / $1.36M
Balwyn — 2 bed: $1.66M (5 sales) Surrey Hills — 2 bed: $1.36M (18 sales)

5 vs 18 sales

3 bed $2.08M / $1.88M
Balwyn — 3 bed: $2.08M (33 sales) Surrey Hills — 3 bed: $1.88M (58 sales)

33 vs 58 sales

4 bed $2.62M / $2.28M
Balwyn — 4 bed: $2.62M (50 sales) Surrey Hills — 4 bed: $2.28M (76 sales)

50 vs 76 sales

5 bed $3.83M / $2.94M
Balwyn — 5 bed: $3.83M (36 sales) Surrey Hills — 5 bed: $2.94M (23 sales)

36 vs 23 sales

Zoning mix

Balwyn Surrey Hills
Residential 90% 87%
Infrastructure and transport 4% 5%
Parks and recreation 4% 3%
Commercial 2% 4%
Planning zones cover 100% of Balwyn and 99% of Surrey Hills. The rest is unzoned land such as water or road reserve.
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 Surrey Hills
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 Surrey Hills
Houses 2.5%
$1,250/wk on $2.6M
 3.2%
$1,200/wk on $1.97M
Units 4.1%
$600/wk on $760K
 4.6%
$700/wk on $788K

Ranking within VIC

Balwyn Surrey Hills
House price Higher than 99% of VIC Higher than 97% of VIC
Income Higher than 75% of VIC —
Schools Higher than 85% of VIC Higher than 83% of VIC
Walkability Higher than 98% of VIC
same for both
Affordability Higher than 1% of VIC —
EV adoption Higher than 99% of VIC Higher than 98% of VIC
NBN connectivity Higher than 89% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 4% of VIC Higher than 21% of VIC
Rental yield (units) Higher than 13% of VIC Higher than 39% of VIC

Liveability

Surrey Hills scores higher overall (92 vs 87).

Balwyn Surrey Hills
Grade A+
same for both
Score 87/100 92/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Balwyn carries more crime risk (62 vs 51).

Balwyn Surrey Hills
Bushfire None
0/100
same for both
Crime Moderate
62/100
 Moderate
51/100
Flood Low
27/100
 Low
21/100
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 Surrey Hills
Inside the suburb 4
same for both
Rated above peers 2
same for both
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
Deakin University, Melbourne Burwood Campus, 2.8 km
Full-time students aged 15–24 4.9% 5.1%

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 Surrey Hills

  • Chatham Primary School Government · Primary above peers
  • Our Holy Redeemer School Catholic · Primary above peers
  • Surrey Hills Primary School Government · Primary at peers
  • Our Lady of Perpetual Succour School Catholic · Primary below peers

Amenities in the suburb

Balwyn Surrey Hills
Supermarkets 3 1
Cafes & restaurants 27 13
Parks & reserves 8 9
Childcare 11 12
GPs 5 4
Pharmacies 4
same for both
Banks & Bank@Post 6 3
Fuel stations 3 1
Waterways 1 11

Mobility

Balwyn Surrey Hills
Walkability score 93/100 94/100
Distance to Melbourne 13.6 km
+4% vs other
 13 km
Drive time (normal traffic) 24 min 27 min
Public transport score 80/100
Tram · Bus
 94/100
Rail · Tram · Bus
Peak arrivals per hour 182.2
7-9am + 5-7pm
 201.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.1%
postcode 3103
 2.8%
postcode 3127
Rooftop solar per 100 dwellings 20
postcode 3103
 22
postcode 3127

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 Surrey Hills
Worked from Home 43.7% / 51.7%
Balwyn — Worked from Home: 43.7% Surrey Hills — Worked from Home: 51.7%
Car (driver) 44.7% / 37.2%
Balwyn — Car (driver): 44.7% Surrey Hills — Car (driver): 37.2%
Train 2.3% / 4.5%
Balwyn — Train: 2.3% Surrey Hills — Train: 4.5%
Car (passenger) 3.5% / 2.7%
Balwyn — Car (passenger): 3.5% Surrey Hills — Car (passenger): 2.7%
Walked Only 2.4% / 2.3%
Balwyn — Walked Only: 2.4% Surrey Hills — Walked Only: 2.3%

Bars are drawn against the largest share shown (51.7%).

Setting

Balwyn Surrey Hills
Elevation 80 m
above sea level, at the suburb centre
 110 m
above sea level, at the suburb centre
Distance to the ocean 11.5 km 11.8 km

NBN connectivity

Balwyn Surrey Hills
Connectivity score 78/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 12%
6,773 premises
 3%
6,292 premises

Climate

Balwyn Surrey Hills
Annual rainfall 777 mm
same for both
Summer max (Jan) 26.9°C
same for both
Winter min (Jul) 6.3°C
same for both

Air quality (annual mean)

Balwyn Surrey Hills
PM2.5 4.3 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

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

Federal electorate

Balwyn Surrey Hills
Division Kooyong
same for both
Member Monique Ryan
same for both
Party Independent
same for both

First Home Owner Grant

Balwyn Surrey Hills
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

Surrey Hills

Easy Commute Luxury Middle-Ring Parks Professionals River Townhouses Trams Transport Hub Urban

More comparisons

Other comparisons with Balwyn

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

Other comparisons with Surrey Hills

Surrey Hills vs Camberwell Surrey Hills vs Burwood Surrey Hills vs Box Hill Surrey Hills vs Box Hill South Surrey Hills vs Canterbury Surrey Hills vs Mont Albert
Full data on Balwyn Full data on Surrey Hills
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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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