Baxter vs Langwarrin South

In both, the large majority of households own their home and the large majority of homes are detached houses. In Langwarrin South, most households are couple families. Houses cost more in Langwarrin South: a median of $1.85 million, against $754,000 in Baxter. On these figures, Baxter tends to suit people living alone and buyers on a tighter budget, while Langwarrin South 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

Langwarrin South

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (51/100 vs 89/100)
  • is already more of a family suburb (84% vs 55%)
  • has more separate houses rather than flats (99% vs 87%)
  • But Baxter has more parks and reserves (6 vs 2)

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

First-home buyers

Baxter

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($753,750 vs $1,855,000)
  • has cheaper land ($945,000 vs $2,260,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

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

  • Baxter has a bigger rental market to choose from (17% vs 4%)
  • Langwarrin South leaves renters under less rental stress (12% vs 24%)

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

Commuting to the city

Baxter

ahead on the one thing that separates them

  • is more walkable (58/100 vs 20/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Baxter

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (13% vs 1%)
  • is more walkable (58/100 vs 20/100)
  • But Langwarrin South carries lower crime risk (51/100 vs 89/100)

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

Investors

Langwarrin South

ahead on the one thing that separates them

  • is growing faster (7.9% vs 0.2%)

Weighs population growth.

Where they sit

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

Baxter Langwarrin South
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.

Baxter Langwarrin South
Walkability 58 / 20
Baxter — Walkability: 58/100 Langwarrin South — Walkability: 20/100
Safety 11 / 49
Baxter — Safety: 11/100 Langwarrin South — Safety: 49/100
Low fire risk 100 / 60
Baxter — Low fire risk: 100/100 Langwarrin South — Low fire risk: 60/100
Low flood risk 100 / 100
Baxter — Low flood risk: 100/100 Langwarrin South — Low flood risk: 100/100

Demographics

Langwarrin South has higher household incomes ($144,196 vs $77,636); Baxter has more residents (2,166 vs 1,346).

Baxter Langwarrin South
Population 2,166
+38% vs other
 1,346
Population trend (2016 → 2021) +0.2% +7.9%
Median age 40 42
Median household income $77,636/yr $144,196/yr
+86% vs other
Median weekly rent $360/wk
+4% vs other
 $346/wk

Age profile

Share of residents in each band, 2021 Census.

Baxter Langwarrin South
0-4 5.7% / 4.2%
Baxter — 0-4: 5.7% Langwarrin South — 0-4: 4.2%
5-14 9.0% / 14.3%
Baxter — 5-14: 9.0% Langwarrin South — 5-14: 14.3%
15-19 5.2% / 8.2%
Baxter — 15-19: 5.2% Langwarrin South — 15-19: 8.2%
20-24 5.7% / 7.8%
Baxter — 20-24: 5.7% Langwarrin South — 20-24: 7.8%
25-34 16.8% / 6.4%
Baxter — 25-34: 16.8% Langwarrin South — 25-34: 6.4%
35-44 11.6% / 12.2%
Baxter — 35-44: 11.6% Langwarrin South — 35-44: 12.2%
45-54 11.4% / 18.6%
Baxter — 45-54: 11.4% Langwarrin South — 45-54: 18.6%
55-64 15.1% / 14.0%
Baxter — 55-64: 15.1% Langwarrin South — 55-64: 14.0%
65-74 11.2% / 9.9%
Baxter — 65-74: 11.2% Langwarrin South — 65-74: 9.9%
75-84 6.5% / 3.3%
Baxter — 75-84: 6.5% Langwarrin South — 75-84: 3.3%
85+ 1.5% / 1.6%
Baxter — 85+: 1.5% Langwarrin South — 85+: 1.6%

Bars are drawn against the largest share shown (18.6%).

Who lives together

Household composition, 2021 Census.

Baxter 37.0% couple families
Baxter — Couple Families: 37.0% Baxter — Lone Person: 42.3% Baxter — One Parent Families: 17.7% Baxter — Group Household: 2.1% Baxter — Other Families: 0.9%
Langwarrin South 73.2% couple families
Langwarrin South — Couple Families: 73.2% Langwarrin South — Lone Person: 14.4% Langwarrin South — One Parent Families: 11.3% Langwarrin South — Group Household: 1.1% Langwarrin South — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Baxter 17.1% renting
Baxter — Owned Outright: 34.5% Baxter — Mortgage: 48.4% Baxter — Renting: 17.1%
Langwarrin South 4.1% renting
Langwarrin South — Owned Outright: 42.2% Langwarrin South — Mortgage: 53.7% Langwarrin South — Renting: 4.1%
Owned outright Mortgage Renting

Qualifications

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

Baxter Langwarrin South
Certificate III & IV 21.9% / 18.7%
Baxter — Certificate III & IV: 21.9% Langwarrin South — Certificate III & IV: 18.7%
Bachelor Degree 8.0% / 10.9%
Baxter — Bachelor Degree: 8.0% Langwarrin South — Bachelor Degree: 10.9%
Advanced Diploma / Diploma 7.8% / 8.8%
Baxter — Advanced Diploma / Diploma: 7.8% Langwarrin South — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 1.7% / 2.5%
Baxter — Postgraduate Degree: 1.7% Langwarrin South — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate 1.3% / 1.4%
Baxter — Graduate Diploma / Certificate: 1.3% Langwarrin South — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (21.9%).

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.

Baxter Langwarrin South
England 5.3% / 5.0%
Baxter — England: 5.3% Langwarrin South — England: 5.0%
New Zealand 1.4% / 1.5%
Baxter — New Zealand: 1.4% Langwarrin South — New Zealand: 1.5%
Germany 0.9% / 0.7%
Baxter — Germany: 0.9% Langwarrin South — Germany: 0.7%
Scotland 0.8% / 0.5%
Baxter — Scotland: 0.8% Langwarrin South — Scotland: 0.5%
Italy 0.6% / 0.6%
Baxter — Italy: 0.6% Langwarrin South — Italy: 0.6%
Netherlands 0.6% / —
Baxter — Netherlands: 0.6% Langwarrin South — Netherlands: not among its largest
South Africa — / 0.6%
Baxter — South Africa: not among its largest Langwarrin South — South Africa: 0.6%

Bars are drawn against the largest share shown (5.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Baxter 87.3% houses
Baxter — Houses: 87.3% Baxter — Townhouses: 12.8% Baxter — Flats / Apartments: 0.0%
Langwarrin South 98.8% houses
Langwarrin South — Houses: 98.8% Langwarrin South — Townhouses: 0.0% Langwarrin South — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Baxter Langwarrin South
Median house price $753,750 $1,855,000
Median unit price $650,000 —
Median land price $945,000 $2,260,000
Typical days to sell (houses) 19 days
from 7 sales
 —

Zoning mix

Baxter has more rural and farming land (83% vs 0%); Langwarrin South has more land zoned for conservation (36% vs 0%).

Baxter Langwarrin South
Rural and farming 83% 0%
Residential 7% 59%
Environmental 0% 36%
Infrastructure and transport 8% 3%
Parks and recreation 0% 2%
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

Baxter Langwarrin South
New dwellings approved 791
across Mornington Peninsula
 725
across Frankston
Approvals change year on year +9% -47%

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.

Baxter Langwarrin South
Houses 4.5%
$650/wk on $755K
 —
Units —
same for both

Ranking within VIC

Baxter Langwarrin South
House price Higher than 54% of VIC —
Income Higher than 45% of VIC Higher than 98% of VIC
Schools —
same for both
Walkability Higher than 87% of VIC Higher than 79% of VIC
Affordability Higher than 37% of VIC —
EV adoption Higher than 71% of VIC
same for both
NBN connectivity Higher than 92% of VIC Higher than 82% of VIC
Rental yield (houses) Higher than 90% of VIC —

Liveability

Baxter is more walkable (58 vs 20); Langwarrin South scores higher overall (69 vs 56).

Baxter Langwarrin South
Grade B A
Score 56/100 69/100
Socio-economic band mid-range socio-economic
decile 4/10
 very advantaged area
decile 10/10

Risk profile

Langwarrin South carries more bushfire risk (40 vs 0); Baxter carries more crime risk (89 vs 51).

Baxter Langwarrin South
Bushfire None
0/100
 Moderate
40/100
Crime High
89/100
 Moderate
51/100
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 1
within 5 km
same for both

Schools

Baxter Langwarrin South
Inside the suburb 1 2
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0 2

Schools in Baxter

  • Baxter Primary School Government · Primary above peers

Schools in Langwarrin South

  • Bayside Christian College Independent · Combined below peers
  • Woodleigh School Independent · Combined below peers

Amenities in the suburb

Baxter Langwarrin South
Supermarkets 1 0
Cafes & restaurants 2 0
Parks & reserves 6 2
Childcare 3 2
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 5 0
Waterways 3 0

Mobility

Baxter Langwarrin South
Walkability score 58/100 20/100
Distance to Melbourne 61.1 km 62.5 km
+2% vs other
Drive time (normal traffic) 51 min 55 min
Public transport score 41/100
Rail · Bus
 21/100
Bus
Peak arrivals per hour 8.5
7-9am + 5-7pm
 5.5
7-9am + 5-7pm
Median peak wait 3 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 3911
same for both
Rooftop solar per 100 dwellings 45
postcode 3911
same for both

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.

Baxter Langwarrin South
Car (driver) 77.6% / 63.4%
Baxter — Car (driver): 77.6% Langwarrin South — Car (driver): 63.4%
Worked from Home 15.1% / 29.1%
Baxter — Worked from Home: 15.1% Langwarrin South — Worked from Home: 29.1%
Car (passenger) 2.8% / 5.6%
Baxter — Car (passenger): 2.8% Langwarrin South — Car (passenger): 5.6%
Walked Only 2.7% / 1.9%
Baxter — Walked Only: 2.7% Langwarrin South — Walked Only: 1.9%
Train 1.4% / —
Baxter — Train: 1.4% Langwarrin South — Train: not among its largest

Bars are drawn against the largest share shown (77.6%).

Setting

Baxter Langwarrin South
Elevation 51 m
above sea level, at the suburb centre
 99 m
above sea level, at the suburb centre
Distance to the ocean 6.7 km 7.4 km

NBN connectivity

Baxter Langwarrin South
Connectivity score 84/100 74/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 46%
1,083 premises
 52%
464 premises

Climate

Baxter Langwarrin South
Annual rainfall —
same for both
Summer max (Jan) 24.5°C
same for both
Winter min (Jul) 8.3°C
same for both

Air quality (annual mean)

Baxter Langwarrin South
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Baxter Langwarrin South
Average residential rate $1,659/yr $1,795/yr
Council Mornington Peninsula Frankston

Federal electorate

Baxter Langwarrin South
Division Flinders Dunkley
Member Zoe Mckenzie Jodie Belyea
Party Liberal Australian Labor Party

First Home Owner Grant

Baxter Langwarrin South
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Baxter

Acreage Outer Quiet Trains

Langwarrin South

Acreage Outer Premium

More comparisons

Other comparisons with Baxter

Baxter vs Frankston South Baxter vs Mount Eliza Baxter vs Somerville Baxter vs Pearcedale Baxter vs Moorooduc

Other comparisons with Langwarrin South

Langwarrin South vs Frankston Langwarrin South vs Langwarrin Langwarrin South vs Frankston South Langwarrin South vs Pearcedale
Full data on Baxter Full data on Langwarrin South
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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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