Baxter vs Mount Eliza

Baxter is the younger of the two, with a median age of 40 against 45 in Mount Eliza. In both, the large majority of households own their home and the large majority of homes are detached houses. In Mount Eliza, most households are couple families. Houses cost more in Mount Eliza: a median of $1.57 million, against $754,000 in Baxter, and rent is higher there too. On these figures, Baxter tends to suit people living alone and buyers on a tighter budget, while Mount Eliza suits families with children and 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

Mount Eliza

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (7 vs 1)
  • has more parks and reserves (38 vs 6)
  • has more childcare (15 vs 3)

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

First-home buyers

Baxter

ahead on 3 of the 4 things we measure here

  • has cheaper houses ($753,750 vs $1,575,000)
  • has cheaper land ($945,000 vs $1,454,000)
  • has cheaper units ($650,000 vs $806,000)

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

Renters

Baxter

ahead on the one thing that separates them

  • has cheaper rent ($360/wk vs $512/wk)

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

Commuting to the city

Baxter

ahead on the one thing that separates them

  • has a shorter drive in (51 min vs 57 min)

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

Downsizers and retirees

Mount Eliza

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 1)
  • carries lower crime risk (30/100 vs 89/100)

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

Investors

Baxter

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.5% vs 3.0%)

Weighs house yield and population growth.

Where they sit

Baxter and Mount Eliza 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 Mount Eliza
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 Mount Eliza
Walkability 58 / 62
Baxter — Walkability: 58/100 Mount Eliza — Walkability: 62/100
Safety 11 / 70
Baxter — Safety: 11/100 Mount Eliza — Safety: 70/100
Low fire risk 100 / 100
Baxter — Low fire risk: 100/100 Mount Eliza — Low fire risk: 100/100
Low flood risk 100 / 100
Baxter — Low flood risk: 100/100 Mount Eliza — Low flood risk: 100/100

Demographics

Mount Eliza has more residents (18,734 vs 2,166); Mount Eliza has higher household incomes ($132,444 vs $77,636).

Baxter Mount Eliza
Population 2,166 18,734
+765% vs other
Population trend (2016 → 2021) +0.2% +4.7%
Median age 40 45
Median household income $77,636/yr $132,444/yr
+71% vs other
Median weekly rent $360/wk $512/wk
+42% vs other

Age profile

Share of residents in each band, 2021 Census.

Baxter Mount Eliza
0-4 5.7% / 4.5%
Baxter — 0-4: 5.7% Mount Eliza — 0-4: 4.5%
5-14 9.0% / 16.0%
Baxter — 5-14: 9.0% Mount Eliza — 5-14: 16.0%
15-19 5.2% / 7.4%
Baxter — 15-19: 5.2% Mount Eliza — 15-19: 7.4%
20-24 5.7% / 4.4%
Baxter — 20-24: 5.7% Mount Eliza — 20-24: 4.4%
25-34 16.8% / 4.9%
Baxter — 25-34: 16.8% Mount Eliza — 25-34: 4.9%
35-44 11.6% / 11.4%
Baxter — 35-44: 11.6% Mount Eliza — 35-44: 11.4%
45-54 11.4% / 16.0%
Baxter — 45-54: 11.4% Mount Eliza — 45-54: 16.0%
55-64 15.1% / 13.2%
Baxter — 55-64: 15.1% Mount Eliza — 55-64: 13.2%
65-74 11.2% / 11.7%
Baxter — 65-74: 11.2% Mount Eliza — 65-74: 11.7%
75-84 6.5% / 7.7%
Baxter — 75-84: 6.5% Mount Eliza — 75-84: 7.7%
85+ 1.5% / 2.8%
Baxter — 85+: 1.5% Mount Eliza — 85+: 2.8%

Bars are drawn against the largest share shown (16.8%).

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%
Mount Eliza 62.7% couple families
Mount Eliza — Couple Families: 62.7% Mount Eliza — Lone Person: 24.0% Mount Eliza — One Parent Families: 11.4% Mount Eliza — Group Household: 1.5% Mount Eliza — Other Families: 0.5%
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%
Mount Eliza 8.6% renting
Mount Eliza — Owned Outright: 46.2% Mount Eliza — Mortgage: 45.2% Mount Eliza — Renting: 8.6%
Owned outright Mortgage Renting

Qualifications

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

Baxter Mount Eliza
Certificate III & IV 21.9% / 10.1%
Baxter — Certificate III & IV: 21.9% Mount Eliza — Certificate III & IV: 10.1%
Bachelor Degree 8.0% / 18.3%
Baxter — Bachelor Degree: 8.0% Mount Eliza — Bachelor Degree: 18.3%
Advanced Diploma / Diploma 7.8% / 9.8%
Baxter — Advanced Diploma / Diploma: 7.8% Mount Eliza — Advanced Diploma / Diploma: 9.8%
Postgraduate Degree 1.7% / 5.8%
Baxter — Postgraduate Degree: 1.7% Mount Eliza — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 1.3% / 3.3%
Baxter — Graduate Diploma / Certificate: 1.3% Mount Eliza — Graduate Diploma / Certificate: 3.3%

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 Mount Eliza
England 5.3% / 9.3%
Baxter — England: 5.3% Mount Eliza — England: 9.3%
New Zealand 1.4% / 1.4%
Baxter — New Zealand: 1.4% Mount Eliza — New Zealand: 1.4%
Scotland 0.8% / 1.0%
Baxter — Scotland: 0.8% Mount Eliza — Scotland: 1.0%
Germany 0.9% / 0.7%
Baxter — Germany: 0.9% Mount Eliza — Germany: 0.7%
Netherlands 0.6% / 0.4%
Baxter — Netherlands: 0.6% Mount Eliza — Netherlands: 0.4%
South Africa — / 0.9%
Baxter — South Africa: not among its largest Mount Eliza — South Africa: 0.9%
China — / 0.7%
Baxter — China: not among its largest Mount Eliza — China: 0.7%

Bars are drawn against the largest share shown (9.3%).

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%
Mount Eliza 91.9% houses
Mount Eliza — Houses: 91.9% Mount Eliza — Townhouses: 3.8% Mount Eliza — Flats / Apartments: 4.3%
Houses Townhouses Flats / Apartments

Property market

Baxter Mount Eliza
Median house price $753,750 $1,575,000
Median unit price $650,000 $806,000
Median land price $945,000 $1,454,000
Typical days to sell (houses) 19 days
from 7 sales
 25 days
from 143 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.

Baxter Mount Eliza
3 bed $748K / $1.39M
Baxter — 3 bed: $748K (57 sales) Mount Eliza — 3 bed: $1.39M (88 sales)

57 vs 88 sales

4 bed $852K / $1.65M
Baxter — 4 bed: $852K (17 sales) Mount Eliza — 4 bed: $1.65M (125 sales)

17 vs 125 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.

Baxter Mount Eliza
2 bed $600K / $695K
Baxter — 2 bed: $600K (5 sales) Mount Eliza — 2 bed: $695K (25 sales)

5 vs 25 sales

3 bed $666K / $888K
Baxter — 3 bed: $666K (8 sales) Mount Eliza — 3 bed: $888K (16 sales)

8 vs 16 sales

Zoning mix

Baxter has more rural and farming land (83% vs 22%).

Baxter Mount Eliza
Rural and farming 83% 22%
Residential 7% 64%
Infrastructure and transport 8% 5%
Parks and recreation 0% 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

Baxter Mount Eliza
New dwellings approved 791
across Mornington Peninsula
same for both
Approvals change year on year +9%
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.

Baxter Mount Eliza
Houses 4.5%
$650/wk on $755K
 3.0%
$1,200/wk on $2.08M
Units — 4.1%
$610/wk on $765K

Ranking within VIC

Baxter Mount Eliza
House price Higher than 54% of VIC Higher than 91% of VIC
Income Higher than 45% of VIC Higher than 95% of VIC
Schools — Higher than 62% of VIC
Walkability Higher than 87% of VIC Higher than 88% of VIC
Affordability Higher than 37% of VIC Higher than 23% of VIC
EV adoption Higher than 71% of VIC Higher than 96% of VIC
NBN connectivity Higher than 92% of VIC Higher than 98% of VIC
Rental yield (houses) Higher than 90% of VIC Higher than 14% of VIC
Rental yield (units) — Higher than 14% of VIC

Liveability

Mount Eliza scores higher overall (78 vs 56).

Baxter Mount Eliza
Grade B A
Score 56/100 78/100
Socio-economic band mid-range socio-economic
decile 4/10
 very advantaged area
decile 10/10

Risk profile

Baxter carries more crime risk (89 vs 30).

Baxter Mount Eliza
Bushfire None
0/100
same for both
Crime High
89/100
 Low
30/100
Flood None
0/100
same for both
Coastal erosion None
0/100
 Low
25/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Baxter Mount Eliza
Inside the suburb 1 7
Rated above peers 1 2
Rated at peers 0 5
Rated below peers 0
same for both

Schools in Baxter

  • Baxter Primary School Government · Primary above peers

Schools in Mount Eliza

  • Kunyung Primary School Government · Primary above peers
  • Toorak College Independent · Combined above peers
  • Mount Eliza North Primary School Government · Primary at peers
  • Mount Eliza Primary School Government · Primary at peers
  • Mount Eliza Secondary College Government · Secondary at peers
  • Peninsula Grammar Independent · Combined at peers

Amenities in the suburb

Baxter Mount Eliza
Supermarkets 1 2
Cafes & restaurants 2 25
Parks & reserves 6 38
Childcare 3 15
GPs 1 4
Pharmacies 1 5
Banks & Bank@Post 1 5
Fuel stations 5 1
Beaches 0 8
Waterways 3 22

Mobility

Baxter Mount Eliza
Walkability score 58/100 62/100
Distance to Melbourne 61.1 km 62.1 km
+2% vs other
Drive time (normal traffic) 51 min 57 min
Public transport score 41/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 8.5
7-9am + 5-7pm
 117.0
7-9am + 5-7pm
Median peak wait 3 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 3911
 2.4%
postcode 3930
Rooftop solar per 100 dwellings 45
postcode 3911
 40
postcode 3930

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 Mount Eliza
Car (driver) 77.6% / 53.5%
Baxter — Car (driver): 77.6% Mount Eliza — Car (driver): 53.5%
Worked from Home 15.1% / 40.2%
Baxter — Worked from Home: 15.1% Mount Eliza — Worked from Home: 40.2%
Car (passenger) 2.8% / 3.7%
Baxter — Car (passenger): 2.8% Mount Eliza — Car (passenger): 3.7%
Walked Only 2.7% / 1.2%
Baxter — Walked Only: 2.7% Mount Eliza — Walked Only: 1.2%
Train 1.4% / 0.8%
Baxter — Train: 1.4% Mount Eliza — Train: 0.8%

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

Setting

Baxter Mount Eliza
Elevation 51 m
above sea level, at the suburb centre
 105 m
above sea level, at the suburb centre
Distance to the ocean 6.7 km 2.0 km
2.0 km to a named beach

NBN connectivity

Baxter Mount Eliza
Connectivity score 84/100 97/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 46%
1,083 premises
 87%
7,500 premises

Climate

Baxter Mount Eliza
Annual rainfall — 700 mm
Summer max (Jan) 24.5°C —
Winter min (Jul) 8.3°C —

Air quality (annual mean)

Baxter Mount Eliza
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 Mount Eliza
Average residential rate $1,659/yr
same for both
Council Mornington Peninsula
same for both

Federal electorate

Baxter Mount Eliza
Division Flinders
same for both
Member Zoe Mckenzie
same for both
Party Liberal
same for both

First Home Owner Grant

Baxter Mount Eliza
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

Mount Eliza

Coastal Large Blocks Outer Parks Premium River

More comparisons

Other comparisons with Baxter

Baxter vs Frankston South Baxter vs Somerville Baxter vs Pearcedale Baxter vs Langwarrin South Baxter vs Moorooduc

Other comparisons with Mount Eliza

Mount Eliza vs Mornington Mount Eliza vs Frankston South Mount Eliza vs Moorooduc
Full data on Baxter Full data on Mount Eliza
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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