Bayswater North vs Boronia

Comparing Bayswater North and Boronia, VIC: Boronia carries more flood risk (29 vs 0); Boronia has more residents (23,607 vs 9,014); and Boronia is more walkable (94 vs 62).

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

Boronia

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (6 vs 1)
  • has more childcare (18 vs 5)
  • has more parks and reserves (30 vs 10)

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

First-home buyers

Too close to call

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

Weighs house prices, unit prices, land 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

Boronia

ahead on the one thing that separates them

  • is more walkable (94/100 vs 62/100)

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

Downsizers and retirees

Boronia

ahead on 2 of the 5 things we measure here

  • is more walkable (94/100 vs 62/100)
  • has more GPs (6 vs 4)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

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

Bayswater North Boronia
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.

Bayswater North Boronia
Walkability 62 / 94
Bayswater North — Walkability: 62/100 Boronia — Walkability: 94/100
Safety 21 / 29
Bayswater North — Safety: 21/100 Boronia — Safety: 29/100
Low fire risk 100 / 100
Bayswater North — Low fire risk: 100/100 Boronia — Low fire risk: 100/100
Low flood risk 100 / 71
Bayswater North — Low flood risk: 100/100 Boronia — Low flood risk: 71/100

Demographics

Boronia has more residents (23,607 vs 9,014).

Bayswater North Boronia
Population 9,014 23,607
+162% vs other
Population trend (2016 → 2021) +2.6% +6.4%
Median age 38 39
Median household income $87,100/yr
+3% vs other
 $84,188/yr
Median weekly rent $360/wk $376/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Bayswater North Boronia
0-4 6.4% / 6.1%
Bayswater North — 0-4: 6.4% Boronia — 0-4: 6.1%
5-14 12.3% / 11.0%
Bayswater North — 5-14: 12.3% Boronia — 5-14: 11.0%
15-19 4.9% / 4.7%
Bayswater North — 15-19: 4.9% Boronia — 15-19: 4.7%
20-24 5.1% / 5.4%
Bayswater North — 20-24: 5.1% Boronia — 20-24: 5.4%
25-34 14.8% / 15.8%
Bayswater North — 25-34: 14.8% Boronia — 25-34: 15.8%
35-44 16.3% / 15.3%
Bayswater North — 35-44: 16.3% Boronia — 35-44: 15.3%
45-54 12.5% / 12.6%
Bayswater North — 45-54: 12.5% Boronia — 45-54: 12.6%
55-64 11.6% / 11.2%
Bayswater North — 55-64: 11.6% Boronia — 55-64: 11.2%
65-74 8.9% / 10.0%
Bayswater North — 65-74: 8.9% Boronia — 65-74: 10.0%
75-84 4.2% / 5.8%
Bayswater North — 75-84: 4.2% Boronia — 75-84: 5.8%
85+ 2.8% / 2.2%
Bayswater North — 85+: 2.8% Boronia — 85+: 2.2%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Bayswater North 43.1% couple families
Bayswater North — Couple Families: 43.1% Bayswater North — Lone Person: 34.8% Bayswater North — One Parent Families: 17.3% Bayswater North — Group Household: 3.2% Bayswater North — Other Families: 1.6%
Boronia 38.8% couple families
Boronia — Couple Families: 38.8% Boronia — Lone Person: 37.7% Boronia — One Parent Families: 17.3% Boronia — Group Household: 4.5% Boronia — Other Families: 1.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bayswater North 25.1% renting
Bayswater North — Owned Outright: 28.6% Bayswater North — Mortgage: 46.3% Bayswater North — Renting: 25.1%
Boronia 28.7% renting
Boronia — Owned Outright: 30.7% Boronia — Mortgage: 40.6% Boronia — Renting: 28.7%
Owned outright Mortgage Renting

Qualifications

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

Bayswater North Boronia
Certificate III & IV 14.8% / 15.4%
Bayswater North — Certificate III & IV: 14.8% Boronia — Certificate III & IV: 15.4%
Bachelor Degree 12.6% / 13.6%
Bayswater North — Bachelor Degree: 12.6% Boronia — Bachelor Degree: 13.6%
Advanced Diploma / Diploma 8.7% / 8.9%
Bayswater North — Advanced Diploma / Diploma: 8.7% Boronia — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 4.0% / 4.6%
Bayswater North — Postgraduate Degree: 4.0% Boronia — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 2.1% / 2.3%
Bayswater North — Graduate Diploma / Certificate: 2.1% Boronia — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (15.4%).

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.

Bayswater North Boronia
England 3.2% / 3.9%
Bayswater North — England: 3.2% Boronia — England: 3.9%
India 3.2% / 2.8%
Bayswater North — India: 3.2% Boronia — India: 2.8%
China 2.4% / 3.4%
Bayswater North — China: 2.4% Boronia — China: 3.4%
Sri Lanka 1.2% / 1.6%
Bayswater North — Sri Lanka: 1.2% Boronia — Sri Lanka: 1.6%
New Zealand 1.2% / 1.3%
Bayswater North — New Zealand: 1.2% Boronia — New Zealand: 1.3%
Malaysia 1.0% / 1.4%
Bayswater North — Malaysia: 1.0% Boronia — Malaysia: 1.4%

Bars are drawn against the largest share shown (3.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bayswater North 79.6% houses
Bayswater North — Houses: 79.6% Bayswater North — Townhouses: 18.4% Bayswater North — Flats / Apartments: 2.0%
Boronia 71.6% houses
Boronia — Houses: 71.6% Boronia — Townhouses: 24.8% Boronia — Flats / Apartments: 3.5%
Houses Townhouses Flats / Apartments

Property market

Bayswater North Boronia
Median house price $915,000 $880,000
Median unit price $635,000 $659,000
Median land price $935,000 $920,000
Typical days to sell (houses) 20 days
from 73 sales
 21 days
from 254 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.

Bayswater North Boronia
2 bed $606K / $620K
Bayswater North — 2 bed: $606K (57 sales) Boronia — 2 bed: $620K (135 sales)

57 vs 135 sales

3 bed $734K / $745K
Bayswater North — 3 bed: $734K (20 sales) Boronia — 3 bed: $745K (93 sales)

20 vs 93 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.

Bayswater North Boronia
2 bed $740K / $694K
Bayswater North — 2 bed: $740K (11 sales) Boronia — 2 bed: $694K (22 sales)

11 vs 22 sales

3 bed $874K / $848K
Bayswater North — 3 bed: $874K (81 sales) Boronia — 3 bed: $848K (210 sales)

81 vs 210 sales

4 bed $1.01M / $950K
Bayswater North — 4 bed: $1.01M (45 sales) Boronia — 4 bed: $950K (105 sales)

45 vs 105 sales

Zoning mix

Bayswater North has more industrially zoned land (37% vs 5%).

Bayswater North Boronia
Residential 50% 76%
Industrial 37% 5%
Infrastructure and transport 10% 11%
Parks and recreation 2% 4%
Commercial 1% 2%
Other and special use 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

Bayswater North Boronia
New dwellings approved 328
across Maroondah
 577
across Knox
Approvals change year on year -74% -14%

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.

Bayswater North Boronia
Houses 4.0%
$660/wk on $868K
 4.0%
$630/wk on $815K
Units 4.6%
$522/wk on $595K
 4.7%
$575/wk on $630K

Ranking within VIC

Bayswater North Boronia
House price Higher than 64% of VIC Higher than 60% of VIC
Income Higher than 57% of VIC Higher than 51% of VIC
Schools — Higher than 86% of VIC
Walkability Higher than 88% of VIC Higher than 98% of VIC
Affordability Higher than 38% of VIC Higher than 40% of VIC
EV adoption Higher than 70% of VIC Higher than 79% of VIC
NBN connectivity Higher than 81% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 65% of VIC Higher than 69% of VIC
Rental yield (units) Higher than 36% of VIC Higher than 48% of VIC

Liveability

Boronia is more walkable (94 vs 62); Boronia scores higher overall (72 vs 65).

Bayswater North Boronia
Grade B A
Score 65/100 72/100
Socio-economic band mid-range socio-economic
decile 6/10
same for both

Risk profile

Boronia carries more flood risk (29 vs 0).

Bayswater North Boronia
Bushfire None
0/100
same for both
Crime High
79/100
 High
71/100
Flood None
0/100
 Low
29/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 15
within 5 km
 12
within 5 km

Schools

Bayswater North Boronia
Inside the suburb 1 6
Rated above peers 0 3
Rated at peers 1 2
Rated below peers 0
same for both

Schools in Bayswater North

  • Bayswater North Primary School Government · Primary at peers

Schools in Boronia

  • Boronia K-12 College Government · Combined above peers
  • Dillbadin Primary School Government · Primary above peers
  • St Joseph's Primary School Catholic · Primary above peers
  • Boronia Heights Primary School Government · Primary at peers
  • Knox Central Primary School Government · Primary at peers
  • Urban College Independent · Secondary

Amenities in the suburb

Bayswater North Boronia
Supermarkets 1 5
Cafes & restaurants 3 21
Parks & reserves 10 30
Childcare 5 18
GPs 4 6
Pharmacies 1 6
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 6 1
EV chargers 1 0
Waterways 13 17

Mobility

Bayswater North Boronia
Walkability score 62/100 94/100
Distance to Melbourne 35 km 36.8 km
+5% vs other
Drive time (normal traffic) 39 min 40 min
Public transport score 77/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 149.5
7-9am + 5-7pm
 298.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 3153
 1.1%
postcode 3155
Rooftop solar per 100 dwellings 34
postcode 3153
 29
postcode 3155

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.

Bayswater North Boronia
Car (driver) 65.8% / 62.7%
Bayswater North — Car (driver): 65.8% Boronia — Car (driver): 62.7%
Worked from Home 25.8% / 28.2%
Bayswater North — Worked from Home: 25.8% Boronia — Worked from Home: 28.2%
Car (passenger) 3.6% / 3.7%
Bayswater North — Car (passenger): 3.6% Boronia — Car (passenger): 3.7%
Train 2.3% / 2.8%
Bayswater North — Train: 2.3% Boronia — Train: 2.8%
Walked Only 1.0% / 1.2%
Bayswater North — Walked Only: 1.0% Boronia — Walked Only: 1.2%

Bars are drawn against the largest share shown (65.8%).

Setting

Bayswater North Boronia
Elevation 109 m
above sea level, at the suburb centre
 122 m
above sea level, at the suburb centre
Distance to the ocean 26.5 km 24.5 km

NBN connectivity

Bayswater North Boronia
Connectivity score 73/100 85/100
Most common technology Hybrid fibre-coaxial Fibre to the curb
Full-fibre (FTTP) share 9%
4,759 premises
 33%
11,692 premises

Climate

Bayswater North Boronia
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)

Bayswater North Boronia
PM2.5 —
same for both
PM10 15.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Bayswater North Boronia
Average residential rate $1,715/yr $1,732/yr
Council Maroondah Knox

Federal electorate

Bayswater North Boronia
Division Deakin Aston
Member Matt Gregg Mary Doyle
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Bayswater North

Outer Parks Quiet

Boronia

Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Bayswater North

Bayswater North vs Bayswater Bayswater North vs Kilsyth Bayswater North vs Ringwood East Bayswater North vs Heathmont Bayswater North vs Croydon South Bayswater North vs Kilsyth South

Other comparisons with Boronia

Boronia vs Ferntree Gully Boronia vs Wantirna South Boronia vs Bayswater Boronia vs Kilsyth Boronia vs Knoxfield Boronia vs The Basin
Full data on Bayswater North Full data on Boronia
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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