Bears Lagoon vs Borung

Bears Lagoon is the younger of the two, with a median age of 44 against 50 in Borung. In both, most homes are detached houses. In Bears Lagoon, most households rent. In Borung, the large majority of households own their home and most households are people living alone. On these figures, Borung tends to suit people living alone.

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

Bears Lagoon

ahead on 3 of the 6 things we measure here

  • is already more of a family suburb (59% vs 29%)
  • carries lower crime risk (52/100 vs 81/100)
  • has more separate houses rather than flats (100% vs 73%)
  • But Borung has more parks and reserves (4 vs 1)

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

First-home buyers

Bears Lagoon

ahead on the one thing that separates them

  • leaves households under less mortgage stress (8% vs 14%)

Weighs mortgage stress.

Renters

Bears Lagoon

ahead on 2 of the 2 things we measure here

  • leaves renters under less rental stress (10% vs 27%)
  • has cheaper rent ($125/wk vs $300/wk)

Weighs rent and rental stress.

Commuting to the city

Bears Lagoon

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (149 min vs 161 min)
  • sits closer to the CBD (210.6 km vs 224.2 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Bears Lagoon carries lower crime risk (52/100 vs 81/100)
  • Borung has more residents already 65 and over (25% vs 19%)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Bears Lagoon Borung
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.

Bears Lagoon Borung
Walkability 0 / 0
Bears Lagoon — Walkability: 0/100 Borung — Walkability: 0/100
Safety 48 / 19
Bears Lagoon — Safety: 48/100 Borung — Safety: 19/100
Low fire risk 44 / 45
Bears Lagoon — Low fire risk: 44/100 Borung — Low fire risk: 45/100
Low flood risk 3 / 9
Bears Lagoon — Low flood risk: 3/100 Borung — Low flood risk: 9/100

Demographics

Borung rents higher ($300/wk vs $125/wk); Borung skews older (50 vs 44).

Bears Lagoon Borung
Population 53 59
+11% vs other
Population trend (2016 → 2021) -26.4% -28.0%
Median age 44 50
Median household income $66,248/yr
+12% vs other
 $58,500/yr
Median weekly rent $125/wk $300/wk
+140% vs other

Age profile

Share of residents in each band, 2021 Census.

Bears Lagoon Borung
0-4 — / —
Bears Lagoon — 0-4: not among its largest Borung — 0-4: not among its largest
5-14 17.0% / 15.3%
Bears Lagoon — 5-14: 17.0% Borung — 5-14: 15.3%
15-19 7.5% / —
Bears Lagoon — 15-19: 7.5% Borung — 15-19: not among its largest
20-24 9.4% / —
Bears Lagoon — 20-24: 9.4% Borung — 20-24: not among its largest
25-34 9.4% / 8.5%
Bears Lagoon — 25-34: 9.4% Borung — 25-34: 8.5%
35-44 13.2% / 6.8%
Bears Lagoon — 35-44: 13.2% Borung — 35-44: 6.8%
45-54 18.9% / 18.6%
Bears Lagoon — 45-54: 18.9% Borung — 45-54: 18.6%
55-64 15.1% / 6.8%
Bears Lagoon — 55-64: 15.1% Borung — 55-64: 6.8%
65-74 7.5% / 20.3%
Bears Lagoon — 65-74: 7.5% Borung — 65-74: 20.3%
75-84 11.3% / 5.1%
Bears Lagoon — 75-84: 11.3% Borung — 75-84: 5.1%
85+ — / —
Bears Lagoon — 85+: not among its largest Borung — 85+: not among its largest

Bars are drawn against the largest share shown (20.3%).

Who lives together

Household composition, 2021 Census.

Bears Lagoon 41.2% lone person
Bears Lagoon — Lone Person: 41.2% Bears Lagoon — Couple Families: 29.4% Bears Lagoon — One Parent Families: 29.4%
Borung 71.4% lone person
Borung — Lone Person: 71.4% Borung — Couple Families: 28.6% Borung — One Parent Families: 0.0%
Lone Person Couple Families One Parent Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bears Lagoon 62.5% renting
Bears Lagoon — Owned Outright: 37.5% Bears Lagoon — Mortgage: 0.0% Bears Lagoon — Renting: 62.5%
Borung 0.0% renting
Borung — Owned Outright: 71.4% Borung — Mortgage: 28.6% Borung — Renting: 0.0%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Bears Lagoon 100.0% houses
Bears Lagoon — Houses: 100.0% Bears Lagoon — Flats / Apartments: 0.0%
Borung 73.1% houses
Borung — Houses: 73.1% Borung — Flats / Apartments: 26.9%
Houses Flats / Apartments

Qualifications

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

Bears Lagoon Borung
Certificate III & IV 11.3% / 11.9%
Bears Lagoon — Certificate III & IV: 11.3% Borung — Certificate III & IV: 11.9%
Advanced Diploma / Diploma 5.7% / —
Bears Lagoon — Advanced Diploma / Diploma: 5.7% Borung — Advanced Diploma / Diploma: not among its largest
Bachelor Degree — / 5.1%
Bears Lagoon — Bachelor Degree: not among its largest Borung — Bachelor Degree: 5.1%

Bars are drawn against the largest share shown (11.9%).

Zoning mix

Bears Lagoon Borung
Rural and farming 98% 95%
Parks and recreation 1% 4%
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

Bears Lagoon Borung
New dwellings approved 27
across Loddon
same for both
Approvals change year on year +150%
same for both

Ranking within VIC

Bears Lagoon Borung
House price —
same for both
Income Higher than 27% of VIC Higher than 19% of VIC
Schools —
same for both
Walkability Higher than 41% of VIC Higher than 46% of VIC
Affordability —
same for both
EV adoption Higher than 27% of VIC —
NBN connectivity Higher than 36% of VIC Higher than 44% of VIC

Liveability

Bears Lagoon Borung
Grade —
same for both
Score —
same for both
Socio-economic band mid-range socio-economic
decile 6/10
 below-average income
decile 3/10

Risk profile

Borung carries more crime risk (81 vs 52).

Bears Lagoon Borung
Bushfire Moderate
56/100
 Moderate
55/100
Crime Moderate
52/100
 High
81/100
Flood High
97/100
 High
91/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Bears Lagoon Borung
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Bears Lagoon Borung
Parks & reserves 1 4
Waterways 15 1

Mobility

Borung sits further from the CBD (224.2 km vs 210.6 km).

Bears Lagoon Borung
Walkability score 0/100
same for both
Distance to Melbourne 210.6 km 224.2 km
+6% vs other
Drive time (normal traffic) 149 min 161 min
Electric vehicle share 0.3%
postcode 3517
 0.0%
postcode 3518
Rooftop solar per 100 dwellings 58
postcode 3517
 47
postcode 3518

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.

Bears Lagoon Borung
Car (driver) 52.6% / 75.0%
Bears Lagoon — Car (driver): 52.6% Borung — Car (driver): 75.0%
Worked from Home 47.4% / 25.0%
Bears Lagoon — Worked from Home: 47.4% Borung — Worked from Home: 25.0%

Bars are drawn against the largest share shown (75.0%).

Setting

Bears Lagoon Borung
Elevation 109 m
above sea level, at the suburb centre
 117 m
above sea level, at the suburb centre

NBN connectivity

Bears Lagoon Borung
Connectivity score 28/100 29/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
32 premises
 0%
42 premises

Climate

Bears Lagoon Borung
Annual rainfall 411 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Bears Lagoon Borung
Average residential rate $1,353/yr
same for both
Council Loddon
same for both

Federal electorate

Bears Lagoon Borung
Division Mallee
same for both
Member Anne Webster
same for both
Party The Nationals
same for both

First Home Owner Grant

Bears Lagoon Borung
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bears Lagoon

River Rural

Borung

Retirees Rural

More comparisons

Other comparisons with Bears Lagoon

Bears Lagoon vs Serpentine Bears Lagoon vs Calivil

Other comparisons with Borung

Borung vs Korong Vale
Full data on Bears Lagoon Full data on Borung
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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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