Belgrave Heights vs Tecoma

In both, the large majority of households own their home and the large majority of homes are detached houses. In Belgrave Heights, most households are couple families. In Tecoma, about half of households are couple families. Houses cost more in Belgrave Heights: a median of $989,000, against $900,000 in Tecoma, and rent is higher there too. On these figures, Tecoma 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

Belgrave Heights

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (23/100 vs 37/100)
  • is already more of a family suburb (73% vs 63%)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house 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

Tecoma

ahead on the one thing that separates them

  • is more walkable (74/100 vs 40/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Belgrave Heights carries lower crime risk (23/100 vs 37/100)
  • Tecoma is more walkable (74/100 vs 40/100)

Weighs smaller dwellings, 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

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

Belgrave Heights Tecoma
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.

Belgrave Heights Tecoma
Walkability 40 / 74
Belgrave Heights — Walkability: 40/100 Tecoma — Walkability: 74/100
Safety 77 / 63
Belgrave Heights — Safety: 77/100 Tecoma — Safety: 63/100
Low fire risk 11 / 25
Belgrave Heights — Low fire risk: 11/100 Tecoma — Low fire risk: 25/100
Low flood risk 57 / 51
Belgrave Heights — Low flood risk: 57/100 Tecoma — Low flood risk: 51/100

Demographics

Tecoma has more residents (2,064 vs 1,398); Tecoma skews older (42 vs 40).

Belgrave Heights Tecoma
Population 1,398 2,064
+48% vs other
Population trend (2016 → 2021) +2.8% -0.9%
Median age 40 42
Median household income $110,864/yr
+5% vs other
 $105,144/yr
Median weekly rent $373/wk
+7% vs other
 $348/wk

Age profile

Share of residents in each band, 2021 Census.

Belgrave Heights Tecoma
0-4 4.4% / 5.0%
Belgrave Heights — 0-4: 4.4% Tecoma — 0-4: 5.0%
5-14 14.4% / 11.7%
Belgrave Heights — 5-14: 14.4% Tecoma — 5-14: 11.7%
15-19 7.7% / 6.3%
Belgrave Heights — 15-19: 7.7% Tecoma — 15-19: 6.3%
20-24 5.9% / 5.5%
Belgrave Heights — 20-24: 5.9% Tecoma — 20-24: 5.5%
25-34 9.1% / 11.3%
Belgrave Heights — 25-34: 9.1% Tecoma — 25-34: 11.3%
35-44 15.2% / 13.6%
Belgrave Heights — 35-44: 15.2% Tecoma — 35-44: 13.6%
45-54 15.7% / 15.6%
Belgrave Heights — 45-54: 15.7% Tecoma — 45-54: 15.6%
55-64 13.7% / 15.3%
Belgrave Heights — 55-64: 13.7% Tecoma — 55-64: 15.3%
65-74 10.7% / 10.3%
Belgrave Heights — 65-74: 10.7% Tecoma — 65-74: 10.3%
75-84 3.7% / 3.9%
Belgrave Heights — 75-84: 3.7% Tecoma — 75-84: 3.9%
85+ 0.6% / 1.1%
Belgrave Heights — 85+: 0.6% Tecoma — 85+: 1.1%

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

Who lives together

Household composition, 2021 Census.

Belgrave Heights 57.4% couple families
Belgrave Heights — Couple Families: 57.4% Belgrave Heights — Lone Person: 22.3% Belgrave Heights — One Parent Families: 16.0% Belgrave Heights — Group Household: 2.0% Belgrave Heights — Other Families: 2.3%
Tecoma 47.9% couple families
Tecoma — Couple Families: 47.9% Tecoma — Lone Person: 33.7% Tecoma — One Parent Families: 15.1% Tecoma — Group Household: 2.8% Tecoma — 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.

Belgrave Heights 10.1% renting
Belgrave Heights — Owned Outright: 37.4% Belgrave Heights — Mortgage: 52.5% Belgrave Heights — Renting: 10.1%
Tecoma 15.4% renting
Tecoma — Owned Outright: 31.5% Tecoma — Mortgage: 53.1% Tecoma — Renting: 15.4%
Owned outright Mortgage Renting

Qualifications

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

Belgrave Heights Tecoma
Certificate III & IV 17.2% / 15.9%
Belgrave Heights — Certificate III & IV: 17.2% Tecoma — Certificate III & IV: 15.9%
Bachelor Degree 13.6% / 14.6%
Belgrave Heights — Bachelor Degree: 13.6% Tecoma — Bachelor Degree: 14.6%
Advanced Diploma / Diploma 10.1% / 10.7%
Belgrave Heights — Advanced Diploma / Diploma: 10.1% Tecoma — Advanced Diploma / Diploma: 10.7%
Postgraduate Degree 3.9% / 5.6%
Belgrave Heights — Postgraduate Degree: 3.9% Tecoma — Postgraduate Degree: 5.6%
Graduate Diploma / Certificate 2.5% / 4.2%
Belgrave Heights — Graduate Diploma / Certificate: 2.5% Tecoma — Graduate Diploma / Certificate: 4.2%

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

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.

Belgrave Heights Tecoma
England 6.4% / 5.9%
Belgrave Heights — England: 6.4% Tecoma — England: 5.9%
New Zealand 1.2% / 1.5%
Belgrave Heights — New Zealand: 1.2% Tecoma — New Zealand: 1.5%
Netherlands 0.9% / 0.5%
Belgrave Heights — Netherlands: 0.9% Tecoma — Netherlands: 0.5%
Germany — / 1.4%
Belgrave Heights — Germany: not among its largest Tecoma — Germany: 1.4%
India 0.8% / —
Belgrave Heights — India: 0.8% Tecoma — India: not among its largest
Sri Lanka 0.6% / —
Belgrave Heights — Sri Lanka: 0.6% Tecoma — Sri Lanka: not among its largest
South Africa — / 0.6%
Belgrave Heights — South Africa: not among its largest Tecoma — South Africa: 0.6%

Bars are drawn against the largest share shown (6.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belgrave Heights 98.7% houses
Belgrave Heights — Houses: 98.7% Belgrave Heights — Townhouses: 0.0% Belgrave Heights — Flats / Apartments: 1.3%
Tecoma 93.5% houses
Tecoma — Houses: 93.5% Tecoma — Townhouses: 4.9% Tecoma — Flats / Apartments: 1.5%
Houses Townhouses Flats / Apartments

Property market

Belgrave Heights Tecoma
Median house price $989,000 $900,000
Median unit price — $615,000
Median land price $517,500 —
Typical days to sell (houses) 12 days
from 10 sales
 22 days
from 14 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.

Belgrave Heights Tecoma
3 bed $956K / $875K
Belgrave Heights — 3 bed: $956K (17 sales) Tecoma — 3 bed: $875K (21 sales)

17 vs 21 sales

4 bed $982K / $1.05M
Belgrave Heights — 4 bed: $982K (10 sales) Tecoma — 4 bed: $1.05M (13 sales)

10 vs 13 sales

5 bed $1.15M / $1.43M
Belgrave Heights — 5 bed: $1.15M (7 sales) Tecoma — 5 bed: $1.43M (5 sales)

7 vs 5 sales

Zoning mix

Belgrave Heights has more rural and farming land (53% vs 8%).

Belgrave Heights Tecoma
Residential 12% 74%
Rural and farming 53% 8%
Parks and recreation 30% 9%
Infrastructure and transport 4% 8%
Commercial 0% 1%
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

Belgrave Heights Tecoma
New dwellings approved 416
across Yarra Ranges
same for both
Approvals change year on year -57%
same for both

Ranking within VIC

Belgrave Heights Tecoma
House price Higher than 59% of VIC Higher than 54% of VIC
Income Higher than 84% of VIC —
Schools —
same for both
Walkability Higher than 85% of VIC Higher than 91% of VIC
Affordability Higher than 72% of VIC —
EV adoption Higher than 88% of VIC
same for both
NBN connectivity Higher than 89% of VIC Higher than 88% of VIC

Liveability

Tecoma is more walkable (74 vs 40).

Belgrave Heights Tecoma
Grade B
same for both
Score 52/100 54/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Tecoma carries more crime risk (37 vs 23); Belgrave Heights carries more bushfire risk (89 vs 75).

Belgrave Heights Tecoma
Bushfire High
89/100
 High
75/100
Crime Low
23/100
 Low
37/100
Flood Moderate
43/100
 Moderate
49/100
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

Belgrave Heights Tecoma
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Belgrave Heights

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Tecoma

  • Tecoma Primary School Government · Primary at peers

Amenities in the suburb

Belgrave Heights Tecoma
Cafes & restaurants 1 2
Parks & reserves 3 1
Childcare 1 3
GPs 0 1
Waterways 0 9

Mobility

Belgrave Heights Tecoma
Walkability score 40/100 74/100
Distance to Melbourne 45 km 44.8 km
Drive time (normal traffic) 52 min 48 min
Public transport score 38/100
Bus
 88/100
Rail · Bus
Peak arrivals per hour 10.2
7-9am + 5-7pm
 25.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.5%
postcode 3160
same for both
Rooftop solar per 100 dwellings 31
postcode 3160
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.

Belgrave Heights Tecoma
Car (driver) 58.0% / 56.4%
Belgrave Heights — Car (driver): 58.0% Tecoma — Car (driver): 56.4%
Worked from Home 34.8% / 35.5%
Belgrave Heights — Worked from Home: 34.8% Tecoma — Worked from Home: 35.5%
Car (passenger) 4.8% / 2.7%
Belgrave Heights — Car (passenger): 4.8% Tecoma — Car (passenger): 2.7%
Train 0.7% / 3.5%
Belgrave Heights — Train: 0.7% Tecoma — Train: 3.5%
Walked Only 0.9% / 1.2%
Belgrave Heights — Walked Only: 0.9% Tecoma — Walked Only: 1.2%
Bus 0.9% / 0.5%
Belgrave Heights — Bus: 0.9% Tecoma — Bus: 0.5%

Bars are drawn against the largest share shown (58.0%).

Setting

Belgrave Heights Tecoma
Elevation 182 m
above sea level, at the suburb centre
 210 m
above sea level, at the suburb centre
Distance to the ocean 24.1 km 25.3 km

NBN connectivity

Belgrave Heights Tecoma
Connectivity score 78/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 54%
591 premises
 50%
983 premises

Climate

Belgrave Heights Tecoma
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)

Belgrave Heights Tecoma
PM2.5 6.3 µg/m³ —
PM10 20.8 µg/m³ 15.5 µg/m³
NO₂ 0.98 pphm —

Council rates

Belgrave Heights Tecoma
Average residential rate $2,161/yr
same for both
Council Yarra Ranges
same for both

Federal electorate

Belgrave Heights Tecoma
Division Casey
same for both
Member Aaron Violi
same for both
Party Liberal
same for both

First Home Owner Grant

Belgrave Heights Tecoma
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Belgrave Heights

Large Blocks Outer Quiet

Tecoma

Easy Commute Large Blocks Outer Parks River Trains Transport Hub Village Feel

More comparisons

Other comparisons with Belgrave Heights

Belgrave Heights vs Lysterfield Belgrave Heights vs Belgrave Belgrave Heights vs Belgrave South

Other comparisons with Tecoma

Tecoma vs Upwey Tecoma vs Lysterfield Tecoma vs Belgrave Tecoma vs Ferny Creek Tecoma vs Sherbrooke
Full data on Belgrave Heights Full data on Tecoma
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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