Belgrave vs Tecoma

Belgrave is the younger of the two, with a median age of 38 against 42 in Tecoma. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. 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

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (13 vs 1)
  • has more schools inside the suburb (3 vs 1)
  • But Tecoma carries lower crime risk (37/100 vs 64/100)

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

Tecoma

ahead on the one thing that separates them

  • has cheaper rent ($348/wk vs $401/wk)

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

Commuting to the city

They split

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

  • Belgrave is more walkable (84/100 vs 74/100)
  • Tecoma sits closer to the CBD (44.8 km vs 47.7 km)

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 is more walkable (84/100 vs 74/100)
  • Tecoma carries lower crime risk (37/100 vs 64/100)

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 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 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 Tecoma
Walkability 84 / 74
Belgrave — Walkability: 84/100 Tecoma — Walkability: 74/100
Safety 36 / 63
Belgrave — Safety: 36/100 Tecoma — Safety: 63/100
Low fire risk 77 / 25
Belgrave — Low fire risk: 77/100 Tecoma — Low fire risk: 25/100
Low flood risk 47 / 51
Belgrave — Low flood risk: 47/100 Tecoma — Low flood risk: 51/100

Demographics

Belgrave has more residents (3,894 vs 2,064); Belgrave rents higher ($401/wk vs $348/wk).

Belgrave Tecoma
Population 3,894
+47% vs other
 2,064
Population trend (2016 → 2021) -0.9%
same for both
Median age 38 42
Median household income $114,504/yr
+8% vs other
 $105,144/yr
Median weekly rent $401/wk
+13% vs other
 $348/wk

Age profile

Share of residents in each band, 2021 Census.

Belgrave Tecoma
0-4 6.3% / 5.0%
Belgrave — 0-4: 6.3% Tecoma — 0-4: 5.0%
5-14 13.8% / 11.7%
Belgrave — 5-14: 13.8% Tecoma — 5-14: 11.7%
15-19 5.7% / 6.3%
Belgrave — 15-19: 5.7% Tecoma — 15-19: 6.3%
20-24 4.8% / 5.5%
Belgrave — 20-24: 4.8% Tecoma — 20-24: 5.5%
25-34 12.6% / 11.3%
Belgrave — 25-34: 12.6% Tecoma — 25-34: 11.3%
35-44 16.6% / 13.6%
Belgrave — 35-44: 16.6% Tecoma — 35-44: 13.6%
45-54 15.2% / 15.6%
Belgrave — 45-54: 15.2% Tecoma — 45-54: 15.6%
55-64 12.1% / 15.3%
Belgrave — 55-64: 12.1% Tecoma — 55-64: 15.3%
65-74 9.1% / 10.3%
Belgrave — 65-74: 9.1% Tecoma — 65-74: 10.3%
75-84 3.2% / 3.9%
Belgrave — 75-84: 3.2% Tecoma — 75-84: 3.9%
85+ 0.8% / 1.1%
Belgrave — 85+: 0.8% Tecoma — 85+: 1.1%

Bars are drawn against the largest share shown (16.6%).

Who lives together

Household composition, 2021 Census.

Belgrave 49.9% couple families
Belgrave — Couple Families: 49.9% Belgrave — Lone Person: 25.5% Belgrave — One Parent Families: 19.3% Belgrave — Group Household: 3.8% Belgrave — Other Families: 1.4%
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 7.2% renting
Belgrave — Owned Outright: 32.4% Belgrave — Mortgage: 60.3% Belgrave — Renting: 7.2%
Tecoma 15.4% renting
Tecoma — Owned Outright: 31.5% Tecoma — Mortgage: 53.1% Tecoma — Renting: 15.4%
Owned outright Mortgage Renting

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 Tecoma
England 6.7% / 5.9%
Belgrave — England: 6.7% Tecoma — England: 5.9%
New Zealand 1.4% / 1.5%
Belgrave — New Zealand: 1.4% Tecoma — New Zealand: 1.5%
Germany 0.5% / 1.4%
Belgrave — Germany: 0.5% Tecoma — Germany: 1.4%
Netherlands 0.8% / 0.5%
Belgrave — Netherlands: 0.8% Tecoma — Netherlands: 0.5%
South Africa 0.7% / 0.6%
Belgrave — South Africa: 0.7% Tecoma — South Africa: 0.6%

Bars are drawn against the largest share shown (6.7%).

Qualifications

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

Belgrave Tecoma
Bachelor Degree 16.7% / 14.6%
Belgrave — Bachelor Degree: 16.7% Tecoma — Bachelor Degree: 14.6%
Certificate III & IV 13.4% / 15.9%
Belgrave — Certificate III & IV: 13.4% Tecoma — Certificate III & IV: 15.9%
Advanced Diploma / Diploma 9.7% / 10.7%
Belgrave — Advanced Diploma / Diploma: 9.7% Tecoma — Advanced Diploma / Diploma: 10.7%
Postgraduate Degree 6.9% / 5.6%
Belgrave — Postgraduate Degree: 6.9% Tecoma — Postgraduate Degree: 5.6%
Graduate Diploma / Certificate 4.0% / 4.2%
Belgrave — Graduate Diploma / Certificate: 4.0% Tecoma — Graduate Diploma / Certificate: 4.2%

Bars are drawn against the largest share shown (16.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belgrave 99.2% houses
Belgrave — Houses: 99.2% Belgrave — Townhouses: 0.6% Belgrave — Flats / Apartments: 0.1%
Tecoma 93.5% houses
Tecoma — Houses: 93.5% Tecoma — Townhouses: 4.9% Tecoma — Flats / Apartments: 1.5%
Houses Townhouses Flats / Apartments

Property market

Belgrave Tecoma
Median house price $848,500 $900,000
Median unit price — $615,000
Median land price —
same for both
Typical days to sell (houses) 15 days
from 49 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 Tecoma
3 bed $762K / $875K
Belgrave — 3 bed: $762K (46 sales) Tecoma — 3 bed: $875K (21 sales)

46 vs 21 sales

4 bed $950K / $1.05M
Belgrave — 4 bed: $950K (34 sales) Tecoma — 4 bed: $1.05M (13 sales)

34 vs 13 sales

5 bed $900K / $1.43M
Belgrave — 5 bed: $900K (11 sales) Tecoma — 5 bed: $1.43M (5 sales)

11 vs 5 sales

Zoning mix

Belgrave Tecoma
Residential 70% 74%
Parks and recreation 11% 9%
Rural and farming 10% 8%
Infrastructure and transport 8%
same for both
Commercial 1%
same for both
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 Tecoma
New dwellings approved 416
across Yarra Ranges
same for both
Approvals change year on year -57%
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.

Belgrave Tecoma
Houses 5.0%
$780/wk on $814K
 —
Units —
same for both

Ranking within VIC

Belgrave Tecoma
House price Higher than 55% of VIC Higher than 54% of VIC
Income Higher than 86% of VIC —
Schools Higher than 13% of VIC —
Walkability Higher than 94% of VIC Higher than 91% of VIC
Affordability Higher than 80% of VIC —
EV adoption Higher than 88% of VIC
same for both
NBN connectivity Higher than 91% of VIC Higher than 88% of VIC
Rental yield (houses) Higher than 97% of VIC —

Liveability

Belgrave is more walkable (84 vs 74).

Belgrave Tecoma
Grade B
same for both
Score 51/100 54/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Tecoma carries more bushfire risk (75 vs 23); Belgrave carries more crime risk (64 vs 37).

Belgrave Tecoma
Bushfire Low
23/100
 High
75/100
Crime Moderate
64/100
 Low
37/100
Flood Moderate
53/100
 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 Tecoma
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 2 1
Rated below peers 1 0

Schools in Belgrave

  • Belgrave Heights Christian School Independent · Combined at peers
  • Mater Christi College Catholic · Secondary at peers
  • St Thomas More's School Catholic · Primary below peers

Schools in Tecoma

  • Tecoma Primary School Government · Primary at peers

Amenities in the suburb

Belgrave Tecoma
Supermarkets 1 0
Cafes & restaurants 20 2
Parks & reserves 13 1
Childcare 4 3
GPs 2 1
Pharmacies 1 0
Police stations 1 0
Banks & Bank@Post 2 0
Waterways 13 9

Mobility

Belgrave sits further from the CBD (47.7 km vs 44.8 km).

Belgrave Tecoma
Walkability score 84/100 74/100
Distance to Melbourne 47.7 km
+6% vs other
 44.8 km
Drive time (normal traffic) 50 min 48 min
Public transport score 92/100
Rail · Bus
 88/100
Rail · Bus
Peak arrivals per hour 66.2
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 Tecoma
Car (driver) 55.2% / 56.4%
Belgrave — Car (driver): 55.2% Tecoma — Car (driver): 56.4%
Worked from Home 36.8% / 35.5%
Belgrave — Worked from Home: 36.8% Tecoma — Worked from Home: 35.5%
Train 3.3% / 3.5%
Belgrave — Train: 3.3% Tecoma — Train: 3.5%
Car (passenger) 2.7% / 2.7%
Belgrave — Car (passenger): 2.7% Tecoma — Car (passenger): 2.7%
Walked Only 1.1% / 1.2%
Belgrave — Walked Only: 1.1% Tecoma — Walked Only: 1.2%

Bars are drawn against the largest share shown (56.4%).

Setting

Belgrave Tecoma
Elevation 221 m
above sea level, at the suburb centre
 210 m
above sea level, at the suburb centre
Distance to the ocean 25.8 km 25.3 km

NBN connectivity

Belgrave Tecoma
Connectivity score 81/100 78/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 51%
1,889 premises
 50%
983 premises

Climate

Belgrave 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 Tecoma
PM2.5 —
same for both
PM10 15.5 µg/m³
same for both
NO₂ —
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Belgrave

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

Tecoma

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

More comparisons

Other comparisons with Belgrave

Belgrave vs Belgrave South Belgrave vs Selby Belgrave vs Belgrave Heights Belgrave vs Sherbrooke

Other comparisons with Tecoma

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