Bellbrae vs Jan Juc

Jan Juc is the younger of the two, with a median age of 40 against 52 in Bellbrae. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bellbrae, about half of households are couple families. In Jan Juc, most households are couple families. Houses cost more in Bellbrae: a median of $2.44 million, against $1.28 million in Jan Juc, though rent is higher in Jan Juc. On these figures, Bellbrae tends to suit people living alone and older residents, while Jan Juc suits families with children and buyers on a tighter budget.

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

Jan Juc

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (4 vs 1)
  • is already more of a family suburb (67% vs 58%)

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

First-home buyers

Jan Juc

ahead on 3 of the 3 things we measure here

  • has cheaper houses ($1,280,000 vs $2,440,000)
  • has cheaper land ($1,050,000 vs $1,830,000)
  • leaves households under less mortgage stress (21% vs 34%)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Bellbrae has cheaper rent ($380/wk vs $473/wk)
  • Jan Juc has a bigger rental market to choose from (20% vs 7%)

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

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Bellbrae sits closer to the CBD (102 km vs 105.2 km)
  • Jan Juc is more walkable (55/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Bellbrae has more residents already 65 and over (36% vs 14%)
  • Jan Juc is more walkable (55/100 vs 0/100)

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

Investors

Bellbrae

ahead on the one thing that separates them

  • is growing faster (55.6% vs 12.7%)

Weighs population growth.

Where they sit

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

Bellbrae Jan Juc
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.

Bellbrae Jan Juc
Walkability 0 / 55
Bellbrae — Walkability: 0/100 Jan Juc — Walkability: 55/100
Safety 83 / 81
Bellbrae — Safety: 83/100 Jan Juc — Safety: 81/100
Low fire risk 21 / 100
Bellbrae — Low fire risk: 21/100 Jan Juc — Low fire risk: 100/100
Low flood risk 77 / 67
Bellbrae — Low flood risk: 77/100 Jan Juc — Low flood risk: 67/100

Demographics

Jan Juc has more residents (4,151 vs 1,346); Jan Juc has higher household incomes ($122,720 vs $80,912).

Bellbrae Jan Juc
Population 1,346 4,151
+208% vs other
Population trend (2016 → 2021) +55.6% +12.7%
Median age 52 40
Median household income $80,912/yr $122,720/yr
+52% vs other
Median weekly rent $380/wk $473/wk
+24% vs other

Age profile

Share of residents in each band, 2021 Census.

Bellbrae Jan Juc
0-4 3.8% / 5.9%
Bellbrae — 0-4: 3.8% Jan Juc — 0-4: 5.9%
5-14 13.7% / 15.7%
Bellbrae — 5-14: 13.7% Jan Juc — 5-14: 15.7%
15-19 5.3% / 6.1%
Bellbrae — 15-19: 5.3% Jan Juc — 15-19: 6.1%
20-24 2.0% / 4.3%
Bellbrae — 20-24: 2.0% Jan Juc — 20-24: 4.3%
25-34 5.0% / 10.4%
Bellbrae — 25-34: 5.0% Jan Juc — 25-34: 10.4%
35-44 12.1% / 15.4%
Bellbrae — 35-44: 12.1% Jan Juc — 35-44: 15.4%
45-54 10.5% / 16.0%
Bellbrae — 45-54: 10.5% Jan Juc — 45-54: 16.0%
55-64 12.5% / 12.6%
Bellbrae — 55-64: 12.5% Jan Juc — 55-64: 12.6%
65-74 13.5% / 9.9%
Bellbrae — 65-74: 13.5% Jan Juc — 65-74: 9.9%
75-84 15.2% / 3.1%
Bellbrae — 75-84: 15.2% Jan Juc — 75-84: 3.1%
85+ 6.8% / 0.5%
Bellbrae — 85+: 6.8% Jan Juc — 85+: 0.5%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Bellbrae 50.5% couple families
Bellbrae — Couple Families: 50.5% Bellbrae — Lone Person: 38.2% Bellbrae — One Parent Families: 7.6% Bellbrae — Group Household: 2.7% Bellbrae — Other Families: 1.0%
Jan Juc 56.0% couple families
Jan Juc — Couple Families: 56.0% Jan Juc — Lone Person: 24.9% Jan Juc — One Parent Families: 11.1% Jan Juc — Group Household: 7.2% Jan Juc — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bellbrae 6.8% renting
Bellbrae — Owned Outright: 57.2% Bellbrae — Mortgage: 35.9% Bellbrae — Renting: 6.8%
Jan Juc 19.7% renting
Jan Juc — Owned Outright: 39.3% Jan Juc — Mortgage: 41.0% Jan Juc — Renting: 19.7%
Owned outright Mortgage Renting

Qualifications

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

Bellbrae Jan Juc
Bachelor Degree 16.6% / 22.0%
Bellbrae — Bachelor Degree: 16.6% Jan Juc — Bachelor Degree: 22.0%
Certificate III & IV 10.0% / 10.9%
Bellbrae — Certificate III & IV: 10.0% Jan Juc — Certificate III & IV: 10.9%
Advanced Diploma / Diploma 9.3% / 8.3%
Bellbrae — Advanced Diploma / Diploma: 9.3% Jan Juc — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 5.0% / 6.5%
Bellbrae — Postgraduate Degree: 5.0% Jan Juc — Postgraduate Degree: 6.5%
Graduate Diploma / Certificate 1.9% / 3.9%
Bellbrae — Graduate Diploma / Certificate: 1.9% Jan Juc — Graduate Diploma / Certificate: 3.9%

Bars are drawn against the largest share shown (22.0%).

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.

Bellbrae Jan Juc
England 5.6% / 2.7%
Bellbrae — England: 5.6% Jan Juc — England: 2.7%
New Zealand 0.4% / 1.1%
Bellbrae — New Zealand: 0.4% Jan Juc — New Zealand: 1.1%
Germany 0.7% / 0.5%
Bellbrae — Germany: 0.7% Jan Juc — Germany: 0.5%
Netherlands 0.7% / 0.5%
Bellbrae — Netherlands: 0.7% Jan Juc — Netherlands: 0.5%
Scotland 0.7% / 0.4%
Bellbrae — Scotland: 0.7% Jan Juc — Scotland: 0.4%
South Africa 0.7% / 0.3%
Bellbrae — South Africa: 0.7% Jan Juc — South Africa: 0.3%

Bars are drawn against the largest share shown (5.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bellbrae 98.2% houses
Bellbrae — Houses: 98.2% Bellbrae — Townhouses: 0.0% Bellbrae — Flats / Apartments: 1.8%
Jan Juc 96.0% houses
Jan Juc — Houses: 96.0% Jan Juc — Townhouses: 3.5% Jan Juc — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Bellbrae Jan Juc
Median house price $2,440,000 $1,280,000
Median unit price —
same for both
Median land price $1,830,000 $1,050,000
Typical days to sell (houses) 60 days
from 4 sales
 40 days
from 51 sales

Zoning mix

Bellbrae has more rural and farming land (82% vs 16%); Bellbrae has more land zoned for conservation (11% vs 0%).

Bellbrae Jan Juc
Rural and farming 82% 16%
Residential 4% 61%
Parks and recreation 1% 12%
Environmental 11% 0%
Other and special use 0% 9%
Infrastructure and transport 1% 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

Bellbrae Jan Juc
New dwellings approved 300
across Surf Coast
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.

Bellbrae Jan Juc
Houses — 2.3%
$755/wk on $1.69M
Units —
same for both

Ranking within VIC

Bellbrae Jan Juc
House price — Higher than 85% of VIC
Income Higher than 48% of VIC —
Schools —
same for both
Walkability Higher than 52% of VIC Higher than 87% of VIC
Affordability —
same for both
EV adoption Higher than 92% of VIC
same for both
NBN connectivity Higher than 76% of VIC Higher than 81% of VIC
Rental yield (houses) — Higher than 2% of VIC

Liveability

Jan Juc is more walkable (55 vs 0); Jan Juc scores higher overall (79 vs 56).

Bellbrae Jan Juc
Grade B A
Score 56/100 79/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bellbrae carries more bushfire risk (79 vs 0); Jan Juc carries more flood risk (33 vs 23).

Bellbrae Jan Juc
Bushfire High
79/100
 None
0/100
Crime Low
17/100
 Low
19/100
Flood Low
23/100
 Low
33/100
Coastal erosion None
0/100
 Low
36/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Bellbrae Jan Juc
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Bellbrae

  • Bellbrae Primary School Government · Primary below peers

Schools in Jan Juc

  • Christian College Geelong - Surf Coast Campus Independent · Combined

Amenities in the suburb

Bellbrae Jan Juc
Cafes & restaurants 2 1
Parks & reserves 1 4
Childcare 1 3
GPs 0 1
EV chargers 0 1
Beaches 0 1
Waterways 3 4

Mobility

Jan Juc sits further from the CBD (105.2 km vs 102 km).

Bellbrae Jan Juc
Walkability score 0/100 55/100
Distance to Melbourne 102 km 105.2 km
+3% vs other
Drive time (normal traffic) 85 min 84 min
Public transport score 21/100 62/100
Peak arrivals per hour 1.5
7-9am + 5-7pm
 18.0
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.7%
postcode 3228
same for both
Rooftop solar per 100 dwellings 41
postcode 3228
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.

Bellbrae Jan Juc
Car (driver) 58.6% / 57.8%
Bellbrae — Car (driver): 58.6% Jan Juc — Car (driver): 57.8%
Worked from Home 34.9% / 35.5%
Bellbrae — Worked from Home: 34.9% Jan Juc — Worked from Home: 35.5%
Car (passenger) 2.9% / 3.8%
Bellbrae — Car (passenger): 2.9% Jan Juc — Car (passenger): 3.8%
Walked Only 3.6% / 1.7%
Bellbrae — Walked Only: 3.6% Jan Juc — Walked Only: 1.7%
Bicycle — / 0.6%
Bellbrae — Bicycle: not among its largest Jan Juc — Bicycle: 0.6%

Bars are drawn against the largest share shown (58.6%).

Setting

Bellbrae Jan Juc
Elevation 83 m
above sea level, at the suburb centre
 27 m
above sea level, at the suburb centre
Distance to the ocean 5.2 km 770 m
820 m to a named beach

NBN connectivity

Bellbrae Jan Juc
Connectivity score 62/100 72/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 47%
578 premises
 49%
2,035 premises

Climate

Bellbrae Jan Juc
Annual rainfall 599 mm
same for both
Summer max (Jan) 23.2°C
same for both
Winter min (Jul) 7.6°C
same for both

Air quality (annual mean)

Bellbrae Jan Juc
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Bellbrae Jan Juc
Average residential rate $2,314/yr
same for both
Council Surf Coast
same for both

Federal electorate

Bellbrae Jan Juc
Division Corangamite
same for both
Member Libby Coker
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bellbrae Jan Juc
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bellbrae

Acreage Luxury Retirees

Jan Juc

Beach Coastal Large Blocks Parks Premium Professionals Quiet

More comparisons

Other comparisons with Bellbrae

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Other comparisons with Jan Juc

Jan Juc vs Torquay Jan Juc vs Bells Beach
Full data on Bellbrae Full data on Jan Juc
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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