Bells Beach vs Jan Juc

Jan Juc is the younger of the two, with a median age of 40 against 48 in Bells Beach. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Bells Beach tends to suit couples and older residents, while Jan Juc suits families with children.

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 3 of the 6 things we measure here

  • has more parks and reserves (4 vs 0)
  • carries lower crime risk (19/100 vs 79/100)
  • has more childcare (3 vs 0)
  • But Bells Beach is already more of a family suburb (86% vs 67%)

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

First-home buyers

Too close to call

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

Weighs mortgage stress.

Renters

Jan Juc

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (20% vs 9%)
  • has cheaper rent ($473/wk vs $525/wk)

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

Commuting to the city

Jan Juc

ahead on the one thing that separates them

  • is more walkable (55/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Jan Juc

ahead on 2 of the 4 things we measure here

  • is more walkable (55/100 vs 0/100)
  • carries lower crime risk (19/100 vs 79/100)
  • But Bells Beach has more residents already 65 and over (26% vs 14%)

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

Bells Beach 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.

Bells Beach 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.

Bells Beach Jan Juc
Walkability 0 / 55
Bells Beach — Walkability: 0/100 Jan Juc — Walkability: 55/100
Safety 21 / 81
Bells Beach — Safety: 21/100 Jan Juc — Safety: 81/100
Low fire risk 10 / 100
Bells Beach — Low fire risk: 10/100 Jan Juc — Low fire risk: 100/100
Low flood risk 100 / 67
Bells Beach — Low flood risk: 100/100 Jan Juc — Low flood risk: 67/100

Demographics

Jan Juc has more residents (4,151 vs 151); Bells Beach skews older (48 vs 40).

Bells Beach Jan Juc
Population 151 4,151
+2649% vs other
Population trend (2016 → 2021) +16.2% +12.7%
Median age 48 40
Median household income $135,200/yr
+9% vs other
 $122,720/yr
Median weekly rent $525/wk
+10% vs other
 $473/wk

Age profile

Share of residents in each band, 2021 Census.

Bells Beach Jan Juc
0-4 5.3% / 5.9%
Bells Beach — 0-4: 5.3% Jan Juc — 0-4: 5.9%
5-14 10.6% / 15.7%
Bells Beach — 5-14: 10.6% Jan Juc — 5-14: 15.7%
15-19 6.0% / 6.1%
Bells Beach — 15-19: 6.0% Jan Juc — 15-19: 6.1%
20-24 2.0% / 4.3%
Bells Beach — 20-24: 2.0% Jan Juc — 20-24: 4.3%
25-34 5.3% / 10.4%
Bells Beach — 25-34: 5.3% Jan Juc — 25-34: 10.4%
35-44 10.6% / 15.4%
Bells Beach — 35-44: 10.6% Jan Juc — 35-44: 15.4%
45-54 16.6% / 16.0%
Bells Beach — 45-54: 16.6% Jan Juc — 45-54: 16.0%
55-64 13.9% / 12.6%
Bells Beach — 55-64: 13.9% Jan Juc — 55-64: 12.6%
65-74 19.2% / 9.9%
Bells Beach — 65-74: 19.2% Jan Juc — 65-74: 9.9%
75-84 7.3% / 3.1%
Bells Beach — 75-84: 7.3% Jan Juc — 75-84: 3.1%
85+ — / 0.5%
Bells Beach — 85+: not among its largest Jan Juc — 85+: 0.5%

Bars are drawn against the largest share shown (19.2%).

Who lives together

Household composition, 2021 Census.

Bells Beach 85.7% couple families
Bells Beach — Couple Families: 85.7% Bells Beach — Lone Person: 14.3% Bells Beach — One Parent Families: 0.0% Bells Beach — Group Household: 0.0% Bells Beach — Other Families: 0.0%
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.

Bells Beach 9.3% renting
Bells Beach — Owned Outright: 58.1% Bells Beach — Mortgage: 32.6% Bells Beach — Renting: 9.3%
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

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.

Bells Beach Jan Juc
England 6.6% / 2.7%
Bells Beach — England: 6.6% Jan Juc — England: 2.7%
New Zealand — / 1.1%
Bells Beach — New Zealand: not among its largest Jan Juc — New Zealand: 1.1%
Germany — / 0.5%
Bells Beach — Germany: not among its largest Jan Juc — Germany: 0.5%
Netherlands — / 0.5%
Bells Beach — Netherlands: not among its largest Jan Juc — Netherlands: 0.5%
Scotland — / 0.4%
Bells Beach — Scotland: not among its largest Jan Juc — Scotland: 0.4%

Bars are drawn against the largest share shown (6.6%).

Qualifications

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

Bells Beach Jan Juc
Bachelor Degree 27.2% / 22.0%
Bells Beach — Bachelor Degree: 27.2% Jan Juc — Bachelor Degree: 22.0%
Certificate III & IV 9.9% / 10.9%
Bells Beach — Certificate III & IV: 9.9% Jan Juc — Certificate III & IV: 10.9%
Advanced Diploma / Diploma 10.6% / 8.3%
Bells Beach — Advanced Diploma / Diploma: 10.6% Jan Juc — Advanced Diploma / Diploma: 8.3%
Graduate Diploma / Certificate 5.3% / 3.9%
Bells Beach — Graduate Diploma / Certificate: 5.3% Jan Juc — Graduate Diploma / Certificate: 3.9%
Postgraduate Degree 2.6% / 6.5%
Bells Beach — Postgraduate Degree: 2.6% Jan Juc — Postgraduate Degree: 6.5%

Bars are drawn against the largest share shown (27.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bells Beach 100.0% houses
Bells Beach — Houses: 100.0% Bells Beach — Townhouses: 0.0% Bells Beach — Flats / Apartments: 0.0%
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

Bells Beach Jan Juc
Median house price — $1,280,000
Median unit price —
same for both
Median land price — $1,050,000
Typical days to sell (houses) — 40 days
from 51 sales

Zoning mix

Bells Beach has more land zoned for conservation (68% vs 0%); Jan Juc has more rural and farming land (16% vs 0%).

Bells Beach Jan Juc
Environmental 68% 0%
Residential 0% 61%
Parks and recreation 32% 12%
Rural and farming 0% 16%
Other and special use 0% 9%
Infrastructure and transport 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

Bells Beach 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.

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

Ranking within VIC

Bells Beach Jan Juc
House price — Higher than 85% of VIC
Income Higher than 95% of VIC —
Schools —
same for both
Walkability Higher than 37% 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 31% of VIC Higher than 81% of VIC
Rental yield (houses) — Higher than 2% of VIC

Liveability

Jan Juc is more walkable (55 vs 0).

Bells Beach Jan Juc
Grade — A
Score — 79/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bells Beach carries more bushfire risk (90 vs 0); Jan Juc carries more flood risk (33 vs 0).

Bells Beach Jan Juc
Bushfire High
90/100
 None
0/100
Crime High
79/100
 Low
19/100
Flood None
0/100
 Low
33/100
Coastal erosion Moderate
62/100
 Low
36/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

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

Schools in Bells Beach

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

Schools in Jan Juc

  • Christian College Geelong - Surf Coast Campus Independent · Combined

Amenities in the suburb

Bells Beach Jan Juc
Cafes & restaurants 0 1
Parks & reserves 0 4
Childcare 0 3
GPs 0 1
EV chargers 0 1
Beaches 1
same for both
Waterways 0 4

Mobility

Bells Beach Jan Juc
Walkability score 0/100 55/100
Distance to Melbourne 106 km 105.2 km
Drive time (normal traffic) 83 min 84 min
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.

Bells Beach Jan Juc
Car (driver) 59.4% / 57.8%
Bells Beach — Car (driver): 59.4% Jan Juc — Car (driver): 57.8%
Worked from Home 32.8% / 35.5%
Bells Beach — Worked from Home: 32.8% Jan Juc — Worked from Home: 35.5%
Car (passenger) 7.8% / 3.8%
Bells Beach — Car (passenger): 7.8% Jan Juc — Car (passenger): 3.8%
Walked Only — / 1.7%
Bells Beach — Walked Only: not among its largest Jan Juc — Walked Only: 1.7%
Bicycle — / 0.6%
Bells Beach — Bicycle: not among its largest Jan Juc — Bicycle: 0.6%

Bars are drawn against the largest share shown (59.4%).

Setting

Bells Beach Jan Juc
Elevation 63 m
above sea level, at the suburb centre
 27 m
above sea level, at the suburb centre
Distance to the ocean 726 m
1.0 km to a named beach
 770 m
820 m to a named beach

NBN connectivity

Bells Beach Jan Juc
Connectivity score 27/100 72/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
59 premises
 49%
2,035 premises

Climate

Bells Beach 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)

Bells Beach 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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Bells Beach

Beach Coastal Professionals Retirees Rural

Jan Juc

Beach Coastal Large Blocks Parks Premium Professionals Quiet

More comparisons

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Bells Beach vs Anglesea Bells Beach vs Bellbrae

Other comparisons with Jan Juc

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