Beveridge vs Eden Park

Beveridge is the younger of the two, with a median age of 32 against 45 in Eden Park. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Eden Park: a median of $1.2 million, against $638,000 in Beveridge. On these figures, Beveridge tends to suit 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

Beveridge

ahead on 3 of the 6 things we measure here

  • has more childcare (6 vs 0)
  • has more parks and reserves (3 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • But Eden Park carries lower crime risk (22/100 vs 88/100)

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

First-home buyers

They split

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

  • Beveridge has cheaper houses ($638,000 vs $1,200,000)
  • Eden Park has cheaper land ($290,000 vs $614,750)

Weighs house prices, land prices, and mortgage stress.

Renters

Beveridge

ahead on the one thing that separates them

  • has a bigger rental market to choose from (18% vs 3%)

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

Commuting to the city

Beveridge

ahead on 3 of the 4 things we measure here

  • is more walkable (30/100 vs 0/100)
  • has a shorter drive in (46 min vs 58 min)
  • sits closer to the CBD (53 km vs 55.6 km)

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

Downsizers and retirees

Eden Park

ahead on 2 of the 4 things we measure here

  • carries lower crime risk (22/100 vs 88/100)
  • has more residents already 65 and over (16% vs 6%)
  • But Beveridge is more walkable (30/100 vs 0/100)

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

Investors

Beveridge

ahead on the one thing that separates them

  • is growing faster (99.2% vs -0.8%)

Weighs population growth.

Where they sit

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

Beveridge Eden Park
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.

Beveridge Eden Park
Walkability 30 / 0
Beveridge — Walkability: 30/100 Eden Park — Walkability: 0/100
Safety 12 / 78
Beveridge — Safety: 12/100 Eden Park — Safety: 78/100
Low fire risk 34 / 100
Beveridge — Low fire risk: 34/100 Eden Park — Low fire risk: 100/100
Low flood risk 53 / 100
Beveridge — Low flood risk: 53/100 Eden Park — Low flood risk: 100/100

Demographics

Beveridge has more residents (4,642 vs 1,194); Eden Park skews older (45 vs 32).

Beveridge Eden Park
Population 4,642
+74% vs other
 1,194
Population trend (2016 → 2021) +99.2% -0.8%
Median age 32 45
Median household income $117,832/yr
+4% vs other
 $112,736/yr
Median weekly rent $400/wk
+5% vs other
 $381/wk

Age profile

Share of residents in each band, 2021 Census.

Beveridge Eden Park
0-4 10.7% / 3.4%
Beveridge — 0-4: 10.7% Eden Park — 0-4: 3.4%
5-14 16.5% / 15.0%
Beveridge — 5-14: 16.5% Eden Park — 5-14: 15.0%
15-19 5.5% / 7.0%
Beveridge — 15-19: 5.5% Eden Park — 15-19: 7.0%
20-24 5.0% / 5.3%
Beveridge — 20-24: 5.0% Eden Park — 20-24: 5.3%
25-34 19.4% / 6.6%
Beveridge — 25-34: 19.4% Eden Park — 25-34: 6.6%
35-44 17.4% / 11.2%
Beveridge — 35-44: 17.4% Eden Park — 35-44: 11.2%
45-54 11.7% / 18.6%
Beveridge — 45-54: 11.7% Eden Park — 45-54: 18.6%
55-64 7.6% / 16.4%
Beveridge — 55-64: 7.6% Eden Park — 55-64: 16.4%
65-74 4.8% / 11.1%
Beveridge — 65-74: 4.8% Eden Park — 65-74: 11.1%
75-84 1.4% / 4.1%
Beveridge — 75-84: 1.4% Eden Park — 75-84: 4.1%
85+ 0.2% / 0.7%
Beveridge — 85+: 0.2% Eden Park — 85+: 0.7%

Bars are drawn against the largest share shown (19.4%).

Who lives together

Household composition, 2021 Census.

Beveridge 70.7% couple families
Beveridge — Couple Families: 70.7% Beveridge — Lone Person: 14.0% Beveridge — One Parent Families: 12.7% Beveridge — Group Household: 1.9% Beveridge — Other Families: 0.6%
Eden Park 65.7% couple families
Eden Park — Couple Families: 65.7% Eden Park — Lone Person: 18.7% Eden Park — One Parent Families: 13.1% Eden Park — Group Household: 1.1% Eden Park — Other Families: 1.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beveridge 17.7% renting
Beveridge — Owned Outright: 15.9% Beveridge — Mortgage: 66.4% Beveridge — Renting: 17.7%
Eden Park 3.1% renting
Eden Park — Owned Outright: 46.6% Eden Park — Mortgage: 50.3% Eden Park — Renting: 3.1%
Owned outright Mortgage Renting

Qualifications

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

Beveridge Eden Park
Certificate III & IV 15.0% / 18.0%
Beveridge — Certificate III & IV: 15.0% Eden Park — Certificate III & IV: 18.0%
Bachelor Degree 9.1% / 10.4%
Beveridge — Bachelor Degree: 9.1% Eden Park — Bachelor Degree: 10.4%
Advanced Diploma / Diploma 9.0% / 8.7%
Beveridge — Advanced Diploma / Diploma: 9.0% Eden Park — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 3.3% / 1.6%
Beveridge — Postgraduate Degree: 3.3% Eden Park — Postgraduate Degree: 1.6%
Graduate Diploma / Certificate 1.7% / 1.9%
Beveridge — Graduate Diploma / Certificate: 1.7% Eden Park — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (18.0%).

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.

Beveridge Eden Park
India 7.0% / 0.3%
Beveridge — India: 7.0% Eden Park — India: 0.3%
England 1.9% / 4.3%
Beveridge — England: 1.9% Eden Park — England: 4.3%
New Zealand 2.2% / 1.1%
Beveridge — New Zealand: 2.2% Eden Park — New Zealand: 1.1%
Italy 0.8% / 1.8%
Beveridge — Italy: 0.8% Eden Park — Italy: 1.8%
Philippines 0.9% / 0.3%
Beveridge — Philippines: 0.9% Eden Park — Philippines: 0.3%
South Africa — / 0.9%
Beveridge — South Africa: not among its largest Eden Park — South Africa: 0.9%
Iraq 0.8% / —
Beveridge — Iraq: 0.8% Eden Park — Iraq: not among its largest
Germany — / 0.4%
Beveridge — Germany: not among its largest Eden Park — Germany: 0.4%

Bars are drawn against the largest share shown (7.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beveridge 99.6% houses
Beveridge — Houses: 99.6% Beveridge — Townhouses: 0.8%
Eden Park 100.0% houses
Eden Park — Houses: 100.0% Eden Park — Townhouses: 0.0%
Houses Townhouses

Property market

Beveridge Eden Park
Median house price $638,000 $1,200,000
Median unit price —
same for both
Median land price $614,750 $290,000
Typical days to sell (houses) 56 days
from 211 sales
 36 days
from 6 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.

Beveridge Eden Park
3 bed $548K / $1.21M
Beveridge — 3 bed: $548K (36 sales) Eden Park — 3 bed: $1.21M (8 sales)

36 vs 8 sales

4 bed $640K / $958K
Beveridge — 4 bed: $640K (230 sales) Eden Park — 4 bed: $958K (10 sales)

230 vs 10 sales

Zoning mix

Eden Park has more land zoned for conservation (35% vs 11%); Eden Park has more rural and farming land (65% vs 46%).

Beveridge Eden Park
Rural and farming 46% 65%
Residential 37% 0%
Environmental 11% 35%
Infrastructure and transport 4% 0%
Other and special use 2% 0%
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

Beveridge Eden Park
New dwellings approved 1,074
across Mitchell
 2,632
across Whittlesea
Approvals change year on year +70% -28%

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.

Beveridge Eden Park
Houses 3.9%
$500/wk on $670K
 —
Units —
same for both

Ranking within VIC

Beveridge Eden Park
House price Higher than 31% of VIC —
Income Higher than 90% of VIC Higher than 86% of VIC
Schools —
same for both
Walkability Higher than 82% of VIC Higher than 32% of VIC
Affordability Higher than 96% of VIC —
EV adoption Higher than 70% of VIC
same for both
NBN connectivity Higher than 96% of VIC Higher than 73% of VIC
Rental yield (houses) Higher than 60% of VIC —

Liveability

Beveridge is more walkable (30 vs 0); Eden Park scores higher overall (63 vs 38).

Beveridge Eden Park
Grade C B
Score 38/100 63/100
Socio-economic band advantaged area
decile 7/10
 advantaged area
decile 8/10

Risk profile

Beveridge carries more bushfire risk (66 vs 0); Beveridge carries more flood risk (47 vs 0).

Beveridge Eden Park
Bushfire Moderate
66/100
 None
0/100
Crime High
88/100
 Low
22/100
Flood Moderate
47/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 0
within 5 km

Schools

Beveridge Eden Park
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Beveridge

  • Beveridge Primary School Government · Primary below peers
  • Beveridge Primary School-Ambrosia Campus Government · Primary

Schools in Eden Park

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

Amenities in the suburb

Beveridge Eden Park
Cafes & restaurants 1 0
Parks & reserves 3 0
Childcare 6 0
Banks & Bank@Post 1 0
Waterways 6 0

Mobility

Eden Park sits further from the CBD (55.6 km vs 53 km).

Beveridge Eden Park
Walkability score 30/100 0/100
Distance to Melbourne 53 km 55.6 km
+5% vs other
Drive time (normal traffic) 46 min 58 min
Electric vehicle share 0.8%
postcode 3753
 0.8%
postcode 3757
Rooftop solar per 100 dwellings 98
postcode 3753
 46
postcode 3757

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.

Beveridge Eden Park
Car (driver) 74.8% / 67.8%
Beveridge — Car (driver): 74.8% Eden Park — Car (driver): 67.8%
Worked from Home 19.1% / 26.2%
Beveridge — Worked from Home: 19.1% Eden Park — Worked from Home: 26.2%
Car (passenger) 4.0% / 3.7%
Beveridge — Car (passenger): 4.0% Eden Park — Car (passenger): 3.7%
Train 1.1% / 2.3%
Beveridge — Train: 1.1% Eden Park — Train: 2.3%
Walked Only 0.9% / —
Beveridge — Walked Only: 0.9% Eden Park — Walked Only: not among its largest

Bars are drawn against the largest share shown (74.8%).

Setting

Beveridge Eden Park
Elevation 266 m
above sea level, at the suburb centre
 248 m
above sea level, at the suburb centre
Distance to the ocean 40.7 km 40.2 km

NBN connectivity

Beveridge Eden Park
Connectivity score 91/100 43/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 88%
1,847 premises
 2%
436 premises

Climate

Beveridge Eden Park
Annual rainfall 518 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.0°C
same for both

Air quality (annual mean)

Beveridge Eden Park
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Beveridge Eden Park
Average residential rate $1,947/yr $1,899/yr
Council Mitchell Whittlesea

Federal electorate

Beveridge Eden Park
Division Mcewen
same for both
Member Rob Mitchell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beveridge Eden Park
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Beveridge

Acreage Family Outer Quiet Young Families

Eden Park

Acreage Outer

More comparisons

Other comparisons with Beveridge

Beveridge vs Mickleham Beveridge vs Wallan Beveridge vs Kalkallo Beveridge vs Donnybrook Beveridge vs Upper Plenty Beveridge vs Darraweit Guim

Other comparisons with Eden Park

Eden Park vs Whittlesea Eden Park vs Upper Plenty Eden Park vs Yan Yean Eden Park vs Woodstock
Full data on Beveridge Full data on Eden Park
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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