Beveridge vs Upper Plenty

Beveridge is the younger of the two, with a median age of 32 against 43 in Upper Plenty. In both, the large majority of households own their home and the large majority of homes are detached houses. In Beveridge, most households are couple families. In Upper Plenty, about half of households are couple families. Houses cost more in Upper Plenty: a median of $1.37 million, against $638,000 in Beveridge, though rent is higher in Beveridge. On these figures, Beveridge tends to suit couples and buyers on a tighter budget, while Upper Plenty suits 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

Beveridge

ahead on 3 of the 6 things we measure here

  • has more childcare (6 vs 1)
  • has more parks and reserves (3 vs 0)
  • is already more of a family suburb (83% vs 67%)
  • But Upper Plenty has more schools rated above their peers (1 vs 0)

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

First-home buyers

Beveridge

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($638,000 vs $1,370,000)
  • leaves households under less mortgage stress (21% vs 30%)

Weighs house prices and mortgage stress.

Renters

They split

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

  • Beveridge has a bigger rental market to choose from (18% vs 4%)
  • Upper Plenty has cheaper rent ($310/wk vs $400/wk)

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

Commuting to the city

Beveridge

ahead on 3 of the 3 things we measure here

  • is more walkable (30/100 vs 20/100)
  • has a shorter drive in (46 min vs 58 min)
  • sits closer to the CBD (53 km vs 66.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Upper Plenty

ahead on 2 of the 4 things we measure here

  • has more residents already 65 and over (17% vs 6%)
  • carries lower crime risk (60/100 vs 88/100)
  • But Beveridge is more walkable (30/100 vs 20/100)

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 23.9%)

Weighs population growth.

Where they sit

Beveridge and Upper Plenty 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 Upper Plenty
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 Upper Plenty
Walkability 30 / 20
Beveridge — Walkability: 30/100 Upper Plenty — Walkability: 20/100
Safety 12 / 40
Beveridge — Safety: 12/100 Upper Plenty — Safety: 40/100
Low fire risk 34 / 12
Beveridge — Low fire risk: 34/100 Upper Plenty — Low fire risk: 12/100
Low flood risk 53 / 100
Beveridge — Low flood risk: 53/100 Upper Plenty — Low flood risk: 100/100

Demographics

Beveridge has more residents (4,642 vs 415); Upper Plenty skews older (43 vs 32).

Beveridge Upper Plenty
Population 4,642
+91% vs other
 415
Population trend (2016 → 2021) +99.2% +23.9%
Median age 32 43
Median household income $117,832/yr
+26% vs other
 $87,724/yr
Median weekly rent $400/wk
+22% vs other
 $310/wk

Age profile

Share of residents in each band, 2021 Census.

Beveridge Upper Plenty
0-4 10.7% / 8.2%
Beveridge — 0-4: 10.7% Upper Plenty — 0-4: 8.2%
5-14 16.5% / 15.2%
Beveridge — 5-14: 16.5% Upper Plenty — 5-14: 15.2%
15-19 5.5% / 5.5%
Beveridge — 15-19: 5.5% Upper Plenty — 15-19: 5.5%
20-24 5.0% / 5.3%
Beveridge — 20-24: 5.0% Upper Plenty — 20-24: 5.3%
25-34 19.4% / 6.5%
Beveridge — 25-34: 19.4% Upper Plenty — 25-34: 6.5%
35-44 17.4% / 11.8%
Beveridge — 35-44: 17.4% Upper Plenty — 35-44: 11.8%
45-54 11.7% / 13.7%
Beveridge — 45-54: 11.7% Upper Plenty — 45-54: 13.7%
55-64 7.6% / 15.4%
Beveridge — 55-64: 7.6% Upper Plenty — 55-64: 15.4%
65-74 4.8% / 10.4%
Beveridge — 65-74: 4.8% Upper Plenty — 65-74: 10.4%
75-84 1.4% / 6.5%
Beveridge — 75-84: 1.4% Upper Plenty — 75-84: 6.5%
85+ 0.2% / —
Beveridge — 85+: 0.2% Upper Plenty — 85+: not among its largest

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%
Upper Plenty 51.7% couple families
Upper Plenty — Couple Families: 51.7% Upper Plenty — Lone Person: 33.3% Upper Plenty — One Parent Families: 14.9% Upper Plenty — Group Household: 0.0% Upper Plenty — Other Families: 0.0%
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%
Upper Plenty 3.9% renting
Upper Plenty — Owned Outright: 51.6% Upper Plenty — Mortgage: 44.5% Upper Plenty — Renting: 3.9%
Owned outright Mortgage Renting

Qualifications

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

Beveridge Upper Plenty
Certificate III & IV 15.0% / 14.7%
Beveridge — Certificate III & IV: 15.0% Upper Plenty — Certificate III & IV: 14.7%
Bachelor Degree 9.1% / 9.9%
Beveridge — Bachelor Degree: 9.1% Upper Plenty — Bachelor Degree: 9.9%
Advanced Diploma / Diploma 9.0% / 7.0%
Beveridge — Advanced Diploma / Diploma: 9.0% Upper Plenty — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 3.3% / 0.7%
Beveridge — Postgraduate Degree: 3.3% Upper Plenty — Postgraduate Degree: 0.7%
Graduate Diploma / Certificate 1.7% / 1.0%
Beveridge — Graduate Diploma / Certificate: 1.7% Upper Plenty — Graduate Diploma / Certificate: 1.0%

Bars are drawn against the largest share shown (15.0%).

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 Upper Plenty
India 7.0% / —
Beveridge — India: 7.0% Upper Plenty — India: not among its largest
England 1.9% / 4.6%
Beveridge — England: 1.9% Upper Plenty — England: 4.6%
South Africa — / 2.7%
Beveridge — South Africa: not among its largest Upper Plenty — South Africa: 2.7%
New Zealand 2.2% / —
Beveridge — New Zealand: 2.2% Upper Plenty — New Zealand: not among its largest
Italy 0.8% / 0.7%
Beveridge — Italy: 0.8% Upper Plenty — Italy: 0.7%
Thailand — / 1.2%
Beveridge — Thailand: not among its largest Upper Plenty — Thailand: 1.2%
Philippines 0.9% / —
Beveridge — Philippines: 0.9% Upper Plenty — Philippines: not among its largest
Iraq 0.8% / —
Beveridge — Iraq: 0.8% Upper Plenty — Iraq: not among its largest

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%
Upper Plenty 100.0% houses
Upper Plenty — Houses: 100.0% Upper Plenty — Townhouses: 0.0%
Houses Townhouses

Property market

Beveridge Upper Plenty
Median house price $638,000 $1,370,000
Median unit price —
same for both
Median land price $614,750 —
Typical days to sell (houses) 56 days
from 211 sales
 —

Zoning mix

Upper Plenty has more rural and farming land (99% vs 46%); Beveridge has more land zoned for conservation (11% vs 0%).

Beveridge Upper Plenty
Rural and farming 46% 99%
Residential 37% 0%
Environmental 11% 0%
Infrastructure and transport 4% 1%
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 Upper Plenty
New dwellings approved 1,074
across Mitchell
same for both
Approvals change year on year +70%
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.

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

Ranking within VIC

Beveridge Upper Plenty
House price Higher than 31% of VIC —
Income Higher than 90% of VIC Higher than 58% of VIC
Schools —
same for both
Walkability Higher than 82% of VIC Higher than 79% of VIC
Affordability Higher than 96% of VIC —
EV adoption Higher than 70% of VIC Higher than 54% of VIC
NBN connectivity Higher than 96% of VIC Higher than 27% of VIC
Rental yield (houses) Higher than 60% of VIC —

Liveability

Beveridge is more walkable (30 vs 20).

Beveridge Upper Plenty
Grade C —
Score 38/100 —
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Beveridge carries more flood risk (47 vs 0); Beveridge carries more crime risk (88 vs 60).

Beveridge Upper Plenty
Bushfire Moderate
66/100
 High
88/100
Crime High
88/100
 Moderate
60/100
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
 1
within 5 km

Schools

Beveridge Upper Plenty
Inside the suburb 2 1
Rated above peers 0 1
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 Upper Plenty

  • Upper Plenty Primary School Government · Primary above peers

Amenities in the suburb

Beveridge Upper Plenty
Cafes & restaurants 1 0
Parks & reserves 3 0
Childcare 6 1
Banks & Bank@Post 1 0
Waterways 6 7

Mobility

Upper Plenty sits further from the CBD (66.3 km vs 53 km).

Beveridge Upper Plenty
Walkability score 30/100 20/100
Distance to Melbourne 53 km 66.3 km
+25% vs other
Drive time (normal traffic) 46 min 58 min
Electric vehicle share 0.8%
postcode 3753
 0.6%
postcode 3756
Rooftop solar per 100 dwellings 98
postcode 3753
 53
postcode 3756

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 Upper Plenty
Car (driver) 74.8% / 59.6%
Beveridge — Car (driver): 74.8% Upper Plenty — Car (driver): 59.6%
Worked from Home 19.1% / 30.7%
Beveridge — Worked from Home: 19.1% Upper Plenty — Worked from Home: 30.7%
Car (passenger) 4.0% / 4.8%
Beveridge — Car (passenger): 4.0% Upper Plenty — Car (passenger): 4.8%
Walked Only 0.9% / 4.8%
Beveridge — Walked Only: 0.9% Upper Plenty — Walked Only: 4.8%
Train 1.1% / —
Beveridge — Train: 1.1% Upper Plenty — Train: not among its largest

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

Setting

Beveridge Upper Plenty
Elevation 266 m
above sea level, at the suburb centre
 313 m
above sea level, at the suburb centre
Distance to the ocean 40.7 km 48.1 km

NBN connectivity

Beveridge Upper Plenty
Connectivity score 91/100 26/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 88%
1,847 premises
 0%
92 premises

Climate

Beveridge Upper Plenty
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

Council rates

Beveridge Upper Plenty
Average residential rate $1,947/yr
same for both
Council Mitchell
same for both

Federal electorate

Beveridge Upper Plenty
Division Mcewen
same for both
Member Rob Mitchell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beveridge Upper Plenty
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

Upper Plenty

Family Outer River

More comparisons

Other comparisons with Beveridge

Beveridge vs Mickleham Beveridge vs Wallan Beveridge vs Kalkallo Beveridge vs Donnybrook Beveridge vs Eden Park Beveridge vs Darraweit Guim

Other comparisons with Upper Plenty

Upper Plenty vs Wallan Upper Plenty vs Whittlesea Upper Plenty vs Eden Park Upper Plenty vs Heathcote Junction Upper Plenty vs Clonbinane
Full data on Beveridge Full data on Upper Plenty
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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