Bochara vs Hensley Park

Hensley Park is the younger of the two, with a median age of 40 against 47 in Bochara. 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, Bochara tends to suit couples, while Hensley Park suits families with children and older residents.

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

Bochara

ahead on the one thing that separates them

  • is already more of a family suburb (100% vs 65%)

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

First-home buyers

Bochara

ahead on the one thing that separates them

  • leaves households under less mortgage stress (10% vs 28%)

Weighs mortgage stress.

Renters

Bochara

ahead on the one thing that separates them

  • has cheaper rent ($180/wk vs $231/wk)

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

Commuting to the city

Hensley Park

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (313 km vs 324 km)
  • has a shorter drive in (220 min vs 227 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Hensley Park

ahead on the one thing that separates them

  • has more residents already 65 and over (27% vs 14%)

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

Investors

Hensley Park

ahead on the one thing that separates them

  • is growing faster (27.1% vs 3.7%)

Weighs population growth.

Where they sit

Bochara and Hensley 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.

Bochara Hensley 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.

Bochara Hensley Park
Walkability 0 / 0
Bochara — Walkability: 0/100 Hensley Park — Walkability: 0/100
Safety 67 / 72
Bochara — Safety: 67/100 Hensley Park — Safety: 72/100
Low fire risk 100 / 89
Bochara — Low fire risk: 100/100 Hensley Park — Low fire risk: 89/100
Low flood risk 100 / 100
Bochara — Low flood risk: 100/100 Hensley Park — Low flood risk: 100/100

Demographics

Hensley Park rents higher ($231/wk vs $180/wk); Bochara skews older (47 vs 40).

Bochara Hensley Park
Population 84
+11% vs other
 75
Population trend (2016 → 2021) +3.7% +27.1%
Median age 47 40
Median household income $87,724/yr
+2% vs other
 $85,748/yr
Median weekly rent $180/wk $231/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Bochara Hensley Park
0-4 — / 10.7%
Bochara — 0-4: not among its largest Hensley Park — 0-4: 10.7%
5-14 20.2% / 14.7%
Bochara — 5-14: 20.2% Hensley Park — 5-14: 14.7%
15-19 13.1% / 12.0%
Bochara — 15-19: 13.1% Hensley Park — 15-19: 12.0%
20-24 — / 10.7%
Bochara — 20-24: not among its largest Hensley Park — 20-24: 10.7%
25-34 — / 13.3%
Bochara — 25-34: not among its largest Hensley Park — 25-34: 13.3%
35-44 — / 10.7%
Bochara — 35-44: not among its largest Hensley Park — 35-44: 10.7%
45-54 16.7% / 6.7%
Bochara — 45-54: 16.7% Hensley Park — 45-54: 6.7%
55-64 22.6% / 13.3%
Bochara — 55-64: 22.6% Hensley Park — 55-64: 13.3%
65-74 9.5% / 20.0%
Bochara — 65-74: 9.5% Hensley Park — 65-74: 20.0%
75-84 4.8% / 6.7%
Bochara — 75-84: 4.8% Hensley Park — 75-84: 6.7%
85+ — / —
Bochara — 85+: not among its largest Hensley Park — 85+: not among its largest

Bars are drawn against the largest share shown (22.6%).

Who lives together

Household composition, 2021 Census.

Bochara 100.0% couple families
Bochara — Couple Families: 100.0% Bochara — Lone Person: 0.0%
Hensley Park 64.7% couple families
Hensley Park — Couple Families: 64.7% Hensley Park — Lone Person: 35.3%
Couple Families Lone Person

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bochara 14.3% renting
Bochara — Owned Outright: 71.4% Bochara — Mortgage: 14.3% Bochara — Renting: 14.3%
Hensley Park 14.8% renting
Hensley Park — Owned Outright: 51.9% Hensley Park — Mortgage: 33.3% Hensley Park — Renting: 14.8%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Bochara 100.0% houses
Bochara — Houses: 100.0%
Hensley Park 100.0% houses
Hensley Park — Houses: 100.0%
Houses

Qualifications

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

Bochara Hensley Park
Bachelor Degree 17.9% / 10.7%
Bochara — Bachelor Degree: 17.9% Hensley Park — Bachelor Degree: 10.7%
Certificate III & IV 10.7% / 12.0%
Bochara — Certificate III & IV: 10.7% Hensley Park — Certificate III & IV: 12.0%
Advanced Diploma / Diploma 7.1% / 9.3%
Bochara — Advanced Diploma / Diploma: 7.1% Hensley Park — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 6.0% / 5.3%
Bochara — Postgraduate Degree: 6.0% Hensley Park — Postgraduate Degree: 5.3%

Bars are drawn against the largest share shown (17.9%).

Zoning mix

Bochara Hensley Park
Rural and farming 99% 98%
Other and special use 0% 1%
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

Bochara Hensley Park
New dwellings approved 43
across Southern Grampians
same for both
Approvals change year on year +200%
same for both

Ranking within VIC

Bochara Hensley Park
House price —
same for both
Income Higher than 57% of VIC Higher than 56% of VIC
Schools —
same for both
Walkability Higher than 17% of VIC Higher than 37% of VIC
Affordability —
same for both
EV adoption Higher than 16% of VIC
same for both
NBN connectivity Higher than 54% of VIC Higher than 43% of VIC

Liveability

Bochara Hensley Park
Grade —
same for both
Score —
same for both
Socio-economic band advantaged area
decile 7/10
 very advantaged area
decile 9/10

Risk profile

Hensley Park carries more bushfire risk (11 vs 0).

Bochara Hensley Park
Bushfire None
0/100
 Low
11/100
Crime Low
33/100
 Low
28/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Bochara Hensley Park
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Bochara Hensley Park
Parks & reserves 2 0
Waterways 6 5

Mobility

Bochara sits further from the CBD (324 km vs 313 km).

Bochara Hensley Park
Walkability score 0/100
same for both
Distance to Melbourne 324 km
+3% vs other
 313 km
Drive time (normal traffic) 227 min 220 min
Electric vehicle share 0.2%
postcode 3301
same for both
Rooftop solar per 100 dwellings 32
postcode 3301
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.

Bochara Hensley Park
Car (driver) 53.1% / 60.4%
Bochara — Car (driver): 53.1% Hensley Park — Car (driver): 60.4%
Worked from Home 37.5% / 33.3%
Bochara — Worked from Home: 37.5% Hensley Park — Worked from Home: 33.3%
Car (passenger) 9.4% / —
Bochara — Car (passenger): 9.4% Hensley Park — Car (passenger): not among its largest
Walked Only — / 6.2%
Bochara — Walked Only: not among its largest Hensley Park — Walked Only: 6.2%

Bars are drawn against the largest share shown (60.4%).

Setting

Bochara Hensley Park
Elevation 148 m
above sea level, at the suburb centre
 231 m
above sea level, at the suburb centre

NBN connectivity

Bochara Hensley Park
Connectivity score 30/100 29/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
32 premises
 0%
40 premises

Climate

Bochara Hensley Park
Annual rainfall 604 mm
same for both
Summer max (Jan) 26.5°C
same for both
Winter min (Jul) 4.7°C
same for both

Council rates

Bochara Hensley Park
Average residential rate $1,892/yr
same for both
Council Southern Grampians
same for both

Federal electorate

Bochara Hensley Park
Division Wannon
same for both
Member Dan Tehan
same for both
Party Liberal
same for both

First Home Owner Grant

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

Tags

Bochara

Professionals Rural

Hensley Park

Family Retirees Rural Students Young Families

More comparisons

Other comparisons with Bochara

Bochara vs Hamilton Bochara vs Yulecart Bochara vs Wannon Bochara vs Bulart

Other comparisons with Hensley Park

Hensley Park vs Hamilton Hensley Park vs Cavendish Hensley Park vs Moutajup Hensley Park vs Bulart Hensley Park vs Strathkellar
Full data on Bochara Full data on Hensley Park
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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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