Boho vs Warrenbayne

In both, the large majority of households own their home and the large majority of homes are detached houses. In Boho, most households are couple families. In Warrenbayne, most households are people living alone. On these figures, Boho tends to suit families with children and couples, while Warrenbayne 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

They split

one each way, out of the 6 things we measure here

  • Boho is already more of a family suburb (58% vs 36%)
  • Warrenbayne carries lower crime risk (28/100 vs 77/100)

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

Boho

ahead on the one thing that separates them

  • has cheaper rent ($0/wk vs $254/wk)

Weighs rent.

Commuting to the city

Boho

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (129 min vs 144 min)
  • sits closer to the CBD (189.5 km vs 209.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Boho has more residents already 65 and over (33% vs 26%)
  • Warrenbayne carries lower crime risk (28/100 vs 77/100)

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

Investors

Boho

ahead on the one thing that separates them

  • is growing faster (29.4% vs -0.7%)

Weighs population growth.

Where they sit

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

Boho Warrenbayne
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.

Boho Warrenbayne
Walkability 0 / 0
Boho — Walkability: 0/100 Warrenbayne — Walkability: 0/100
Safety 23 / 72
Boho — Safety: 23/100 Warrenbayne — Safety: 72/100
Low fire risk 57 / 100
Boho — Low fire risk: 57/100 Warrenbayne — Low fire risk: 100/100
Low flood risk 100 / 100
Boho — Low flood risk: 100/100 Warrenbayne — Low flood risk: 100/100

Demographics

Warrenbayne rents higher ($254/wk vs $0/wk); Warrenbayne has more residents (144 vs 88).

Boho Warrenbayne
Population 88 144
+64% vs other
Population trend (2016 → 2021) +29.4% -0.7%
Median age 60 58
Median household income $81,224/yr
+9% vs other
 $73,632/yr
Median weekly rent — $254/wk
(not reported on the other side)

Age profile

Share of residents in each band, 2021 Census.

Boho Warrenbayne
0-4 10.2% / 4.2%
Boho — 0-4: 10.2% Warrenbayne — 0-4: 4.2%
5-14 10.2% / 11.8%
Boho — 5-14: 10.2% Warrenbayne — 5-14: 11.8%
15-19 — / 4.9%
Boho — 15-19: not among its largest Warrenbayne — 15-19: 4.9%
20-24 — / 3.5%
Boho — 20-24: not among its largest Warrenbayne — 20-24: 3.5%
25-34 13.6% / 2.1%
Boho — 25-34: 13.6% Warrenbayne — 25-34: 2.1%
35-44 9.1% / 13.9%
Boho — 35-44: 9.1% Warrenbayne — 35-44: 13.9%
45-54 5.7% / 11.8%
Boho — 45-54: 5.7% Warrenbayne — 45-54: 11.8%
55-64 14.8% / 27.1%
Boho — 55-64: 14.8% Warrenbayne — 55-64: 27.1%
65-74 18.2% / 19.4%
Boho — 65-74: 18.2% Warrenbayne — 65-74: 19.4%
75-84 14.8% / 4.9%
Boho — 75-84: 14.8% Warrenbayne — 75-84: 4.9%
85+ — / 2.1%
Boho — 85+: not among its largest Warrenbayne — 85+: 2.1%

Bars are drawn against the largest share shown (27.1%).

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.

Boho Warrenbayne
England 9.1% / 2.1%
Boho — England: 9.1% Warrenbayne — England: 2.1%

Bars are drawn against the largest share shown (9.1%).

Who lives together

Household composition, 2021 Census.

Boho 41.7% lone person
Boho — Lone Person: 41.7% Boho — Couple Families: 58.3%
Warrenbayne 64.0% lone person
Warrenbayne — Lone Person: 64.0% Warrenbayne — Couple Families: 36.0%
Lone Person Couple Families

What people live in

Occupied private dwellings by structure, 2021 Census.

Boho 100.0% houses
Boho — Houses: 100.0%
Warrenbayne 100.0% houses
Warrenbayne — Houses: 100.0%
Houses

Qualifications

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

Boho Warrenbayne
Bachelor Degree 20.5% / 11.8%
Boho — Bachelor Degree: 20.5% Warrenbayne — Bachelor Degree: 11.8%
Certificate III & IV 17.0% / 15.3%
Boho — Certificate III & IV: 17.0% Warrenbayne — Certificate III & IV: 15.3%
Advanced Diploma / Diploma 12.5% / 9.0%
Boho — Advanced Diploma / Diploma: 12.5% Warrenbayne — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 3.4% / 2.8%
Boho — Postgraduate Degree: 3.4% Warrenbayne — Postgraduate Degree: 2.8%
Graduate Diploma / Certificate — / 4.2%
Boho — Graduate Diploma / Certificate: not among its largest Warrenbayne — Graduate Diploma / Certificate: 4.2%

Bars are drawn against the largest share shown (20.5%).

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Boho 0.0% renting
Boho — Owned Outright: 80.0% Boho — Mortgage: 20.0% Boho — Renting: 0.0%
Warrenbayne 8.5% renting
Warrenbayne — Owned Outright: 64.4% Warrenbayne — Mortgage: 27.1% Warrenbayne — Renting: 8.5%
Owned outright Mortgage Renting

Property market

Boho Warrenbayne
Median house price — $800,000
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Boho Warrenbayne
Rural and farming 88% 79%
Parks and recreation 11% 21%
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

Boho Warrenbayne
New dwellings approved 75
across Strathbogie
 235
across Benalla
Approvals change year on year +167% +65%

Ranking within VIC

Boho Warrenbayne
House price —
same for both
Income Higher than 48% of VIC Higher than 39% of VIC
Schools —
same for both
Walkability Higher than 12% of VIC Higher than 5% of VIC
Affordability —
same for both
EV adoption Higher than 62% of VIC —
NBN connectivity Higher than 23% of VIC Higher than 25% of VIC

Liveability

Boho Warrenbayne
Grade —
same for both
Score —
same for both
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Boho carries more bushfire risk (43 vs 0); Boho carries more crime risk (77 vs 28).

Boho Warrenbayne
Bushfire Moderate
43/100
 None
0/100
Crime High
77/100
 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

Boho Warrenbayne
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

Boho Warrenbayne
Waterways 13 4

Mobility

Warrenbayne sits further from the CBD (209.5 km vs 189.5 km).

Boho Warrenbayne
Walkability score 0/100
same for both
Distance to Melbourne 189.5 km 209.5 km
+11% vs other
Drive time (normal traffic) 129 min 144 min
Electric vehicle share 0.6%
postcode 3669
 0.0%
postcode 3670
Rooftop solar per 100 dwellings 56
postcode 3669
 69
postcode 3670

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.

Boho Warrenbayne
Car (driver) 56.8% / 57.3%
Boho — Car (driver): 56.8% Warrenbayne — Car (driver): 57.3%
Worked from Home 29.7% / 34.7%
Boho — Worked from Home: 29.7% Warrenbayne — Worked from Home: 34.7%
Walked Only 13.5% / 8.0%
Boho — Walked Only: 13.5% Warrenbayne — Walked Only: 8.0%

Bars are drawn against the largest share shown (57.3%).

Setting

Boho Warrenbayne
Elevation 224 m
above sea level, at the suburb centre
 308 m
above sea level, at the suburb centre

NBN connectivity

Boho Warrenbayne
Connectivity score 24/100 25/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
37 premises
 0%
63 premises

Climate

Boho Warrenbayne
Annual rainfall 865 mm
same for both
Summer max (Jan) 27.2°C
same for both
Winter min (Jul) 2.0°C
same for both

Council rates

Boho Warrenbayne
Average residential rate $2,476/yr $2,119/yr
Council Strathbogie Benalla

Federal electorate

Boho Warrenbayne
Division Indi
same for both
Member Helen Haines
same for both
Party Independent
same for both

First Home Owner Grant

Boho Warrenbayne
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Boho

Retirees River Rural Young Families

Warrenbayne

Retirees Rural

More comparisons

Other comparisons with Boho

Boho vs Violet Town Boho vs Baddaginnie Boho vs Balmattum Boho vs Boho South Boho vs Marraweeney

Other comparisons with Warrenbayne

Warrenbayne vs Benalla Warrenbayne vs Baddaginnie Warrenbayne vs Swanpool Warrenbayne vs Boho South Warrenbayne vs Lima
Full data on Boho Full data on Warrenbayne
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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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