Boisdale vs Valencia Creek
In both, the large majority of households own their home and the large majority of homes are detached houses. In Boisdale, about half of households are couple families. In Valencia Creek, most households are couple families. On these figures, Valencia Creek tends to suit families with children and couples.
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
Boisdale
ahead on the one thing that separates them
- carries lower crime risk (53/100 vs 67/100)
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
They split
one each way, out of the 3 things we measure here
- Boisdale has a bigger rental market to choose from (16% vs 6%)
- Valencia Creek has cheaper rent ($170/wk vs $200/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Boisdale
ahead on 2 of the 3 things we measure here
- has a shorter drive in (171 min vs 193 min)
- sits closer to the CBD (230.8 km vs 244.9 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Boisdale
ahead on the one thing that separates them
- carries lower crime risk (53/100 vs 67/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Valencia Creek
ahead on the one thing that separates them
- is growing faster (23.0% vs 11.6%)
Weighs population growth.
Where they sit
Boisdale and Valencia Creek drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Boisdale has more residents (307 vs 187); Boisdale rents higher ($200/wk vs $170/wk).
| Boisdale | Valencia Creek | |
|---|---|---|
| Population | 307 +39% vs other | 187 |
| Population trend (2016 → 2021) | +11.6% | +23.0% |
| Median age | 42 same for both | |
| Median household income | $76,336/yr | $84,500/yr +11% vs other |
| Median weekly rent | $200/wk +15% vs other | $170/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (18.7%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (2.7%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (16.6%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Boisdale | Valencia Creek | |
|---|---|---|
| Median house price | $372,500 | — |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Boisdale has more rural and farming land (67% vs 55%).
| Boisdale | Valencia Creek | |
|---|---|---|
| Rural and farming | 67% | 55% |
| Parks and recreation | 32% | 45% |
| Infrastructure and transport | 1% | 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
| Boisdale | Valencia Creek | |
|---|---|---|
| New dwellings approved | 209 across Wellington same for both | |
| Approvals change year on year | +17% same for both | |
Ranking within VIC
| Boisdale | Valencia Creek | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 43% of VIC | Higher than 53% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 5% of VIC | Higher than 15% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 14% of VIC | Higher than 15% of VIC |
| NBN connectivity | Higher than 39% of VIC | Higher than 27% of VIC |
Liveability
| Boisdale | Valencia Creek | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | mid-range socio-economic decile 4/10 same for both | |
Risk profile
Boisdale carries more flood risk (75 vs 59); Valencia Creek carries more crime risk (67 vs 53).
| Boisdale | Valencia Creek | |
|---|---|---|
| Bushfire | High 98/100 same for both | |
| Crime | Moderate 53/100 | Moderate 67/100 |
| Flood | High 75/100 | Moderate 59/100 |
| 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
| Boisdale | Valencia Creek | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 1 | 0 |
Schools in Boisdale
- Boisdale Consolidated School Government · Primary below peers
Schools in Valencia Creek
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Boisdale | Valencia Creek | |
|---|---|---|
| Parks & reserves | 0 | 1 |
| Childcare | 1 | 0 |
| Banks & Bank@Post | 1 | 0 |
| Waterways | 0 | 56 |
Mobility
Valencia Creek sits further from the CBD (244.9 km vs 230.8 km).
| Boisdale | Valencia Creek | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Melbourne | 230.8 km | 244.9 km +6% vs other |
| Drive time (normal traffic) | 171 min | 193 min |
| Electric vehicle share | 0.2% postcode 3860 same for both | |
| Rooftop solar per 100 dwellings | 41 postcode 3860 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.
Bars are drawn against the largest share shown (80.0%).
Setting
| Boisdale | Valencia Creek | |
|---|---|---|
| Elevation | 97 m above sea level, at the suburb centre | 110 m above sea level, at the suburb centre |
NBN connectivity
| Boisdale | Valencia Creek | |
|---|---|---|
| Connectivity score | 29/100 | 26/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 145 premises | 0% 74 premises |
Climate
| Boisdale | Valencia Creek | |
|---|---|---|
| Annual rainfall | 546 mm same for both | |
| Summer max (Jan) | 25.5°C same for both | |
| Winter min (Jul) | 4.0°C same for both | |
Council rates
| Boisdale | Valencia Creek | |
|---|---|---|
| Average residential rate | $1,960/yr same for both | |
| Council | Wellington same for both | |
Federal electorate
| Boisdale | Valencia Creek | |
|---|---|---|
| Division | Gippsland same for both | |
| Member | Darren Chester same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Boisdale | Valencia Creek | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
Boisdale
Valencia Creek
More comparisons
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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.