Braybrook vs Avondale Heights

Braybrook is the younger of the two, with a median age of 34 against 45 in Avondale Heights. In Braybrook, about half of households rent. In Avondale Heights, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Avondale Heights: a median of $1.11 million, against $769,000 in Braybrook, and rent is higher there too. On these figures, Braybrook tends to suit renters, young adults, and buyers on a tighter budget, while Avondale Heights suits couples 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

Avondale Heights

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (22 vs 11)
  • carries lower crime risk (48/100 vs 89/100)
  • has more separate houses rather than flats (77% vs 47%)
  • But Braybrook has more schools inside the suburb (9 vs 2)

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

First-home buyers

Braybrook

ahead on 3 of the 4 things we measure here

  • has cheaper houses ($769,444 vs $1,113,500)
  • has cheaper units ($492,500 vs $693,500)
  • has cheaper land ($777,000 vs $960,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Braybrook

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (50% vs 21%)
  • has cheaper rent ($312/wk vs $400/wk)

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

Commuting to the city

Braybrook

ahead on the one thing that separates them

  • is more walkable (92/100 vs 81/100)

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

Downsizers and retirees

Braybrook

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (53% vs 23%)
  • has more GPs (5 vs 3)
  • is more walkable (92/100 vs 81/100)
  • But Avondale Heights has more residents already 65 and over (27% vs 12%)

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

Investors

Braybrook

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on units (5.7% vs 4.5%)
  • returns a higher gross yield on houses (4.4% vs 3.8%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Braybrook Avondale Heights
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.

Braybrook Avondale Heights
Walkability 92 / 81
Braybrook — Walkability: 92/100 Avondale Heights — Walkability: 81/100
Safety 11 / 52
Braybrook — Safety: 11/100 Avondale Heights — Safety: 52/100
Low fire risk 100 / 100
Braybrook — Low fire risk: 100/100 Avondale Heights — Low fire risk: 100/100
Low flood risk 67 / 40
Braybrook — Low flood risk: 67/100 Avondale Heights — Low flood risk: 40/100

Demographics

Avondale Heights skews older (45 vs 34); Avondale Heights rents higher ($400/wk vs $312/wk).

Braybrook Avondale Heights
Population 9,682 12,388
+28% vs other
Population trend (2016 → 2021) +5.3% +6.5%
Median age 34 45
Median household income $75,452/yr $82,524/yr
+9% vs other
Median weekly rent $312/wk $400/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Braybrook Avondale Heights
0-4 5.4% / 5.1%
Braybrook — 0-4: 5.4% Avondale Heights — 0-4: 5.1%
5-14 10.2% / 10.9%
Braybrook — 5-14: 10.2% Avondale Heights — 5-14: 10.9%
15-19 5.5% / 4.6%
Braybrook — 15-19: 5.5% Avondale Heights — 15-19: 4.6%
20-24 7.5% / 4.8%
Braybrook — 20-24: 7.5% Avondale Heights — 20-24: 4.8%
25-34 22.9% / 11.1%
Braybrook — 25-34: 22.9% Avondale Heights — 25-34: 11.1%
35-44 14.6% / 13.4%
Braybrook — 35-44: 14.6% Avondale Heights — 35-44: 13.4%
45-54 11.3% / 12.2%
Braybrook — 45-54: 11.3% Avondale Heights — 45-54: 12.2%
55-64 10.2% / 11.1%
Braybrook — 55-64: 10.2% Avondale Heights — 55-64: 11.1%
65-74 8.1% / 11.5%
Braybrook — 65-74: 8.1% Avondale Heights — 65-74: 11.5%
75-84 3.0% / 10.3%
Braybrook — 75-84: 3.0% Avondale Heights — 75-84: 10.3%
85+ 1.2% / 4.9%
Braybrook — 85+: 1.2% Avondale Heights — 85+: 4.9%

Bars are drawn against the largest share shown (22.9%).

Who lives together

Household composition, 2021 Census.

Braybrook 34.4% couple families
Braybrook — Couple Families: 34.4% Braybrook — Lone Person: 31.4% Braybrook — One Parent Families: 21.1% Braybrook — Group Household: 9.7% Braybrook — Other Families: 3.4%
Avondale Heights 47.4% couple families
Avondale Heights — Couple Families: 47.4% Avondale Heights — Lone Person: 31.4% Avondale Heights — One Parent Families: 16.6% Avondale Heights — Group Household: 2.8% Avondale Heights — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Braybrook 49.5% renting
Braybrook — Owned Outright: 19.6% Braybrook — Mortgage: 30.9% Braybrook — Renting: 49.5%
Avondale Heights 20.7% renting
Avondale Heights — Owned Outright: 49.3% Avondale Heights — Mortgage: 30.1% Avondale Heights — Renting: 20.7%
Owned outright Mortgage Renting

Qualifications

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

Braybrook Avondale Heights
Bachelor Degree 15.0% / 15.6%
Braybrook — Bachelor Degree: 15.0% Avondale Heights — Bachelor Degree: 15.6%
Certificate III & IV 7.0% / 10.0%
Braybrook — Certificate III & IV: 7.0% Avondale Heights — Certificate III & IV: 10.0%
Advanced Diploma / Diploma 6.6% / 6.8%
Braybrook — Advanced Diploma / Diploma: 6.6% Avondale Heights — Advanced Diploma / Diploma: 6.8%
Postgraduate Degree 6.5% / 4.2%
Braybrook — Postgraduate Degree: 6.5% Avondale Heights — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 1.3% / 1.8%
Braybrook — Graduate Diploma / Certificate: 1.3% Avondale Heights — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (15.6%).

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.

Braybrook Avondale Heights
Vietnam 22.6% / 5.7%
Braybrook — Vietnam: 22.6% Avondale Heights — Vietnam: 5.7%
Italy — / 8.7%
Braybrook — Italy: not among its largest Avondale Heights — Italy: 8.7%
India 6.5% / 1.6%
Braybrook — India: 6.5% Avondale Heights — India: 1.6%
China 2.7% / 1.6%
Braybrook — China: 2.7% Avondale Heights — China: 1.6%
Philippines 2.6% / 1.3%
Braybrook — Philippines: 2.6% Avondale Heights — Philippines: 1.3%
Greece — / 2.3%
Braybrook — Greece: not among its largest Avondale Heights — Greece: 2.3%
Myanmar 1.6% / —
Braybrook — Myanmar: 1.6% Avondale Heights — Myanmar: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Braybrook 47.0% houses
Braybrook — Houses: 47.0% Braybrook — Townhouses: 48.5% Braybrook — Flats / Apartments: 4.5%
Avondale Heights 76.8% houses
Avondale Heights — Houses: 76.8% Avondale Heights — Townhouses: 22.2% Avondale Heights — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Braybrook Avondale Heights
Median house price $769,444 $1,113,500
Median unit price $492,500 $693,500
Median land price $777,000 $960,000
Typical days to sell (houses) 32 days
from 112 sales
 28 days
from 122 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Braybrook Avondale Heights
2 bed $467K / $590K
Braybrook — 2 bed: $467K (26 sales) Avondale Heights — 2 bed: $590K (7 sales)

26 vs 7 sales

3 bed $660K / $750K
Braybrook — 3 bed: $660K (11 sales) Avondale Heights — 3 bed: $750K (11 sales)

11 vs 11 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.

Braybrook Avondale Heights
2 bed $703K / $825K
Braybrook — 2 bed: $703K (36 sales) Avondale Heights — 2 bed: $825K (11 sales)

36 vs 11 sales

3 bed $760K / $970K
Braybrook — 3 bed: $760K (85 sales) Avondale Heights — 3 bed: $970K (126 sales)

85 vs 126 sales

4 bed $900K / $1.3M
Braybrook — 4 bed: $900K (27 sales) Avondale Heights — 4 bed: $1.3M (66 sales)

27 vs 66 sales

Zoning mix

Braybrook has more commercially zoned land (23% vs 1%).

Braybrook Avondale Heights
Residential 51% 68%
Parks and recreation 8% 26%
Commercial 23% 1%
Infrastructure and transport 17% 6%
Planning zones cover 99% of Braybrook and 100% of Avondale Heights. The rest is unzoned land such as water or road reserve.
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

Braybrook Avondale Heights
New dwellings approved 774
across Maribyrnong
 702
across Moonee Valley
Approvals change year on year +198% +82%

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.

Braybrook Avondale Heights
Houses 4.4%
$600/wk on $708K
 3.8%
$750/wk on $1.03M
Units 5.7%
$480/wk on $440K
 4.5%
$570/wk on $660K

Ranking within VIC

Braybrook Avondale Heights
House price Higher than 45% of VIC Higher than 69% of VIC
Income Higher than 42% of VIC Higher than 50% of VIC
Schools Higher than 69% of VIC —
Walkability Higher than 97% of VIC Higher than 94% of VIC
Affordability Higher than 46% of VIC Higher than 23% of VIC
EV adoption Higher than 80% of VIC Higher than 81% of VIC
NBN connectivity Higher than 89% of VIC Higher than 86% of VIC
Rental yield (houses) Higher than 89% of VIC Higher than 52% of VIC
Rental yield (units) Higher than 86% of VIC Higher than 32% of VIC

Liveability

Avondale Heights scores higher overall (70 vs 58); Braybrook is more walkable (92 vs 81).

Braybrook Avondale Heights
Grade B A
Score 58/100 70/100
Socio-economic band below-average income
decile 2/10
 advantaged area
decile 7/10

Risk profile

Braybrook carries more crime risk (89 vs 48); Avondale Heights carries more flood risk (60 vs 33).

Braybrook Avondale Heights
Bushfire None
0/100
same for both
Crime High
89/100
 Moderate
48/100
Flood Low
33/100
 Moderate
60/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 23
within 5 km
 13
within 5 km

Schools

Braybrook Avondale Heights
Inside the suburb 9 2
Rated above peers 3 1
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 2
Victoria University Footscray Park, 3.9 km
 2
Victoria University Footscray Park, 5.1 km
Full-time students aged 15–24 3.3% 2.3%

Schools in Braybrook

  • Braybrook College Government · Secondary above peers
  • Caroline Chisholm Catholic College Catholic · Secondary above peers
  • Dinjerra Primary School Government · Primary above peers
  • Christ the King Primary School Catholic · Primary at peers
  • Caroline Chisholm Catholic College - Christ the King Campus Catholic · Secondary
  • Caroline Chisholm Catholic College - Sacred Heart Campus Catholic · Secondary

Schools in Avondale Heights

  • St Martin de Porres School Catholic · Primary above peers
  • Avondale Primary School Government · Primary at peers

Amenities in the suburb

Braybrook Avondale Heights
Supermarkets 4 1
Cafes & restaurants 6 9
Parks & reserves 11 22
Childcare 10 7
GPs 5 3
Pharmacies 4 1
Police stations 0 1
Banks & Bank@Post 3 1
Fuel stations 3 0
Waterways 2
same for both

Mobility

Braybrook Avondale Heights
Walkability score 92/100 81/100
Distance to Melbourne 12.1 km 12.5 km
+3% vs other
Drive time (normal traffic) 23 min 27 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 277.5
7-9am + 5-7pm
 159.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.1%
postcode 3019
 1.1%
postcode 3034
Rooftop solar per 100 dwellings 23
postcode 3019
 21
postcode 3034

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.

Braybrook Avondale Heights
Car (driver) 60.2% / 59.0%
Braybrook — Car (driver): 60.2% Avondale Heights — Car (driver): 59.0%
Worked from Home 23.7% / 31.5%
Braybrook — Worked from Home: 23.7% Avondale Heights — Worked from Home: 31.5%
Car (passenger) 6.1% / 4.4%
Braybrook — Car (passenger): 6.1% Avondale Heights — Car (passenger): 4.4%
Train 4.9% / 2.3%
Braybrook — Train: 4.9% Avondale Heights — Train: 2.3%
Bus 3.0% / 1.1%
Braybrook — Bus: 3.0% Avondale Heights — Bus: 1.1%

Bars are drawn against the largest share shown (60.2%).

Setting

Braybrook Avondale Heights
Elevation 44 m
above sea level, at the suburb centre
 48 m
above sea level, at the suburb centre
Distance to the ocean 7.5 km 9.8 km

NBN connectivity

Braybrook Avondale Heights
Connectivity score 79/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 22%
4,910 premises
 7%
5,302 premises

Climate

Braybrook Avondale Heights
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Braybrook Avondale Heights
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Braybrook Avondale Heights
Average residential rate $2,450/yr $2,027/yr
Council Maribyrnong Moonee Valley

Federal electorate

Braybrook Avondale Heights
Division Fraser Maribyrnong
Member Daniel Mulino Jo Briskey
Party Australian Labor Party
same for both

First Home Owner Grant

Braybrook Avondale Heights
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Braybrook

Middle-Ring Multicultural Parks Townhouses

Avondale Heights

Middle-Ring Multicultural Parks Retirees Townhouses

More comparisons

Other comparisons with Braybrook

Braybrook vs Sunshine North Braybrook vs West Footscray Braybrook vs Sunshine Braybrook vs Maidstone

Other comparisons with Avondale Heights

Avondale Heights vs Keilor East Avondale Heights vs Maribyrnong Avondale Heights vs Sunshine North Avondale Heights vs Maidstone Avondale Heights vs Essendon West
Full data on Braybrook Full data on Avondale Heights
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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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