Braybrook vs Sunshine North

Braybrook is the younger of the two, with a median age of 34 against 37 in Sunshine North. In Braybrook, about half of households rent. In Sunshine North, most households own their home and the large majority of homes are detached houses. Braybrook is closer to the city centre: 12.1 km, against 15.5 km. On these figures, Braybrook tends to suit renters.

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

  • Braybrook has more schools inside the suburb (9 vs 6)
  • Sunshine North has more separate houses rather than flats (82% vs 47%)

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

First-home buyers

Sunshine North

ahead on the one thing that separates them

  • has cheaper land ($500,000 vs $777,000)

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 31%)
  • has cheaper rent ($312/wk vs $341/wk)

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

Commuting to the city

Braybrook

ahead on 3 of the 4 things we measure here

  • is more walkable (92/100 vs 62/100)
  • sits closer to the CBD (12.1 km vs 15.5 km)
  • has a shorter drive in (23 min vs 29 min)

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

Downsizers and retirees

Braybrook

ahead on 3 of the 5 things we measure here

  • has more GPs (5 vs 0)
  • has more units and townhouses to downsize into (53% vs 18%)
  • is more walkable (92/100 vs 62/100)

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

Investors

Braybrook

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.7% vs 4.7%)

Weighs house yield, unit yield, and population growth.

Where they sit

Braybrook and Sunshine North 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 Sunshine North
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 Sunshine North
Walkability 92 / 62
Braybrook — Walkability: 92/100 Sunshine North — Walkability: 62/100
Safety 11 / 18
Braybrook — Safety: 11/100 Sunshine North — Safety: 18/100
Low fire risk 100 / 71
Braybrook — Low fire risk: 100/100 Sunshine North — Low fire risk: 71/100
Low flood risk 67 / 47
Braybrook — Low flood risk: 67/100 Sunshine North — Low flood risk: 47/100

Demographics

Sunshine North skews older (37 vs 34).

Braybrook Sunshine North
Population 9,682 12,047
+24% vs other
Population trend (2016 → 2021) +5.3% +3.0%
Median age 34 37
Median household income $75,452/yr
+4% vs other
 $72,748/yr
Median weekly rent $312/wk $341/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Braybrook Sunshine North
0-4 5.4% / 5.8%
Braybrook — 0-4: 5.4% Sunshine North — 0-4: 5.8%
5-14 10.2% / 10.9%
Braybrook — 5-14: 10.2% Sunshine North — 5-14: 10.9%
15-19 5.5% / 5.5%
Braybrook — 15-19: 5.5% Sunshine North — 15-19: 5.5%
20-24 7.5% / 7.2%
Braybrook — 20-24: 7.5% Sunshine North — 20-24: 7.2%
25-34 22.9% / 17.0%
Braybrook — 25-34: 22.9% Sunshine North — 25-34: 17.0%
35-44 14.6% / 12.8%
Braybrook — 35-44: 14.6% Sunshine North — 35-44: 12.8%
45-54 11.3% / 12.5%
Braybrook — 45-54: 11.3% Sunshine North — 45-54: 12.5%
55-64 10.2% / 12.0%
Braybrook — 55-64: 10.2% Sunshine North — 55-64: 12.0%
65-74 8.1% / 8.5%
Braybrook — 65-74: 8.1% Sunshine North — 65-74: 8.5%
75-84 3.0% / 5.1%
Braybrook — 75-84: 3.0% Sunshine North — 75-84: 5.1%
85+ 1.2% / 2.8%
Braybrook — 85+: 1.2% Sunshine North — 85+: 2.8%

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%
Sunshine North 42.7% couple families
Sunshine North — Couple Families: 42.7% Sunshine North — Lone Person: 26.4% Sunshine North — One Parent Families: 21.9% Sunshine North — Group Household: 6.4% Sunshine North — Other Families: 2.5%
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%
Sunshine North 30.8% renting
Sunshine North — Owned Outright: 39.3% Sunshine North — Mortgage: 29.9% Sunshine North — Renting: 30.8%
Owned outright Mortgage Renting

Qualifications

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

Braybrook Sunshine North
Bachelor Degree 15.0% / 11.7%
Braybrook — Bachelor Degree: 15.0% Sunshine North — Bachelor Degree: 11.7%
Certificate III & IV 7.0% / 8.2%
Braybrook — Certificate III & IV: 7.0% Sunshine North — Certificate III & IV: 8.2%
Advanced Diploma / Diploma 6.6% / 5.9%
Braybrook — Advanced Diploma / Diploma: 6.6% Sunshine North — Advanced Diploma / Diploma: 5.9%
Postgraduate Degree 6.5% / 3.5%
Braybrook — Postgraduate Degree: 6.5% Sunshine North — Postgraduate Degree: 3.5%
Graduate Diploma / Certificate 1.3% / 1.0%
Braybrook — Graduate Diploma / Certificate: 1.3% Sunshine North — 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.

Braybrook Sunshine North
Vietnam 22.6% / 27.7%
Braybrook — Vietnam: 22.6% Sunshine North — Vietnam: 27.7%
India 6.5% / 2.7%
Braybrook — India: 6.5% Sunshine North — India: 2.7%
Philippines 2.6% / 1.9%
Braybrook — Philippines: 2.6% Sunshine North — Philippines: 1.9%
China 2.7% / 1.0%
Braybrook — China: 2.7% Sunshine North — China: 1.0%
Myanmar 1.6% / 1.8%
Braybrook — Myanmar: 1.6% Sunshine North — Myanmar: 1.8%
Italy — / 1.6%
Braybrook — Italy: not among its largest Sunshine North — Italy: 1.6%

Bars are drawn against the largest share shown (27.7%).

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%
Sunshine North 82.2% houses
Sunshine North — Houses: 82.2% Sunshine North — Townhouses: 12.9% Sunshine North — Flats / Apartments: 4.9%
Houses Townhouses Flats / Apartments

Property market

Braybrook Sunshine North
Median house price $769,444 $785,000
Median unit price $492,500 $498,500
Median land price $777,000 $500,000
Typical days to sell (houses) 32 days
from 112 sales
 29 days
from 133 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 Sunshine North
2 bed $467K / $455K
Braybrook — 2 bed: $467K (26 sales) Sunshine North — 2 bed: $455K (23 sales)

26 vs 23 sales

3 bed $660K / $596K
Braybrook — 3 bed: $660K (11 sales) Sunshine North — 3 bed: $596K (9 sales)

11 vs 9 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 Sunshine North
2 bed $703K / $736K
Braybrook — 2 bed: $703K (36 sales) Sunshine North — 2 bed: $736K (10 sales)

36 vs 10 sales

3 bed $760K / $759K
Braybrook — 3 bed: $760K (85 sales) Sunshine North — 3 bed: $759K (118 sales)

85 vs 118 sales

4 bed $900K / $850K
Braybrook — 4 bed: $900K (27 sales) Sunshine North — 4 bed: $850K (47 sales)

27 vs 47 sales

Zoning mix

Sunshine North has more industrially zoned land (31% vs 0%); Braybrook has more commercially zoned land (23% vs 3%).

Braybrook Sunshine North
Residential 51% 49%
Industrial 0% 31%
Commercial 23% 3%
Infrastructure and transport 17% 13%
Parks and recreation 8% 4%
Planning zones cover 99% of Braybrook and 100% of Sunshine North. 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 Sunshine North
New dwellings approved 774
across Maribyrnong
 670
across Brimbank
Approvals change year on year +198% +40%

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 Sunshine North
Houses 4.4%
$600/wk on $708K
 4.0%
$580/wk on $760K
Units 5.7%
$480/wk on $440K
 4.7%
$510/wk on $560K

Ranking within VIC

Braybrook Sunshine North
House price Higher than 45% of VIC Higher than 52% of VIC
Income Higher than 42% of VIC Higher than 38% of VIC
Schools Higher than 69% of VIC Higher than 84% of VIC
Walkability Higher than 97% of VIC Higher than 88% of VIC
Affordability Higher than 46% of VIC Higher than 33% of VIC
EV adoption Higher than 80% of VIC Higher than 73% of VIC
NBN connectivity Higher than 89% of VIC
same for both
Rental yield (houses) Higher than 89% of VIC Higher than 67% of VIC
Rental yield (units) Higher than 86% of VIC Higher than 46% of VIC

Liveability

Braybrook is more walkable (92 vs 62); Braybrook scores higher overall (58 vs 47).

Braybrook Sunshine North
Grade B C
Score 58/100 47/100
Socio-economic band below-average income
decile 2/10
same for both

Risk profile

Sunshine North carries more bushfire risk (29 vs 0); Sunshine North carries more flood risk (53 vs 33).

Braybrook Sunshine North
Bushfire None
0/100
 Low
29/100
Crime High
89/100
 High
82/100
Flood Low
33/100
 Moderate
53/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 23
within 5 km
 10
within 5 km

Schools

Braybrook Sunshine North
Inside the suburb 9 6
Rated above peers 3
same for both
Rated at peers 1 0
Rated below peers 0 1
Universities within 10 km 2
Victoria University Footscray Park, 3.9 km
 1
Victoria University Footscray Park, 6.6 km
Full-time students aged 15–24 3.3% 2.9%

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 Sunshine North

  • Albion North Primary School Government · Primary above peers
  • St Bernadette's School Catholic · Primary above peers
  • Sunshine Christian School Independent · Primary above peers
  • Sunshine North Primary School Government · Primary below peers
  • Sunshine College-North Sunshine Campus Government · Secondary
  • Furlong Park School For Deaf Children Government · Combined · Special school

Amenities in the suburb

Braybrook Sunshine North
Supermarkets 4 0
Cafes & restaurants 6 1
Parks & reserves 11 8
Childcare 10 9
GPs 5 0
Pharmacies 4 1
Banks & Bank@Post 3 1
Fuel stations 3
same for both
Waterways 2 5

Mobility

Sunshine North sits further from the CBD (15.5 km vs 12.1 km).

Braybrook Sunshine North
Walkability score 92/100 62/100
Distance to Melbourne 12.1 km 15.5 km
+28% vs other
Drive time (normal traffic) 23 min 29 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 277.5
7-9am + 5-7pm
 161.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.1%
postcode 3019
 0.9%
postcode 3020
Rooftop solar per 100 dwellings 23
postcode 3019
 28
postcode 3020

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 Sunshine North
Car (driver) 60.2% / 66.7%
Braybrook — Car (driver): 60.2% Sunshine North — Car (driver): 66.7%
Worked from Home 23.7% / 18.2%
Braybrook — Worked from Home: 23.7% Sunshine North — Worked from Home: 18.2%
Car (passenger) 6.1% / 6.7%
Braybrook — Car (passenger): 6.1% Sunshine North — Car (passenger): 6.7%
Train 4.9% / 4.8%
Braybrook — Train: 4.9% Sunshine North — Train: 4.8%
Bus 3.0% / 1.8%
Braybrook — Bus: 3.0% Sunshine North — Bus: 1.8%

Bars are drawn against the largest share shown (66.7%).

Setting

Braybrook Sunshine North
Elevation 44 m
above sea level, at the suburb centre
 54 m
above sea level, at the suburb centre
Distance to the ocean 7.5 km 10.5 km

NBN connectivity

Braybrook Sunshine North
Connectivity score 79/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 22%
4,910 premises
 21%
5,983 premises

Climate

Braybrook Sunshine North
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 Sunshine North
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Braybrook Sunshine North
Average residential rate $2,450/yr $1,847/yr
Council Maribyrnong Brimbank

Federal electorate

Braybrook Sunshine North
Division Fraser
same for both
Member Daniel Mulino
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Braybrook Sunshine North
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

Sunshine North

Middle-Ring Multicultural

More comparisons

Other comparisons with Braybrook

Braybrook vs Avondale Heights Braybrook vs West Footscray Braybrook vs Sunshine Braybrook vs Maidstone

Other comparisons with Sunshine North

Sunshine North vs St Albans Sunshine North vs Keilor East Sunshine North vs Avondale Heights Sunshine North vs Sunshine Sunshine North vs Albion Sunshine North vs Kealba
Full data on Braybrook Full data on Sunshine North
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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