Braybrook vs Sunshine

In Braybrook, about half of households rent. In Sunshine, most households own their home and most homes are detached houses.

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

Sunshine

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (69% vs 47%)
  • has more parks and reserves (14 vs 11)
  • But Braybrook has more schools rated above their peers (3 vs 0)

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

First-home buyers

Sunshine

ahead on the one thing that separates them

  • has cheaper units ($415,000 vs $492,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Braybrook

ahead on the one thing that separates them

  • has cheaper rent ($312/wk vs $340/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Braybrook has more units and townhouses to downsize into (53% vs 31%)
  • Sunshine has more GPs (15 vs 5)

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

Investors

Braybrook

ahead on 2 of the 3 things we measure here

  • is growing faster (5.3% vs -3.3%)
  • returns a higher gross yield on houses (4.4% vs 3.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

Braybrook and Sunshine 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
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
Walkability 92 / 99
Braybrook — Walkability: 92/100 Sunshine — Walkability: 99/100
Safety 11 / 4
Braybrook — Safety: 11/100 Sunshine — Safety: 4/100
Low fire risk 100 / 100
Braybrook — Low fire risk: 100/100 Sunshine — Low fire risk: 100/100
Low flood risk 67 / 49
Braybrook — Low flood risk: 67/100 Sunshine — Low flood risk: 49/100

Demographics

Braybrook Sunshine
Population 9,682
+2% vs other
 9,445
Population trend (2016 → 2021) +5.3% -3.3%
Median age 34 35
Median household income $75,452/yr $81,432/yr
+8% vs other
Median weekly rent $312/wk $340/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Braybrook Sunshine
0-4 5.4% / 6.2%
Braybrook — 0-4: 5.4% Sunshine — 0-4: 6.2%
5-14 10.2% / 10.0%
Braybrook — 5-14: 10.2% Sunshine — 5-14: 10.0%
15-19 5.5% / 4.1%
Braybrook — 15-19: 5.5% Sunshine — 15-19: 4.1%
20-24 7.5% / 7.5%
Braybrook — 20-24: 7.5% Sunshine — 20-24: 7.5%
25-34 22.9% / 21.0%
Braybrook — 25-34: 22.9% Sunshine — 25-34: 21.0%
35-44 14.6% / 15.9%
Braybrook — 35-44: 14.6% Sunshine — 35-44: 15.9%
45-54 11.3% / 12.1%
Braybrook — 45-54: 11.3% Sunshine — 45-54: 12.1%
55-64 10.2% / 9.8%
Braybrook — 55-64: 10.2% Sunshine — 55-64: 9.8%
65-74 8.1% / 6.8%
Braybrook — 65-74: 8.1% Sunshine — 65-74: 6.8%
75-84 3.0% / 4.0%
Braybrook — 75-84: 3.0% Sunshine — 75-84: 4.0%
85+ 1.2% / 2.4%
Braybrook — 85+: 1.2% Sunshine — 85+: 2.4%

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 37.0% couple families
Sunshine — Couple Families: 37.0% Sunshine — Lone Person: 32.2% Sunshine — One Parent Families: 17.7% Sunshine — Group Household: 9.7% Sunshine — Other Families: 3.5%
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 42.1% renting
Sunshine — Owned Outright: 28.2% Sunshine — Mortgage: 29.7% Sunshine — Renting: 42.1%
Owned outright Mortgage Renting

Qualifications

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

Braybrook Sunshine
Bachelor Degree 15.0% / 15.9%
Braybrook — Bachelor Degree: 15.0% Sunshine — Bachelor Degree: 15.9%
Certificate III & IV 7.0% / 8.8%
Braybrook — Certificate III & IV: 7.0% Sunshine — Certificate III & IV: 8.8%
Postgraduate Degree 6.5% / 6.9%
Braybrook — Postgraduate Degree: 6.5% Sunshine — Postgraduate Degree: 6.9%
Advanced Diploma / Diploma 6.6% / 6.6%
Braybrook — Advanced Diploma / Diploma: 6.6% Sunshine — Advanced Diploma / Diploma: 6.6%
Graduate Diploma / Certificate 1.3% / 2.1%
Braybrook — Graduate Diploma / Certificate: 1.3% Sunshine — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (15.9%).

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
Vietnam 22.6% / 13.5%
Braybrook — Vietnam: 22.6% Sunshine — Vietnam: 13.5%
India 6.5% / 4.7%
Braybrook — India: 6.5% Sunshine — India: 4.7%
Philippines 2.6% / 2.4%
Braybrook — Philippines: 2.6% Sunshine — Philippines: 2.4%
China 2.7% / 1.8%
Braybrook — China: 2.7% Sunshine — China: 1.8%
Nepal — / 3.7%
Braybrook — Nepal: not among its largest Sunshine — Nepal: 3.7%
Myanmar 1.6% / 1.8%
Braybrook — Myanmar: 1.6% Sunshine — Myanmar: 1.8%

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%
Sunshine 69.2% houses
Sunshine — Houses: 69.2% Sunshine — Townhouses: 22.1% Sunshine — Flats / Apartments: 8.7%
Houses Townhouses Flats / Apartments

Property market

Braybrook Sunshine
Median house price $769,444 $835,000
Median unit price $492,500 $415,000
Median land price $777,000 —
Typical days to sell (houses) 32 days
from 112 sales
 29 days
from 115 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
2 bed $703K / $720K
Braybrook — 2 bed: $703K (36 sales) Sunshine — 2 bed: $720K (30 sales)

36 vs 30 sales

3 bed $760K / $824K
Braybrook — 3 bed: $760K (85 sales) Sunshine — 3 bed: $824K (109 sales)

85 vs 109 sales

4 bed $900K / $1.03M
Braybrook — 4 bed: $900K (27 sales) Sunshine — 4 bed: $1.03M (26 sales)

27 vs 26 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
1 bed $330K / $269K
Braybrook — 1 bed: $330K (10 sales) Sunshine — 1 bed: $269K (14 sales)

10 vs 14 sales

2 bed $467K / $431K
Braybrook — 2 bed: $467K (26 sales) Sunshine — 2 bed: $431K (40 sales)

26 vs 40 sales

3 bed $660K / $720K
Braybrook — 3 bed: $660K (11 sales) Sunshine — 3 bed: $720K (7 sales)

11 vs 7 sales

Zoning mix

Sunshine has more industrially zoned land (13% vs 0%).

Braybrook Sunshine
Residential 51% 50%
Commercial 23% 15%
Infrastructure and transport 17% 14%
Industrial 0% 13%
Parks and recreation 8%
same for both
Planning zones cover 99% of Braybrook and 100% of Sunshine. 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
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
Houses 4.4%
$600/wk on $708K
 3.6%
$580/wk on $848K
Units 5.7%
$480/wk on $440K
 5.5%
$400/wk on $375K

Ranking within VIC

Braybrook Sunshine
House price Higher than 45% of VIC Higher than 56% of VIC
Income Higher than 42% of VIC Higher than 49% of VIC
Schools Higher than 69% of VIC Higher than 21% of VIC
Walkability Higher than 97% of VIC Higher than 100% of VIC
Affordability Higher than 46% of VIC Higher than 41% of VIC
EV adoption Higher than 80% of VIC Higher than 73% of VIC
NBN connectivity Higher than 89% of VIC Higher than 87% of VIC
Rental yield (houses) Higher than 89% of VIC Higher than 39% of VIC
Rental yield (units) Higher than 86% of VIC Higher than 85% of VIC

Liveability

Braybrook scores higher overall (58 vs 44).

Braybrook Sunshine
Grade B C
Score 58/100 44/100
Socio-economic band below-average income
decile 2/10
 mid-range socio-economic
decile 4/10

Risk profile

Sunshine carries more flood risk (51 vs 33).

Braybrook Sunshine
Bushfire None
0/100
same for both
Crime High
89/100
 High
96/100
Flood Low
33/100
 Moderate
51/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 23
within 5 km
 37
within 5 km

Schools

Braybrook Sunshine
Inside the suburb 9 7
Rated above peers 3 0
Rated at peers 1 2
Rated below peers 0 1
Universities within 10 km 2
Victoria University Footscray Park, 3.9 km
 1
Victoria University Footscray Park, 5.6 km
Full-time students aged 15–24 3.3% 2.4%

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

  • Our Lady of the Immaculate Conception School Catholic · Primary at peers
  • Sunshine Harvester Primary School Government · Primary at peers
  • Sunshine Primary School Government · Primary below peers
  • SEDA College (Victoria) - AFL - Sunshine Independent · Secondary
  • Sunshine College-Sunshine Work Education Training Unit Government · Secondary
  • Hester Hornbrook Academy - Sunshine Campus Independent · Secondary · Special school

Amenities in the suburb

Braybrook Sunshine
Supermarkets 4 15
Cafes & restaurants 6 32
Parks & reserves 11 14
Childcare 10 11
GPs 5 15
Pharmacies 4 7
Police stations 0 1
Banks & Bank@Post 3 6
Fuel stations 3 5
Waterways 2 4

Mobility

Braybrook Sunshine
Walkability score 92/100 99/100
Distance to Melbourne 12.1 km 13.1 km
+8% vs other
Drive time (normal traffic) 23 min 24 min
Public transport score 79/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 277.5
7-9am + 5-7pm
 578.0
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
Car (driver) 60.2% / 52.6%
Braybrook — Car (driver): 60.2% Sunshine — Car (driver): 52.6%
Worked from Home 23.7% / 28.3%
Braybrook — Worked from Home: 23.7% Sunshine — Worked from Home: 28.3%
Train 4.9% / 9.3%
Braybrook — Train: 4.9% Sunshine — Train: 9.3%
Car (passenger) 6.1% / 4.2%
Braybrook — Car (passenger): 6.1% Sunshine — Car (passenger): 4.2%
Bus 3.0% / 3.2%
Braybrook — Bus: 3.0% Sunshine — Bus: 3.2%

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

Setting

Braybrook Sunshine
Elevation 44 m
above sea level, at the suburb centre
 40 m
above sea level, at the suburb centre
Distance to the ocean 7.5 km 8.2 km

NBN connectivity

Braybrook Sunshine
Connectivity score 79/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 22%
4,910 premises
 15%
5,519 premises

Climate

Braybrook Sunshine
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
PM2.5 —
same for both
PM10 18.9 µg/m³ 23.2 µg/m³
NO₂ —
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

Braybrook Sunshine
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

Easy Commute Gentrifying Middle-Ring Multicultural Parks River Townhouses Transport Hub

More comparisons

Other comparisons with Braybrook

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

Other comparisons with Sunshine

Sunshine vs Sunshine West Sunshine vs Sunshine North Sunshine vs Albion Sunshine vs Ardeer Sunshine vs Brooklyn
Full data on Braybrook Full data on Sunshine
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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