Breakwater vs East Geelong

In both, most households own their home and the large majority of homes are detached houses. In Breakwater, about half of households are people living alone. Houses cost more in East Geelong: a median of $826,000, against $565,000 in Breakwater, and rent is higher there too. On these figures, Breakwater tends to suit buyers on a tighter budget.

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

East Geelong

ahead on 4 of the 6 things we measure here

  • has more childcare (3 vs 0)
  • has more parks and reserves (7 vs 2)
  • carries lower crime risk (66/100 vs 90/100)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Breakwater has cheaper houses ($565,000 vs $826,250)
  • East Geelong has cheaper units ($450,000 vs $705,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Breakwater has cheaper rent ($300/wk vs $350/wk)
  • East Geelong leaves renters under less rental stress (20% vs 28%)

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

Commuting to the city

East Geelong

ahead on 3 of the 3 things we measure here

  • is more walkable (77/100 vs 48/100)
  • has a shorter drive in (67 min vs 72 min)
  • sits closer to the CBD (76 km vs 80.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

East Geelong

ahead on 2 of the 5 things we measure here

  • is more walkable (77/100 vs 48/100)
  • carries lower crime risk (66/100 vs 90/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Breakwater East Geelong
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.

Breakwater East Geelong
Walkability 48 / 77
Breakwater — Walkability: 48/100 East Geelong — Walkability: 77/100
Safety 10 / 34
Breakwater — Safety: 10/100 East Geelong — Safety: 34/100
Low fire risk 100 / 100
Breakwater — Low fire risk: 100/100 East Geelong — Low fire risk: 100/100
Low flood risk 15 / 51
Breakwater — Low flood risk: 15/100 East Geelong — Low flood risk: 51/100

Demographics

East Geelong has more residents (4,012 vs 1,060); East Geelong has higher household incomes ($92,664 vs $56,004).

Breakwater East Geelong
Population 1,060 4,012
+278% vs other
Population trend (2016 → 2021) +4.5% +3.9%
Median age 40
same for both
Median household income $56,004/yr $92,664/yr
+65% vs other
Median weekly rent $300/wk $350/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Breakwater East Geelong
0-4 4.1% / 5.7%
Breakwater — 0-4: 4.1% East Geelong — 0-4: 5.7%
5-14 10.5% / 9.8%
Breakwater — 5-14: 10.5% East Geelong — 5-14: 9.8%
15-19 3.3% / 5.2%
Breakwater — 15-19: 3.3% East Geelong — 15-19: 5.2%
20-24 8.4% / 6.5%
Breakwater — 20-24: 8.4% East Geelong — 20-24: 6.5%
25-34 17.4% / 14.9%
Breakwater — 25-34: 17.4% East Geelong — 25-34: 14.9%
35-44 14.0% / 12.4%
Breakwater — 35-44: 14.0% East Geelong — 35-44: 12.4%
45-54 11.1% / 14.3%
Breakwater — 45-54: 11.1% East Geelong — 45-54: 14.3%
55-64 12.6% / 14.4%
Breakwater — 55-64: 12.6% East Geelong — 55-64: 14.4%
65-74 9.7% / 11.0%
Breakwater — 65-74: 9.7% East Geelong — 65-74: 11.0%
75-84 7.3% / 4.5%
Breakwater — 75-84: 7.3% East Geelong — 75-84: 4.5%
85+ 2.1% / 1.6%
Breakwater — 85+: 2.1% East Geelong — 85+: 1.6%

Bars are drawn against the largest share shown (17.4%).

Who lives together

Household composition, 2021 Census.

Breakwater 49.7% lone person
Breakwater — Lone Person: 49.7% Breakwater — Couple Families: 20.6% Breakwater — One Parent Families: 19.4% Breakwater — Group Household: 7.7% Breakwater — Other Families: 2.6%
East Geelong 42.8% lone person
East Geelong — Lone Person: 42.8% East Geelong — Couple Families: 35.9% East Geelong — One Parent Families: 12.5% East Geelong — Group Household: 7.5% East Geelong — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Breakwater 39.1% renting
Breakwater — Owned Outright: 30.1% Breakwater — Mortgage: 30.8% Breakwater — Renting: 39.1%
East Geelong 31.4% renting
East Geelong — Owned Outright: 33.4% East Geelong — Mortgage: 35.2% East Geelong — Renting: 31.4%
Owned outright Mortgage Renting

Qualifications

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

Breakwater East Geelong
Certificate III & IV 20.5% / 12.1%
Breakwater — Certificate III & IV: 20.5% East Geelong — Certificate III & IV: 12.1%
Bachelor Degree 7.1% / 20.2%
Breakwater — Bachelor Degree: 7.1% East Geelong — Bachelor Degree: 20.2%
Advanced Diploma / Diploma 6.9% / 9.6%
Breakwater — Advanced Diploma / Diploma: 6.9% East Geelong — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 2.2% / 6.2%
Breakwater — Postgraduate Degree: 2.2% East Geelong — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 1.3% / 4.0%
Breakwater — Graduate Diploma / Certificate: 1.3% East Geelong — Graduate Diploma / Certificate: 4.0%

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

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.

Breakwater East Geelong
England 2.2% / 3.0%
Breakwater — England: 2.2% East Geelong — England: 3.0%
India 1.3% / 1.3%
Breakwater — India: 1.3% East Geelong — India: 1.3%
New Zealand 0.9% / 1.0%
Breakwater — New Zealand: 0.9% East Geelong — New Zealand: 1.0%
Philippines 0.8% / 0.5%
Breakwater — Philippines: 0.8% East Geelong — Philippines: 0.5%
Pakistan 0.8% / —
Breakwater — Pakistan: 0.8% East Geelong — Pakistan: not among its largest
Italy — / 0.7%
Breakwater — Italy: not among its largest East Geelong — Italy: 0.7%
Greece — / 0.7%
Breakwater — Greece: not among its largest East Geelong — Greece: 0.7%

Bars are drawn against the largest share shown (3.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Breakwater 76.4% houses
Breakwater — Houses: 76.4% Breakwater — Townhouses: 8.8% Breakwater — Flats / Apartments: 14.8%
East Geelong 85.2% houses
East Geelong — Houses: 85.2% East Geelong — Townhouses: 14.5% East Geelong — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Breakwater East Geelong
Median house price $565,000 $826,250
Median unit price $705,000 $450,000
Median land price —
same for both
Typical days to sell (houses) 25 days
from 3 sales
 24 days
from 23 sales

Zoning mix

Breakwater has more industrially zoned land (33% vs 0%).

Breakwater East Geelong
Residential 13% 40%
Parks and recreation 26% 36%
Industrial 33% 0%
Other and special use 22% 11%
Infrastructure and transport 5% 13%
Rural and farming 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

Breakwater East Geelong
New dwellings approved 3,468
across Greater Geelong
same for both
Approvals change year on year +56%
same for both

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.

Breakwater East Geelong
Houses 4.0%
$478/wk on $622K
 3.6%
$548/wk on $800K
Units — 6.0%
$380/wk on $330K

Ranking within VIC

Breakwater East Geelong
House price Higher than 19% of VIC Higher than 60% of VIC
Income Higher than 14% of VIC Higher than 62% of VIC
Schools —
same for both
Walkability Higher than 86% of VIC Higher than 92% of VIC
Affordability Higher than 45% of VIC Higher than 48% of VIC
EV adoption Higher than 43% of VIC
same for both
NBN connectivity Higher than 80% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 68% of VIC Higher than 39% of VIC
Rental yield (units) — Higher than 92% of VIC

Liveability

East Geelong scores higher overall (64 vs 24); East Geelong is more walkable (77 vs 48).

Breakwater East Geelong
Grade D B
Score 24/100 64/100
Socio-economic band high-need area
decile 1/10
 advantaged area
decile 8/10

Risk profile

Breakwater carries more flood risk (85 vs 49); Breakwater carries more crime risk (90 vs 66).

Breakwater East Geelong
Bushfire None
0/100
same for both
Crime High
90/100
 Moderate
66/100
Flood High
85/100
 Moderate
49/100
Coastal erosion None
0/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 12
within 5 km

Schools

Breakwater East Geelong
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 3.8 km
 2
Deakin University, Geelong Waterfront Campus, 1.7 km
Full-time students aged 15–24 0.9% 2.3%

Schools in Breakwater

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in East Geelong

  • Geelong High School Government · Secondary below peers

Amenities in the suburb

Breakwater East Geelong
Supermarkets 0 1
Cafes & restaurants 1 4
Parks & reserves 2 7
Childcare 0 3
GPs 0 1
Pharmacies 0 1
Fuel stations 0 1

Mobility

Breakwater sits further from the CBD (80.3 km vs 76 km).

Breakwater East Geelong
Walkability score 48/100 77/100
Distance to Melbourne 80.3 km
+5% vs other
 76 km
Drive time (normal traffic) 72 min 67 min
Public transport score 54/100 75/100
Peak arrivals per hour 19.0
7-9am + 5-7pm
 99.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 3219
same for both
Rooftop solar per 100 dwellings 28
postcode 3219
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.

Breakwater East Geelong
Car (driver) 79.3% / 58.8%
Breakwater — Car (driver): 79.3% East Geelong — Car (driver): 58.8%
Worked from Home 10.8% / 27.4%
Breakwater — Worked from Home: 10.8% East Geelong — Worked from Home: 27.4%
Car (passenger) 4.6% / 3.7%
Breakwater — Car (passenger): 4.6% East Geelong — Car (passenger): 3.7%
Walked Only 2.2% / 5.2%
Breakwater — Walked Only: 2.2% East Geelong — Walked Only: 5.2%
Bus 2.4% / 1.2%
Breakwater — Bus: 2.4% East Geelong — Bus: 1.2%
Bicycle 0.8% / 2.2%
Breakwater — Bicycle: 0.8% East Geelong — Bicycle: 2.2%

Bars are drawn against the largest share shown (79.3%).

Setting

Breakwater East Geelong
Elevation 11 m
above sea level, at the suburb centre
 18 m
above sea level, at the suburb centre
Distance to the ocean 3.9 km
4.0 km to a named beach
 1.1 km
1.1 km to a named beach

NBN connectivity

Breakwater East Geelong
Connectivity score 71/100 76/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 46%
1,052 premises
 54%
2,106 premises

Climate

Breakwater East Geelong
Annual rainfall —
same for both
Summer max (Jan) 22.8°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Breakwater East Geelong
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Breakwater East Geelong
Average residential rate $1,802/yr
same for both
Council Greater Geelong
same for both

Federal electorate

Breakwater East Geelong
Division Corio
same for both
Member Richard Marles
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Breakwater East Geelong
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Breakwater

Affordable Quiet

East Geelong

Beach Coastal Gentrifying Large Blocks Parks Professionals

More comparisons

Other comparisons with Breakwater

Breakwater vs Belmont Breakwater vs St Albans Park Breakwater vs Whittington Breakwater vs Charlemont Breakwater vs Thomson Breakwater vs South Geelong

Other comparisons with East Geelong

East Geelong vs Geelong East Geelong vs Newcomb East Geelong vs Thomson East Geelong vs South Geelong
Full data on Breakwater Full data on East Geelong
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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