Briagolong vs Stratford

Stratford is the younger of the two, with a median age of 39 against 44 in Briagolong. In both, the large majority of households own their home and the large majority of homes are detached houses. In Stratford, about half of households are couple families. Houses cost more in Stratford: a median of $560,000, against $450,000 in Briagolong, and rent is higher there too. On these figures, Briagolong 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

Stratford

ahead on the one thing that separates them

  • carries lower crime risk (52/100 vs 68/100)

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

First-home buyers

Briagolong

ahead on 2 of the 3 things we measure here

  • has cheaper land ($190,000 vs $290,000)
  • has cheaper houses ($450,000 vs $560,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Briagolong

ahead on the one thing that separates them

  • has cheaper rent ($250/wk vs $290/wk)

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

Commuting to the city

Stratford

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (170 min vs 188 min)
  • sits closer to the CBD (232.7 km vs 249.9 km)
  • But Briagolong is more walkable (10/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Stratford

ahead on 2 of the 4 things we measure here

  • has more GPs (2 vs 0)
  • carries lower crime risk (52/100 vs 68/100)
  • But Briagolong is more walkable (10/100 vs 0/100)

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

Investors

Stratford

ahead on the one thing that separates them

  • is growing faster (13.9% vs 4.8%)

Weighs population growth.

Where they sit

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

Briagolong Stratford
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.

Briagolong Stratford
Walkability 10 / 0
Briagolong — Walkability: 10/100 Stratford — Walkability: 0/100
Safety 32 / 48
Briagolong — Safety: 32/100 Stratford — Safety: 48/100
Low fire risk 4 / 11
Briagolong — Low fire risk: 4/100 Stratford — Low fire risk: 11/100
Low flood risk 73 / 24
Briagolong — Low flood risk: 73/100 Stratford — Low flood risk: 24/100

Demographics

Stratford has more residents (2,980 vs 1,133); Stratford rents higher ($290/wk vs $250/wk).

Briagolong Stratford
Population 1,133 2,980
+163% vs other
Population trend (2016 → 2021) +4.8% +13.9%
Median age 44 39
Median household income $69,368/yr $73,788/yr
+6% vs other
Median weekly rent $250/wk $290/wk
+16% vs other

Age profile

Share of residents in each band, 2021 Census.

Briagolong Stratford
0-4 4.8% / 6.5%
Briagolong — 0-4: 4.8% Stratford — 0-4: 6.5%
5-14 13.3% / 13.4%
Briagolong — 5-14: 13.3% Stratford — 5-14: 13.4%
15-19 6.3% / 5.5%
Briagolong — 15-19: 6.3% Stratford — 15-19: 5.5%
20-24 5.2% / 5.7%
Briagolong — 20-24: 5.2% Stratford — 20-24: 5.7%
25-34 10.8% / 13.1%
Briagolong — 25-34: 10.8% Stratford — 25-34: 13.1%
35-44 11.0% / 11.3%
Briagolong — 35-44: 11.0% Stratford — 35-44: 11.3%
45-54 12.4% / 11.0%
Briagolong — 45-54: 12.4% Stratford — 45-54: 11.0%
55-64 16.4% / 12.8%
Briagolong — 55-64: 16.4% Stratford — 55-64: 12.8%
65-74 15.4% / 13.3%
Briagolong — 65-74: 15.4% Stratford — 65-74: 13.3%
75-84 3.9% / 5.5%
Briagolong — 75-84: 3.9% Stratford — 75-84: 5.5%
85+ 0.7% / 1.6%
Briagolong — 85+: 0.7% Stratford — 85+: 1.6%

Bars are drawn against the largest share shown (16.4%).

Who lives together

Household composition, 2021 Census.

Briagolong 39.6% couple families
Briagolong — Couple Families: 39.6% Briagolong — Lone Person: 40.7% Briagolong — One Parent Families: 16.5% Briagolong — Group Household: 3.2% Briagolong — Other Families: 0.0%
Stratford 45.8% couple families
Stratford — Couple Families: 45.8% Stratford — Lone Person: 37.9% Stratford — One Parent Families: 12.8% Stratford — Group Household: 2.7% Stratford — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Briagolong 10.1% renting
Briagolong — Owned Outright: 45.7% Briagolong — Mortgage: 44.2% Briagolong — Renting: 10.1%
Stratford 12.9% renting
Stratford — Owned Outright: 41.0% Stratford — Mortgage: 46.2% Stratford — Renting: 12.9%
Owned outright Mortgage Renting

Qualifications

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

Briagolong Stratford
Certificate III & IV 19.4% / 21.5%
Briagolong — Certificate III & IV: 19.4% Stratford — Certificate III & IV: 21.5%
Bachelor Degree 9.3% / 7.5%
Briagolong — Bachelor Degree: 9.3% Stratford — Bachelor Degree: 7.5%
Advanced Diploma / Diploma 7.6% / 8.0%
Briagolong — Advanced Diploma / Diploma: 7.6% Stratford — Advanced Diploma / Diploma: 8.0%
Graduate Diploma / Certificate 3.2% / 1.8%
Briagolong — Graduate Diploma / Certificate: 3.2% Stratford — Graduate Diploma / Certificate: 1.8%
Postgraduate Degree 1.5% / 1.2%
Briagolong — Postgraduate Degree: 1.5% Stratford — Postgraduate Degree: 1.2%

Bars are drawn against the largest share shown (21.5%).

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.

Briagolong Stratford
England 4.9% / 2.9%
Briagolong — England: 4.9% Stratford — England: 2.9%
New Zealand 1.9% / 1.3%
Briagolong — New Zealand: 1.9% Stratford — New Zealand: 1.3%
Netherlands 0.5% / 0.5%
Briagolong — Netherlands: 0.5% Stratford — Netherlands: 0.5%
Scotland 0.4% / 0.4%
Briagolong — Scotland: 0.4% Stratford — Scotland: 0.4%
Canada 0.5% / —
Briagolong — Canada: 0.5% Stratford — Canada: not among its largest
Greece 0.4% / —
Briagolong — Greece: 0.4% Stratford — Greece: not among its largest
South Africa — / 0.3%
Briagolong — South Africa: not among its largest Stratford — South Africa: 0.3%

Bars are drawn against the largest share shown (4.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Briagolong 100.0% houses
Briagolong — Houses: 100.0% Briagolong — Flats / Apartments: 0.0%
Stratford 96.4% houses
Stratford — Houses: 96.4% Stratford — Flats / Apartments: 3.6%
Houses Flats / Apartments

Property market

Briagolong Stratford
Median house price $450,000 $560,000
Median unit price —
same for both
Median land price $190,000 $290,000
Typical days to sell (houses) 56 days
from 6 sales
 56 days
from 47 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.

Briagolong Stratford
3 bed $550K / $502K
Briagolong — 3 bed: $550K (9 sales) Stratford — 3 bed: $502K (64 sales)

9 vs 64 sales

4 bed $440K / $595K
Briagolong — 4 bed: $440K (5 sales) Stratford — 4 bed: $595K (66 sales)

5 vs 66 sales

Zoning mix

Stratford has more rural and farming land (93% vs 66%).

Briagolong Stratford
Rural and farming 66% 93%
Parks and recreation 33% 2%
Infrastructure and transport 0% 2%
Residential 1% 2%
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

Briagolong Stratford
New dwellings approved 209
across Wellington
same for both
Approvals change year on year +17%
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.

Briagolong Stratford
Houses — 4.5%
$565/wk on $659K
Units —
same for both

Ranking within VIC

Briagolong Stratford
House price — Higher than 15% of VIC
Income Higher than 31% of VIC Higher than 39% of VIC
Schools —
same for both
Walkability Higher than 71% of VIC Higher than 35% of VIC
Affordability — Higher than 82% of VIC
EV adoption Higher than 15% of VIC Higher than 9% of VIC
NBN connectivity Higher than 43% of VIC Higher than 77% of VIC
Rental yield (houses) — Higher than 90% of VIC

Liveability

Briagolong is more walkable (10 vs 0).

Briagolong Stratford
Grade D
same for both
Score 18/100 15/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 4/10

Risk profile

Stratford carries more flood risk (76 vs 27); Briagolong carries more crime risk (68 vs 52).

Briagolong Stratford
Bushfire High
96/100
 High
89/100
Crime Moderate
68/100
 Moderate
52/100
Flood Low
27/100
 High
76/100
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

Briagolong Stratford
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 1

Schools in Briagolong

  • Briagolong Primary School Government · Primary at peers

Schools in Stratford

  • St Patrick's School Catholic · Primary at peers
  • Stratford Primary School Government · Primary below peers

Amenities in the suburb

Briagolong Stratford
Supermarkets 0 1
Cafes & restaurants 0 3
Parks & reserves 8 7
Childcare 2 3
GPs 0 2
Pharmacies 0 1
Police stations 1
same for both
Banks & Bank@Post 1
same for both
Fuel stations 1
same for both
EV chargers 0 1
Waterways 163 6

Mobility

Briagolong sits further from the CBD (249.9 km vs 232.7 km).

Briagolong Stratford
Walkability score 10/100 0/100
Distance to Melbourne 249.9 km
+7% vs other
 232.7 km
Drive time (normal traffic) 188 min 170 min
Electric vehicle share 0.2%
postcode 3860
 0.2%
postcode 3862
Rooftop solar per 100 dwellings 41
postcode 3860
 57
postcode 3862

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.

Briagolong Stratford
Car (driver) 76.8% / 82.1%
Briagolong — Car (driver): 76.8% Stratford — Car (driver): 82.1%
Worked from Home 16.7% / 12.4%
Briagolong — Worked from Home: 16.7% Stratford — Worked from Home: 12.4%
Car (passenger) 4.3% / 3.7%
Briagolong — Car (passenger): 4.3% Stratford — Car (passenger): 3.7%
Walked Only 1.4% / 1.5%
Briagolong — Walked Only: 1.4% Stratford — Walked Only: 1.5%
Bus 0.9% / 0.3%
Briagolong — Bus: 0.9% Stratford — Bus: 0.3%

Bars are drawn against the largest share shown (82.1%).

Setting

Briagolong Stratford
Elevation 123 m
above sea level, at the suburb centre
 42 m
above sea level, at the suburb centre

NBN connectivity

Briagolong Stratford
Connectivity score 29/100 66/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
521 premises
 47%
1,538 premises

Climate

Briagolong Stratford
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

Briagolong Stratford
Average residential rate $1,960/yr
same for both
Council Wellington
same for both

Federal electorate

Briagolong Stratford
Division Gippsland
same for both
Member Darren Chester
same for both
Party The Nationals
same for both

First Home Owner Grant

Briagolong Stratford
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Briagolong

Affordable River Rural

Stratford

Affordable Rural

More comparisons

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Other comparisons with Stratford

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Full data on Briagolong Full data on Stratford
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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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