Brighton East vs Moorabbin

Moorabbin is the younger of the two, with a median age of 39 against 45 in Brighton East. In both, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Brighton East: a median of $2.12 million, against $1.23 million in Moorabbin, and rent is higher there too. Brighton East is closer to the city centre: 14.2 km, against 18.9 km. On these figures, Moorabbin 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

Brighton East

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (46/100 vs 90/100)
  • has more childcare (13 vs 8)
  • has more parks and reserves (9 vs 6)
  • But Moorabbin has more schools rated above their peers (2 vs 0)

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

First-home buyers

Moorabbin

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,230,250 vs $2,122,500)
  • has cheaper units ($610,000 vs $955,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Moorabbin

ahead on the one thing that separates them

  • has cheaper rent ($431/wk vs $600/wk)

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

Commuting to the city

Brighton East

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (14.2 km vs 18.9 km)
  • has a shorter drive in (24 min vs 30 min)

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

Downsizers and retirees

Brighton East

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (46/100 vs 90/100)
  • has more residents already 65 and over (22% vs 17%)

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

Investors

Moorabbin

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on units (5.2% vs 3.6%)
  • returns a higher gross yield on houses (3.8% vs 3.1%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Brighton East Moorabbin
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.

Brighton East Moorabbin
Walkability 80 / 79
Brighton East — Walkability: 80/100 Moorabbin — Walkability: 79/100
Safety 54 / 10
Brighton East — Safety: 54/100 Moorabbin — Safety: 10/100
Low fire risk 100 / 100
Brighton East — Low fire risk: 100/100 Moorabbin — Low fire risk: 100/100
Low flood risk 65 / 62
Brighton East — Low flood risk: 65/100 Moorabbin — Low flood risk: 62/100

Demographics

Brighton East has more residents (16,757 vs 6,287); Brighton East rents higher ($600/wk vs $431/wk).

Brighton East Moorabbin
Population 16,757
+62% vs other
 6,287
Population trend (2016 → 2021) +4.7% +6.6%
Median age 45 39
Median household income $132,288/yr
+20% vs other
 $105,612/yr
Median weekly rent $600/wk
+28% vs other
 $431/wk

Age profile

Share of residents in each band, 2021 Census.

Brighton East Moorabbin
0-4 4.4% / 6.7%
Brighton East — 0-4: 4.4% Moorabbin — 0-4: 6.7%
5-14 14.5% / 12.0%
Brighton East — 5-14: 14.5% Moorabbin — 5-14: 12.0%
15-19 7.3% / 4.9%
Brighton East — 15-19: 7.3% Moorabbin — 15-19: 4.9%
20-24 5.0% / 4.8%
Brighton East — 20-24: 5.0% Moorabbin — 20-24: 4.8%
25-34 6.8% / 13.2%
Brighton East — 25-34: 6.8% Moorabbin — 25-34: 13.2%
35-44 11.4% / 16.9%
Brighton East — 35-44: 11.4% Moorabbin — 35-44: 16.9%
45-54 15.8% / 13.9%
Brighton East — 45-54: 15.8% Moorabbin — 45-54: 13.9%
55-64 12.7% / 11.1%
Brighton East — 55-64: 12.7% Moorabbin — 55-64: 11.1%
65-74 9.6% / 8.4%
Brighton East — 65-74: 9.6% Moorabbin — 65-74: 8.4%
75-84 7.3% / 5.7%
Brighton East — 75-84: 7.3% Moorabbin — 75-84: 5.7%
85+ 5.1% / 2.6%
Brighton East — 85+: 5.1% Moorabbin — 85+: 2.6%

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Brighton East 52.2% couple families
Brighton East — Couple Families: 52.2% Brighton East — Lone Person: 31.6% Brighton East — One Parent Families: 13.0% Brighton East — Group Household: 2.5% Brighton East — Other Families: 0.8%
Moorabbin 45.4% couple families
Moorabbin — Couple Families: 45.4% Moorabbin — Lone Person: 33.5% Moorabbin — One Parent Families: 14.2% Moorabbin — Group Household: 5.3% Moorabbin — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Brighton East 20.7% renting
Brighton East — Owned Outright: 43.0% Brighton East — Mortgage: 36.3% Brighton East — Renting: 20.7%
Moorabbin 29.7% renting
Moorabbin — Owned Outright: 30.6% Moorabbin — Mortgage: 39.7% Moorabbin — Renting: 29.7%
Owned outright Mortgage Renting

Qualifications

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

Brighton East Moorabbin
Bachelor Degree 23.5% / 19.5%
Brighton East — Bachelor Degree: 23.5% Moorabbin — Bachelor Degree: 19.5%
Advanced Diploma / Diploma 8.0% / 9.4%
Brighton East — Advanced Diploma / Diploma: 8.0% Moorabbin — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 8.7% / 6.9%
Brighton East — Postgraduate Degree: 8.7% Moorabbin — Postgraduate Degree: 6.9%
Certificate III & IV 5.3% / 9.4%
Brighton East — Certificate III & IV: 5.3% Moorabbin — Certificate III & IV: 9.4%
Graduate Diploma / Certificate 3.2% / 2.8%
Brighton East — Graduate Diploma / Certificate: 3.2% Moorabbin — Graduate Diploma / Certificate: 2.8%

Bars are drawn against the largest share shown (23.5%).

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.

Brighton East Moorabbin
England 4.5% / 3.2%
Brighton East — England: 4.5% Moorabbin — England: 3.2%
China 3.9% / 3.4%
Brighton East — China: 3.9% Moorabbin — China: 3.4%
India 1.2% / 4.1%
Brighton East — India: 1.2% Moorabbin — India: 4.1%
New Zealand 1.4% / 1.5%
Brighton East — New Zealand: 1.4% Moorabbin — New Zealand: 1.5%
South Africa 1.8% / 1.0%
Brighton East — South Africa: 1.8% Moorabbin — South Africa: 1.0%
Greece 0.9% / 1.8%
Brighton East — Greece: 0.9% Moorabbin — Greece: 1.8%

Bars are drawn against the largest share shown (4.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Brighton East 67.9% houses
Brighton East — Houses: 67.9% Brighton East — Townhouses: 23.8% Brighton East — Flats / Apartments: 8.3%
Moorabbin 76.7% houses
Moorabbin — Houses: 76.7% Moorabbin — Townhouses: 8.7% Moorabbin — Flats / Apartments: 14.7%
Houses Townhouses Flats / Apartments

Property market

Brighton East Moorabbin
Median house price $2,122,500 $1,230,250
Median unit price $955,000 $610,000
Median land price $2,500,000 —
Typical days to sell (houses) 24 days
from 148 sales
 24 days
from 60 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.

Brighton East Moorabbin
2 bed $850K / $592K
Brighton East — 2 bed: $850K (23 sales) Moorabbin — 2 bed: $592K (49 sales)

23 vs 49 sales

3 bed $1.2M / $1.01M
Brighton East — 3 bed: $1.2M (16 sales) Moorabbin — 3 bed: $1.01M (11 sales)

16 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.

Brighton East Moorabbin
2 bed $1.43M / $1.15M
Brighton East — 2 bed: $1.43M (13 sales) Moorabbin — 2 bed: $1.15M (9 sales)

13 vs 9 sales

3 bed $1.72M / $1.21M
Brighton East — 3 bed: $1.72M (73 sales) Moorabbin — 3 bed: $1.21M (63 sales)

73 vs 63 sales

4 bed $2.3M / $1.36M
Brighton East — 4 bed: $2.3M (92 sales) Moorabbin — 4 bed: $1.36M (29 sales)

92 vs 29 sales

Zoning mix

Moorabbin has more industrially zoned land (48% vs 0%).

Brighton East Moorabbin
Residential 76% 32%
Industrial 0% 48%
Parks and recreation 13% 5%
Infrastructure and transport 9%
same for both
Commercial 2% 6%
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

Brighton East Moorabbin
New dwellings approved 473
across Bayside (Vic.)
 465
across Kingston (Vic.)
Approvals change year on year -47% -36%

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.

Brighton East Moorabbin
Houses 3.1%
$1,100/wk on $1.84M
 3.8%
$850/wk on $1.17M
Units 3.6%
$555/wk on $808K
 5.2%
$685/wk on $688K

Ranking within VIC

Brighton East Moorabbin
House price Higher than 95% of VIC Higher than 83% of VIC
Income Higher than 95% of VIC Higher than 78% of VIC
Schools Higher than 1% of VIC Higher than 80% of VIC
Walkability Higher than 93% of VIC
same for both
Affordability Higher than 8% of VIC Higher than 21% of VIC
EV adoption Higher than 98% of VIC Higher than 86% of VIC
NBN connectivity Higher than 84% of VIC Higher than 89% of VIC
Rental yield (houses) Higher than 18% of VIC Higher than 53% of VIC
Rental yield (units) Higher than 2% of VIC Higher than 71% of VIC

Liveability

Brighton East Moorabbin
Grade A
same for both
Score 70/100 72/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Moorabbin carries more crime risk (90 vs 46).

Brighton East Moorabbin
Bushfire None
0/100
same for both
Crime Moderate
46/100
 High
90/100
Flood Low
35/100
 Low
38/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 15
within 5 km

Schools

Brighton East Moorabbin
Inside the suburb 7 5
Rated above peers 0 2
Rated at peers 4 1
Rated below peers 0
same for both
Universities within 10 km 2
Monash Caulfield, 4.6 km
 2
Monash Caulfield, 6.8 km
Full-time students aged 15–24 3.9% 2.4%

Schools in Brighton East

  • Brighton Secondary College Government · Secondary at peers
  • Gardenvale Primary School Government · Primary at peers
  • St Finbar's School Catholic · Primary at peers
  • St Leonard's College Independent · Combined at peers
  • Haileybury College - Brighton Boys Independent · Combined
  • Haileybury College - Brighton Girls Independent · Combined

Schools in Moorabbin

  • Moorabbin Primary School Government · Primary above peers
  • St Catherine's School Catholic · Primary above peers
  • Southmoor Primary School Government · Primary at peers
  • Avenues Education Government · Secondary · Special school
  • Bayside Special Developmental School Government · Combined · Special school

Amenities in the suburb

Brighton East Moorabbin
Supermarkets 0 2
Cafes & restaurants 6 7
Parks & reserves 9 6
Childcare 13 8
GPs 2
same for both
Pharmacies 3
same for both
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 1 3
Fuel stations 2 3
EV chargers 2 0

Mobility

Moorabbin sits further from the CBD (18.9 km vs 14.2 km).

Brighton East Moorabbin
Walkability score 80/100 79/100
Distance to Melbourne 14.2 km 18.9 km
+33% vs other
Drive time (normal traffic) 24 min 30 min
Public transport score 80/100
Tram · Bus
 93/100
Rail · Bus
Peak arrivals per hour 181.0
7-9am + 5-7pm
 173.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.9%
postcode 3187
 1.4%
postcode 3189
Rooftop solar per 100 dwellings 24
postcode 3187
 31
postcode 3189

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.

Brighton East Moorabbin
Car (driver) 42.1% / 49.5%
Brighton East — Car (driver): 42.1% Moorabbin — Car (driver): 49.5%
Worked from Home 50.1% / 39.7%
Brighton East — Worked from Home: 50.1% Moorabbin — Worked from Home: 39.7%
Train 2.3% / 3.7%
Brighton East — Train: 2.3% Moorabbin — Train: 3.7%
Car (passenger) 2.7% / 3.1%
Brighton East — Car (passenger): 2.7% Moorabbin — Car (passenger): 3.1%
Walked Only 1.5% / 2.2%
Brighton East — Walked Only: 1.5% Moorabbin — Walked Only: 2.2%

Bars are drawn against the largest share shown (50.1%).

Setting

Brighton East Moorabbin
Elevation 31 m
above sea level, at the suburb centre
 43 m
above sea level, at the suburb centre
Distance to the ocean 2.6 km
2.6 km to a named beach
 4.7 km
4.7 km to a named beach

NBN connectivity

Brighton East Moorabbin
Connectivity score 76/100 78/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 5%
7,493 premises
 23%
5,070 premises

Climate

Brighton East Moorabbin
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Brighton East Moorabbin
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Brighton East Moorabbin
Average residential rate $2,086/yr $1,940/yr
Council Bayside (Vic.) Kingston (Vic.)

Federal electorate

Brighton East Moorabbin
Division Goldstein
same for both
Member Tim Wilson
same for both
Party Liberal
same for both

First Home Owner Grant

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

Tags

Brighton East

Coastal Luxury Middle-Ring Parks Professionals Townhouses Trams Transport Hub

Moorabbin

Easy Commute Middle-Ring Transport Hub

More comparisons

Other comparisons with Brighton East

Brighton East vs Brighton Brighton East vs Bentleigh Brighton East vs Hampton Brighton East vs Caulfield South Brighton East vs Ormond Brighton East vs McKinnon

Other comparisons with Moorabbin

Moorabbin vs Bentleigh East Moorabbin vs Cheltenham Moorabbin vs Bentleigh Moorabbin vs Highett Moorabbin vs Oakleigh South Moorabbin vs Hampton East
Full data on Brighton East Full data on Moorabbin
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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