Broadford vs Glenaroua

Broadford is the younger of the two, with a median age of 40 against 44 in Glenaroua. In both, the large majority of households own their home and the large majority of homes are detached houses. In Glenaroua, most households are couple families. On these figures, Broadford tends to suit people living alone, while Glenaroua suits couples.

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

Broadford

ahead on 3 of the 6 things we measure here

  • has more childcare (3 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • has more parks and reserves (14 vs 6)
  • But Glenaroua carries lower crime risk (27/100 vs 65/100)

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

First-home buyers

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs mortgage stress.

Renters

Glenaroua

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 21%)
  • has cheaper rent ($275/wk vs $314/wk)
  • But Broadford has a bigger rental market to choose from (19% vs 5%)

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

Commuting to the city

Broadford

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (68 min vs 84 min)
  • sits closer to the CBD (87.4 km vs 101.8 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Broadford has more GPs (5 vs 0)
  • Glenaroua carries lower crime risk (27/100 vs 65/100)

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

Investors

Glenaroua

ahead on the one thing that separates them

  • is growing faster (35.1% vs 6.3%)

Weighs population growth.

Where they sit

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

Broadford Glenaroua
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.

Broadford Glenaroua
Walkability 0 / 0
Broadford — Walkability: 0/100 Glenaroua — Walkability: 0/100
Safety 35 / 73
Broadford — Safety: 35/100 Glenaroua — Safety: 73/100
Low fire risk 24 / 43
Broadford — Low fire risk: 24/100 Glenaroua — Low fire risk: 43/100
Low flood risk 62 / 100
Broadford — Low flood risk: 62/100 Glenaroua — Low flood risk: 100/100

Demographics

Broadford has more residents (4,592 vs 208); Glenaroua has higher household incomes ($100,724 vs $78,988).

Broadford Glenaroua
Population 4,592
+95% vs other
 208
Population trend (2016 → 2021) +6.3% +35.1%
Median age 40 44
Median household income $78,988/yr $100,724/yr
+28% vs other
Median weekly rent $314/wk
+12% vs other
 $275/wk

Age profile

Share of residents in each band, 2021 Census.

Broadford Glenaroua
0-4 6.1% / 6.2%
Broadford — 0-4: 6.1% Glenaroua — 0-4: 6.2%
5-14 13.1% / 12.5%
Broadford — 5-14: 13.1% Glenaroua — 5-14: 12.5%
15-19 5.7% / 6.2%
Broadford — 15-19: 5.7% Glenaroua — 15-19: 6.2%
20-24 5.0% / 3.8%
Broadford — 20-24: 5.0% Glenaroua — 20-24: 3.8%
25-34 14.0% / 10.1%
Broadford — 25-34: 14.0% Glenaroua — 25-34: 10.1%
35-44 12.4% / 13.5%
Broadford — 35-44: 12.4% Glenaroua — 35-44: 13.5%
45-54 13.3% / 13.9%
Broadford — 45-54: 13.3% Glenaroua — 45-54: 13.9%
55-64 13.4% / 21.2%
Broadford — 55-64: 13.4% Glenaroua — 55-64: 21.2%
65-74 10.3% / 11.5%
Broadford — 65-74: 10.3% Glenaroua — 65-74: 11.5%
75-84 5.1% / 3.8%
Broadford — 75-84: 5.1% Glenaroua — 75-84: 3.8%
85+ 1.7% / —
Broadford — 85+: 1.7% Glenaroua — 85+: not among its largest

Bars are drawn against the largest share shown (21.2%).

Who lives together

Household composition, 2021 Census.

Broadford 38.5% couple families
Broadford — Couple Families: 38.5% Broadford — Lone Person: 38.0% Broadford — One Parent Families: 19.3% Broadford — Other Families: 1.6% Broadford — Group Household: 2.6%
Glenaroua 65.1% couple families
Glenaroua — Couple Families: 65.1% Glenaroua — Lone Person: 20.9% Glenaroua — One Parent Families: 7.0% Glenaroua — Other Families: 7.0% Glenaroua — Group Household: 0.0%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broadford 19.2% renting
Broadford — Owned Outright: 33.0% Broadford — Mortgage: 47.8% Broadford — Renting: 19.2%
Glenaroua 4.9% renting
Glenaroua — Owned Outright: 42.6% Glenaroua — Mortgage: 52.5% Glenaroua — Renting: 4.9%
Owned outright Mortgage Renting

Qualifications

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

Broadford Glenaroua
Certificate III & IV 19.0% / 18.8%
Broadford — Certificate III & IV: 19.0% Glenaroua — Certificate III & IV: 18.8%
Advanced Diploma / Diploma 7.1% / 9.6%
Broadford — Advanced Diploma / Diploma: 7.1% Glenaroua — Advanced Diploma / Diploma: 9.6%
Bachelor Degree 6.1% / 10.1%
Broadford — Bachelor Degree: 6.1% Glenaroua — Bachelor Degree: 10.1%
Postgraduate Degree 1.4% / 5.3%
Broadford — Postgraduate Degree: 1.4% Glenaroua — Postgraduate Degree: 5.3%
Graduate Diploma / Certificate 1.2% / 1.4%
Broadford — Graduate Diploma / Certificate: 1.2% Glenaroua — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (19.0%).

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.

Broadford Glenaroua
England 2.4% / —
Broadford — England: 2.4% Glenaroua — England: not among its largest
Scotland 0.3% / 1.9%
Broadford — Scotland: 0.3% Glenaroua — Scotland: 1.9%
New Zealand 0.9% / —
Broadford — New Zealand: 0.9% Glenaroua — New Zealand: not among its largest
Germany 0.5% / —
Broadford — Germany: 0.5% Glenaroua — Germany: not among its largest
Philippines 0.4% / —
Broadford — Philippines: 0.4% Glenaroua — Philippines: not among its largest
South Africa 0.4% / —
Broadford — South Africa: 0.4% Glenaroua — South Africa: not among its largest

Bars are drawn against the largest share shown (2.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadford 95.1% houses
Broadford — Houses: 95.1% Broadford — Townhouses: 4.0% Broadford — Flats / Apartments: 0.8%
Glenaroua 100.0% houses
Glenaroua — Houses: 100.0% Glenaroua — Townhouses: 0.0% Glenaroua — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Broadford Glenaroua
Median house price $620,000 —
Median unit price $458,750 —
Median land price $310,000 —
Typical days to sell (houses) 54 days
from 77 sales
 —

Zoning mix

Glenaroua has more rural and farming land (100% vs 87%).

Broadford Glenaroua
Rural and farming 87% 100%
Infrastructure and transport 5% 0%
Residential 4% 0%
Parks and recreation 2% 0%
Industrial 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

Broadford Glenaroua
New dwellings approved 1,074
across Mitchell
same for both
Approvals change year on year +70%
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.

Broadford Glenaroua
Houses 4.1%
$550/wk on $698K
 —
Units 3.8%
$345/wk on $472K
 —

Ranking within VIC

Broadford Glenaroua
House price Higher than 24% of VIC —
Income Higher than 46% of VIC Higher than 74% of VIC
Schools —
same for both
Walkability Higher than 28% of VIC Higher than 63% of VIC
Affordability Higher than 76% of VIC —
EV adoption Higher than 28% of VIC Higher than 34% of VIC
NBN connectivity Higher than 79% of VIC Higher than 47% of VIC
Rental yield (houses) Higher than 74% of VIC —
Rental yield (units) Higher than 4% of VIC —

Liveability

Broadford Glenaroua
Grade D —
Score 20/100 —
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 7/10

Risk profile

Broadford carries more flood risk (38 vs 0); Broadford carries more crime risk (65 vs 27).

Broadford Glenaroua
Bushfire High
76/100
 Moderate
57/100
Crime Moderate
65/100
 Low
27/100
Flood Low
38/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 0
within 5 km

Schools

Broadford Glenaroua
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 2 0

Schools in Broadford

  • Broadford Primary School Government · Primary below peers
  • Broadford Secondary College Government · Secondary below peers

Schools in Glenaroua

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

Amenities in the suburb

Broadford Glenaroua
Supermarkets 1 0
Cafes & restaurants 2 0
Parks & reserves 14 6
Childcare 3 0
GPs 5 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 1 0
EV chargers 1 0
Waterways 4
same for both

Mobility

Glenaroua sits further from the CBD (101.8 km vs 87.4 km).

Broadford Glenaroua
Walkability score 0/100
same for both
Distance to Melbourne 87.4 km 101.8 km
+16% vs other
Drive time (normal traffic) 68 min 84 min
Electric vehicle share 0.3%
postcode 3658
 0.4%
postcode 3764
Rooftop solar per 100 dwellings 57
postcode 3658
 46
postcode 3764

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.

Broadford Glenaroua
Car (driver) 78.2% / 58.2%
Broadford — Car (driver): 78.2% Glenaroua — Car (driver): 58.2%
Worked from Home 14.8% / 27.6%
Broadford — Worked from Home: 14.8% Glenaroua — Worked from Home: 27.6%
Car (passenger) 3.9% / 7.1%
Broadford — Car (passenger): 3.9% Glenaroua — Car (passenger): 7.1%
Walked Only 1.4% / 7.1%
Broadford — Walked Only: 1.4% Glenaroua — Walked Only: 7.1%
Train 1.5% / —
Broadford — Train: 1.5% Glenaroua — Train: not among its largest

Bars are drawn against the largest share shown (78.2%).

Setting

Broadford Glenaroua
Elevation 226 m
above sea level, at the suburb centre
 202 m
above sea level, at the suburb centre

NBN connectivity

Broadford Glenaroua
Connectivity score 69/100 29/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 47%
2,271 premises
 0%
102 premises

Climate

Broadford Glenaroua
Annual rainfall 540 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Broadford Glenaroua
Average residential rate $1,947/yr
same for both
Council Mitchell
same for both

Federal electorate

Broadford Glenaroua
Division Nicholls
same for both
Member Sam Birrell
same for both
Party The Nationals
same for both

First Home Owner Grant

Broadford Glenaroua
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Broadford

Acreage Trains

Glenaroua

Rural

More comparisons

Other comparisons with Broadford

Broadford vs Tallarook Broadford vs Kilmore East Broadford vs Sunday Creek Broadford vs Clonbinane Broadford vs Sugarloaf Creek Broadford vs Moranding

Other comparisons with Glenaroua

Glenaroua vs Puckapunyal Glenaroua vs Pyalong Glenaroua vs Hilldene Glenaroua vs Tooborac Glenaroua vs Sugarloaf Creek Glenaroua vs Moranding
Full data on Broadford Full data on Glenaroua
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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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