Broadford vs Reedy Creek

Broadford is the younger of the two, with a median age of 40 against 48 in Reedy Creek. In both, the large majority of households own their home and the large majority of homes are detached houses. In Reedy Creek, about half of households are people living alone. Houses cost more in Reedy Creek: a median of $738,000, against $620,000 in Broadford, and rent is higher there too. On these figures, Broadford tends to suit buyers on a tighter budget, while Reedy Creek suits people living alone.

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 4 of the 6 things we measure here

  • has more parks and reserves (14 vs 0)
  • has more childcare (3 vs 0)
  • has more schools inside the suburb (2 vs 0)

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

First-home buyers

Broadford

ahead on 2 of the 2 things we measure here

  • leaves households under less mortgage stress (23% vs 34%)
  • has cheaper houses ($620,000 vs $737,500)

Weighs house prices and mortgage stress.

Renters

Broadford

ahead on 3 of the 3 things we measure here

  • has a bigger rental market to choose from (19% vs 4%)
  • leaves renters under less rental stress (21% vs 34%)
  • has cheaper rent ($314/wk vs $450/wk)

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 81 min)
  • sits closer to the CBD (87.4 km vs 100 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Broadford

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 0)
  • carries lower crime risk (65/100 vs 76/100)

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

Investors

Broadford

ahead on the one thing that separates them

  • is growing faster (6.3% vs -5.4%)

Weighs population growth.

Where they sit

Broadford and Reedy Creek 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 Reedy Creek
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 Reedy Creek
Walkability 0 / 0
Broadford — Walkability: 0/100 Reedy Creek — Walkability: 0/100
Safety 35 / 24
Broadford — Safety: 35/100 Reedy Creek — Safety: 24/100
Low fire risk 24 / 13
Broadford — Low fire risk: 24/100 Reedy Creek — Low fire risk: 13/100
Low flood risk 62 / 100
Broadford — Low flood risk: 62/100 Reedy Creek — Low flood risk: 100/100

Demographics

Broadford has more residents (4,592 vs 157); Reedy Creek rents higher ($450/wk vs $314/wk).

Broadford Reedy Creek
Population 4,592
+97% vs other
 157
Population trend (2016 → 2021) +6.3% -5.4%
Median age 40 48
Median household income $78,988/yr
+12% vs other
 $69,628/yr
Median weekly rent $314/wk $450/wk
+43% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadford Reedy Creek
0-4 6.1% / 4.5%
Broadford — 0-4: 6.1% Reedy Creek — 0-4: 4.5%
5-14 13.1% / 13.4%
Broadford — 5-14: 13.1% Reedy Creek — 5-14: 13.4%
15-19 5.7% / 5.1%
Broadford — 15-19: 5.7% Reedy Creek — 15-19: 5.1%
20-24 5.0% / 3.8%
Broadford — 20-24: 5.0% Reedy Creek — 20-24: 3.8%
25-34 14.0% / 6.4%
Broadford — 25-34: 14.0% Reedy Creek — 25-34: 6.4%
35-44 12.4% / 11.5%
Broadford — 35-44: 12.4% Reedy Creek — 35-44: 11.5%
45-54 13.3% / 23.6%
Broadford — 45-54: 13.3% Reedy Creek — 45-54: 23.6%
55-64 13.4% / 20.4%
Broadford — 55-64: 13.4% Reedy Creek — 55-64: 20.4%
65-74 10.3% / 11.5%
Broadford — 65-74: 10.3% Reedy Creek — 65-74: 11.5%
75-84 5.1% / 3.2%
Broadford — 75-84: 5.1% Reedy Creek — 75-84: 3.2%
85+ 1.7% / —
Broadford — 85+: 1.7% Reedy Creek — 85+: not among its largest

Bars are drawn against the largest share shown (23.6%).

Who lives together

Household composition, 2021 Census.

Broadford 38.0% lone person
Broadford — Lone Person: 38.0% Broadford — Couple Families: 38.5% Broadford — One Parent Families: 19.3% Broadford — Group Household: 2.6% Broadford — Other Families: 1.6%
Reedy Creek 47.7% lone person
Reedy Creek — Lone Person: 47.7% Reedy Creek — Couple Families: 29.5% Reedy Creek — One Parent Families: 22.7% Reedy Creek — Group Household: 0.0% Reedy Creek — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

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%
Reedy Creek 4.5% renting
Reedy Creek — Owned Outright: 54.5% Reedy Creek — Mortgage: 40.9% Reedy Creek — Renting: 4.5%
Owned outright Mortgage Renting

Qualifications

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

Broadford Reedy Creek
Certificate III & IV 19.0% / 26.1%
Broadford — Certificate III & IV: 19.0% Reedy Creek — Certificate III & IV: 26.1%
Bachelor Degree 6.1% / 12.7%
Broadford — Bachelor Degree: 6.1% Reedy Creek — Bachelor Degree: 12.7%
Advanced Diploma / Diploma 7.1% / 3.8%
Broadford — Advanced Diploma / Diploma: 7.1% Reedy Creek — Advanced Diploma / Diploma: 3.8%
Postgraduate Degree 1.4% / 5.1%
Broadford — Postgraduate Degree: 1.4% Reedy Creek — Postgraduate Degree: 5.1%
Graduate Diploma / Certificate 1.2% / 3.2%
Broadford — Graduate Diploma / Certificate: 1.2% Reedy Creek — Graduate Diploma / Certificate: 3.2%

Bars are drawn against the largest share shown (26.1%).

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 Reedy Creek
England 2.4% / 3.2%
Broadford — England: 2.4% Reedy Creek — England: 3.2%
Italy — / 3.2%
Broadford — Italy: not among its largest Reedy Creek — Italy: 3.2%
New Zealand 0.9% / —
Broadford — New Zealand: 0.9% Reedy Creek — New Zealand: not among its largest
Germany 0.5% / —
Broadford — Germany: 0.5% Reedy Creek — Germany: not among its largest
Philippines 0.4% / —
Broadford — Philippines: 0.4% Reedy Creek — Philippines: not among its largest
South Africa 0.4% / —
Broadford — South Africa: 0.4% Reedy Creek — South Africa: not among its largest

Bars are drawn against the largest share shown (3.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadford 95.1% houses
Broadford — Houses: 95.1% Broadford — Flats / Apartments: 0.8% Broadford — Townhouses: 4.0%
Reedy Creek 91.5% houses
Reedy Creek — Houses: 91.5% Reedy Creek — Flats / Apartments: 8.5% Reedy Creek — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Broadford Reedy Creek
Median house price $620,000 $737,500
Median unit price $458,750 —
Median land price $310,000 —
Typical days to sell (houses) 54 days
from 77 sales
 —

Zoning mix

Broadford has more rural and farming land (87% vs 62%); Reedy Creek has more land zoned for conservation (14% vs 0%).

Broadford Reedy Creek
Rural and farming 87% 62%
Parks and recreation 2% 23%
Environmental 0% 14%
Infrastructure and transport 5% 0%
Residential 4% 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 Reedy Creek
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 Reedy Creek
Houses 4.1%
$550/wk on $698K
 —
Units 3.8%
$345/wk on $472K
 —

Ranking within VIC

Broadford Reedy Creek
House price Higher than 24% of VIC —
Income Higher than 46% of VIC Higher than 31% of VIC
Schools —
same for both
Walkability Higher than 28% of VIC Higher than 48% of VIC
Affordability Higher than 76% of VIC —
EV adoption Higher than 28% of VIC Higher than 29% of VIC
NBN connectivity Higher than 79% of VIC Higher than 18% of VIC
Rental yield (houses) Higher than 74% of VIC —
Rental yield (units) Higher than 4% of VIC —

Liveability

Broadford Reedy Creek
Grade D —
Score 20/100 —
Socio-economic band below-average income
decile 3/10
same for both

Risk profile

Broadford carries more flood risk (38 vs 0); Reedy Creek carries more crime risk (76 vs 65).

Broadford Reedy Creek
Bushfire High
76/100
 High
87/100
Crime Moderate
65/100
 High
76/100
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 Reedy Creek
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 Reedy Creek

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

Amenities in the suburb

Broadford Reedy Creek
Supermarkets 1 0
Cafes & restaurants 2 0
Parks & reserves 14 0
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 1

Mobility

Reedy Creek sits further from the CBD (100 km vs 87.4 km).

Broadford Reedy Creek
Walkability score 0/100
same for both
Distance to Melbourne 87.4 km 100 km
+14% vs other
Drive time (normal traffic) 68 min 81 min
Electric vehicle share 0.3%
postcode 3658
same for both
Rooftop solar per 100 dwellings 57
postcode 3658
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.

Broadford Reedy Creek
Car (driver) 78.2% / 69.4%
Broadford — Car (driver): 78.2% Reedy Creek — Car (driver): 69.4%
Worked from Home 14.8% / 30.6%
Broadford — Worked from Home: 14.8% Reedy Creek — Worked from Home: 30.6%
Car (passenger) 3.9% / —
Broadford — Car (passenger): 3.9% Reedy Creek — Car (passenger): not among its largest
Train 1.5% / —
Broadford — Train: 1.5% Reedy Creek — Train: not among its largest
Walked Only 1.4% / —
Broadford — Walked Only: 1.4% Reedy Creek — Walked Only: not among its largest

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

Setting

Broadford Reedy Creek
Elevation 226 m
above sea level, at the suburb centre
 391 m
above sea level, at the suburb centre

NBN connectivity

Broadford Reedy Creek
Connectivity score 69/100 20/100
Most common technology Fibre to the premises Satellite (Sky Muster)
Full-fibre (FTTP) share 47%
2,271 premises
 0%
49 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Broadford

Acreage Trains

Reedy Creek

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 Glenaroua

Other comparisons with Reedy Creek

Reedy Creek vs Tallarook Reedy Creek vs Clonbinane Reedy Creek vs Strath Creek Reedy Creek vs Tyaak
Full data on Broadford Full data on Reedy Creek
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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