Broadmeadows vs Meadow Heights

In both, most homes are detached houses. In Broadmeadows, about half of households rent. In Meadow Heights, most households own their home and about half of households are couple families. Broadmeadows is closer to the city centre: 17.2 km, against 21.1 km. On these figures, Broadmeadows tends to suit renters, while Meadow Heights 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

Meadow Heights

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (56 vs 12)
  • carries lower crime risk (63/100 vs 95/100)
  • is already more of a family suburb (77% vs 62%)
  • But Broadmeadows has more schools inside the suburb (19 vs 2)

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

First-home buyers

Broadmeadows

ahead on the one thing that separates them

  • has cheaper units ($475,000 vs $560,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Broadmeadows

ahead on the one thing that separates them

  • has a bigger rental market to choose from (51% vs 32%)

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

Commuting to the city

Broadmeadows

ahead on 3 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (9% vs 3%)
  • sits closer to the CBD (17.2 km vs 21.1 km)
  • has a shorter drive in (27 min vs 32 min)

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

Downsizers and retirees

Broadmeadows

ahead on 2 of the 5 things we measure here

  • has more GPs (13 vs 3)
  • has more units and townhouses to downsize into (32% vs 18%)
  • But Meadow Heights carries lower crime risk (63/100 vs 95/100)

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

Investors

Broadmeadows

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.5% vs 4.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Broadmeadows Meadow Heights
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.

Broadmeadows Meadow Heights
Walkability 83 / 78
Broadmeadows — Walkability: 83/100 Meadow Heights — Walkability: 78/100
Safety 5 / 37
Broadmeadows — Safety: 5/100 Meadow Heights — Safety: 37/100
Low fire risk 100 / 64
Broadmeadows — Low fire risk: 100/100 Meadow Heights — Low fire risk: 64/100
Low flood risk 68 / 70
Broadmeadows — Low flood risk: 68/100 Meadow Heights — Low flood risk: 70/100

Demographics

Meadow Heights has higher household incomes ($66,248 vs $59,852); Meadow Heights skews older (34 vs 32).

Broadmeadows Meadow Heights
Population 12,524 14,890
+19% vs other
Population trend (2016 → 2021) +4.6% +0.3%
Median age 32 34
Median household income $59,852/yr $66,248/yr
+11% vs other
Median weekly rent $331/wk $346/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadmeadows Meadow Heights
0-4 7.4% / 6.8%
Broadmeadows — 0-4: 7.4% Meadow Heights — 0-4: 6.8%
5-14 14.1% / 14.7%
Broadmeadows — 5-14: 14.1% Meadow Heights — 5-14: 14.7%
15-19 6.3% / 6.8%
Broadmeadows — 15-19: 6.3% Meadow Heights — 15-19: 6.8%
20-24 7.9% / 7.9%
Broadmeadows — 20-24: 7.9% Meadow Heights — 20-24: 7.9%
25-34 19.3% / 15.1%
Broadmeadows — 25-34: 19.3% Meadow Heights — 25-34: 15.1%
35-44 14.4% / 12.5%
Broadmeadows — 35-44: 14.4% Meadow Heights — 35-44: 12.5%
45-54 10.4% / 12.2%
Broadmeadows — 45-54: 10.4% Meadow Heights — 45-54: 12.2%
55-64 9.6% / 12.2%
Broadmeadows — 55-64: 9.6% Meadow Heights — 55-64: 12.2%
65-74 5.7% / 7.4%
Broadmeadows — 65-74: 5.7% Meadow Heights — 65-74: 7.4%
75-84 3.6% / 3.6%
Broadmeadows — 75-84: 3.6% Meadow Heights — 75-84: 3.6%
85+ 1.4% / 0.7%
Broadmeadows — 85+: 1.4% Meadow Heights — 85+: 0.7%

Bars are drawn against the largest share shown (19.3%).

Who lives together

Household composition, 2021 Census.

Broadmeadows 40.7% couple families
Broadmeadows — Couple Families: 40.7% Broadmeadows — Lone Person: 28.6% Broadmeadows — One Parent Families: 21.8% Broadmeadows — Group Household: 6.3% Broadmeadows — Other Families: 2.6%
Meadow Heights 53.1% couple families
Meadow Heights — Couple Families: 53.1% Meadow Heights — Lone Person: 17.4% Meadow Heights — One Parent Families: 24.1% Meadow Heights — Group Household: 3.4% Meadow Heights — Other Families: 2.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broadmeadows 51.0% renting
Broadmeadows — Owned Outright: 22.1% Broadmeadows — Mortgage: 26.9% Broadmeadows — Renting: 51.0%
Meadow Heights 31.9% renting
Meadow Heights — Owned Outright: 27.9% Meadow Heights — Mortgage: 40.3% Meadow Heights — Renting: 31.9%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadows Meadow Heights
Bachelor Degree 8.9% / 7.4%
Broadmeadows — Bachelor Degree: 8.9% Meadow Heights — Bachelor Degree: 7.4%
Certificate III & IV 7.3% / 8.0%
Broadmeadows — Certificate III & IV: 7.3% Meadow Heights — Certificate III & IV: 8.0%
Advanced Diploma / Diploma 5.9% / 5.7%
Broadmeadows — Advanced Diploma / Diploma: 5.9% Meadow Heights — Advanced Diploma / Diploma: 5.7%
Postgraduate Degree 4.4% / 2.3%
Broadmeadows — Postgraduate Degree: 4.4% Meadow Heights — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 0.9% / 1.1%
Broadmeadows — Graduate Diploma / Certificate: 0.9% Meadow Heights — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (8.9%).

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.

Broadmeadows Meadow Heights
Iraq 5.0% / 7.1%
Broadmeadows — Iraq: 5.0% Meadow Heights — Iraq: 7.1%
Lebanon 4.8% / 4.3%
Broadmeadows — Lebanon: 4.8% Meadow Heights — Lebanon: 4.3%
Pakistan 4.1% / 2.3%
Broadmeadows — Pakistan: 4.1% Meadow Heights — Pakistan: 2.3%
India 3.5% / 1.2%
Broadmeadows — India: 3.5% Meadow Heights — India: 1.2%
Nepal 4.4% / —
Broadmeadows — Nepal: 4.4% Meadow Heights — Nepal: not among its largest
Vietnam 1.7% / 2.5%
Broadmeadows — Vietnam: 1.7% Meadow Heights — Vietnam: 2.5%

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadmeadows 67.9% houses
Broadmeadows — Houses: 67.9% Broadmeadows — Townhouses: 19.8% Broadmeadows — Flats / Apartments: 12.2%
Meadow Heights 82.2% houses
Meadow Heights — Houses: 82.2% Meadow Heights — Townhouses: 16.5% Meadow Heights — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Broadmeadows Meadow Heights
Median house price $651,000 $670,000
Median unit price $475,000 $560,000
Median land price — $535,000
Typical days to sell (houses) 27 days
from 75 sales
 25 days
from 56 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.

Broadmeadows Meadow Heights
2 bed $450K / $500K
Broadmeadows — 2 bed: $450K (24 sales) Meadow Heights — 2 bed: $500K (6 sales)

24 vs 6 sales

3 bed $540K / $570K
Broadmeadows — 3 bed: $540K (9 sales) Meadow Heights — 3 bed: $570K (26 sales)

9 vs 26 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.

Broadmeadows Meadow Heights
2 bed $532K / $512K
Broadmeadows — 2 bed: $532K (18 sales) Meadow Heights — 2 bed: $512K (6 sales)

18 vs 6 sales

3 bed $645K / $651K
Broadmeadows — 3 bed: $645K (142 sales) Meadow Heights — 3 bed: $651K (130 sales)

142 vs 130 sales

4 bed $700K / $755K
Broadmeadows — 4 bed: $700K (24 sales) Meadow Heights — 4 bed: $755K (29 sales)

24 vs 29 sales

Zoning mix

Broadmeadows has more commercially zoned land (35% vs 1%).

Broadmeadows Meadow Heights
Residential 38% 78%
Commercial 35% 1%
Parks and recreation 7% 16%
Infrastructure and transport 12% 5%
Other and special use 8% 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

Broadmeadows Meadow Heights
New dwellings approved 3,063
across Hume
same for both
Approvals change year on year +0%
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.

Broadmeadows Meadow Heights
Houses 4.6%
$540/wk on $615K
 4.4%
$550/wk on $655K
Units 5.5%
$510/wk on $485K
 4.5%
$520/wk on $595K

Ranking within VIC

Broadmeadows Meadow Heights
House price Higher than 30% of VIC Higher than 37% of VIC
Income Higher than 20% of VIC Higher than 27% of VIC
Schools Higher than 33% of VIC —
Walkability Higher than 94% of VIC Higher than 92% of VIC
Affordability Higher than 37% of VIC Higher than 40% of VIC
EV adoption Higher than 28% of VIC Higher than 24% of VIC
NBN connectivity Higher than 86% of VIC Higher than 94% of VIC
Rental yield (houses) Higher than 92% of VIC Higher than 87% of VIC
Rental yield (units) Higher than 82% of VIC Higher than 35% of VIC

Liveability

Broadmeadows Meadow Heights
Grade C
same for both
Score 42/100 43/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Meadow Heights carries more bushfire risk (36 vs 0); Broadmeadows carries more crime risk (95 vs 63).

Broadmeadows Meadow Heights
Bushfire None
0/100
 Low
36/100
Crime High
95/100
 Moderate
63/100
Flood Low
32/100
 Low
30/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
same for both
Industrial facilities nearby 24
within 5 km
same for both

Schools

Broadmeadows Meadow Heights
Inside the suburb 19 2
Rated above peers 1
same for both
Rated at peers 2 0
Rated below peers 5 1

Schools in Broadmeadows

  • Sirius College Independent · Combined above peers
  • Broadmeadows Valley Primary School Government · Primary at peers
  • Penola Catholic College Catholic · Secondary at peers
  • Broadmeadows Primary School Government · Primary below peers
  • Hume Central Secondary College Government · Secondary below peers
  • Meadows Primary School Government · Primary below peers

Schools in Meadow Heights

  • Bethal Primary School Government · Primary above peers
  • Meadow Heights Primary School Government · Primary below peers

Amenities in the suburb

Broadmeadows Meadow Heights
Supermarkets 3 1
Cafes & restaurants 8 0
Parks & reserves 12 56
Childcare 9 7
GPs 13 3
Pharmacies 3 1
Police stations 1 0
Banks & Bank@Post 6 0
Fuel stations 6 0
Waterways 13 0

Mobility

Meadow Heights sits further from the CBD (21.1 km vs 17.2 km).

Broadmeadows Meadow Heights
Walkability score 83/100 78/100
Distance to Melbourne 17.2 km 21.1 km
+23% vs other
Drive time (normal traffic) 27 min 32 min
Public transport score 93/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 381.2
7-9am + 5-7pm
 169.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 3047
 0.3%
postcode 3048
Rooftop solar per 100 dwellings 26
postcode 3047
 36
postcode 3048

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.

Broadmeadows Meadow Heights
Car (driver) 66.1% / 75.4%
Broadmeadows — Car (driver): 66.1% Meadow Heights — Car (driver): 75.4%
Worked from Home 13.5% / 14.4%
Broadmeadows — Worked from Home: 13.5% Meadow Heights — Worked from Home: 14.4%
Train 9.0% / 3.1%
Broadmeadows — Train: 9.0% Meadow Heights — Train: 3.1%
Car (passenger) 6.3% / 5.4%
Broadmeadows — Car (passenger): 6.3% Meadow Heights — Car (passenger): 5.4%
Bus 2.8% / 1.2%
Broadmeadows — Bus: 2.8% Meadow Heights — Bus: 1.2%

Bars are drawn against the largest share shown (75.4%).

Setting

Broadmeadows Meadow Heights
Elevation 128 m
above sea level, at the suburb centre
 138 m
above sea level, at the suburb centre
Distance to the ocean 17.5 km 21.0 km

NBN connectivity

Broadmeadows Meadow Heights
Connectivity score 77/100 87/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 10%
6,097 premises
 54%
5,114 premises

Climate

Broadmeadows Meadow Heights
Annual rainfall 534 mm 518 mm
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C 6.0°C

Air quality (annual mean)

Broadmeadows Meadow Heights
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Broadmeadows Meadow Heights
Average residential rate $1,715/yr
same for both
Council Hume
same for both

Federal electorate

Broadmeadows Meadow Heights
Division Calwell
same for both
Member Basem Abdo
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Broadmeadows Meadow Heights
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Broadmeadows

Easy Commute Middle-Ring Multicultural Parks River Transport Hub

Meadow Heights

Middle-Ring Multicultural Parks Urban

More comparisons

Other comparisons with Broadmeadows

Broadmeadows vs Glenroy Broadmeadows vs Fawkner Broadmeadows vs Gladstone Park Broadmeadows vs Dallas Broadmeadows vs Westmeadows Broadmeadows vs Campbellfield

Other comparisons with Meadow Heights

Meadow Heights vs Roxburgh Park Meadow Heights vs Greenvale Meadow Heights vs Westmeadows Meadow Heights vs Coolaroo
Full data on Broadmeadows Full data on Meadow Heights
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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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