Broadmeadows vs Westmeadows

Broadmeadows is the younger of the two, with a median age of 32 against 39 in Westmeadows. In both, most homes are detached houses. In Broadmeadows, about half of households rent. In Westmeadows, most households own their home. Houses cost more in Westmeadows: a median of $758,000, against $651,000 in Broadmeadows, and rent is higher there too. Broadmeadows is closer to the city centre: 17.2 km, against 20.5 km. On these figures, Broadmeadows tends to suit renters and families with children.

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

They split

one each way, out of the 6 things we measure here

  • Broadmeadows has more schools inside the suburb (19 vs 1)
  • Westmeadows carries lower crime risk (64/100 vs 95/100)

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

First-home buyers

Broadmeadows

ahead on 2 of the 3 things we measure here

  • has cheaper units ($475,000 vs $603,000)
  • has cheaper houses ($651,000 vs $758,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Broadmeadows

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (51% vs 26%)
  • has cheaper rent ($331/wk vs $360/wk)
  • But Westmeadows leaves renters under less rental stress (23% vs 29%)

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 20.5 km)
  • is more walkable (83/100 vs 75/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Broadmeadows has more GPs (13 vs 1)
  • Westmeadows has more residents already 65 and over (19% vs 11%)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Broadmeadows returns a higher gross yield on houses (4.6% vs 4.1%)
  • Westmeadows is growing faster (11.2% vs 4.6%)

Weighs house yield and population growth.

Where they sit

Broadmeadows and Westmeadows 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 Westmeadows
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 Westmeadows
Walkability 83 / 75
Broadmeadows — Walkability: 83/100 Westmeadows — Walkability: 75/100
Safety 5 / 36
Broadmeadows — Safety: 5/100 Westmeadows — Safety: 36/100
Low fire risk 100 / 64
Broadmeadows — Low fire risk: 100/100 Westmeadows — Low fire risk: 64/100
Low flood risk 68 / 54
Broadmeadows — Low flood risk: 68/100 Westmeadows — Low flood risk: 54/100

Demographics

Broadmeadows has more residents (12,524 vs 6,502); Westmeadows has higher household incomes ($81,328 vs $59,852).

Broadmeadows Westmeadows
Population 12,524
+48% vs other
 6,502
Population trend (2016 → 2021) +4.6% +11.2%
Median age 32 39
Median household income $59,852/yr $81,328/yr
+36% vs other
Median weekly rent $331/wk $360/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadmeadows Westmeadows
0-4 7.4% / 6.2%
Broadmeadows — 0-4: 7.4% Westmeadows — 0-4: 6.2%
5-14 14.1% / 10.8%
Broadmeadows — 5-14: 14.1% Westmeadows — 5-14: 10.8%
15-19 6.3% / 5.1%
Broadmeadows — 15-19: 6.3% Westmeadows — 15-19: 5.1%
20-24 7.9% / 5.6%
Broadmeadows — 20-24: 7.9% Westmeadows — 20-24: 5.6%
25-34 19.3% / 15.6%
Broadmeadows — 25-34: 19.3% Westmeadows — 25-34: 15.6%
35-44 14.4% / 13.9%
Broadmeadows — 35-44: 14.4% Westmeadows — 35-44: 13.9%
45-54 10.4% / 11.5%
Broadmeadows — 45-54: 10.4% Westmeadows — 45-54: 11.5%
55-64 9.6% / 12.3%
Broadmeadows — 55-64: 9.6% Westmeadows — 55-64: 12.3%
65-74 5.7% / 10.9%
Broadmeadows — 65-74: 5.7% Westmeadows — 65-74: 10.9%
75-84 3.6% / 6.0%
Broadmeadows — 75-84: 3.6% Westmeadows — 75-84: 6.0%
85+ 1.4% / 2.1%
Broadmeadows — 85+: 1.4% Westmeadows — 85+: 2.1%

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%
Westmeadows 40.0% couple families
Westmeadows — Couple Families: 40.0% Westmeadows — Lone Person: 34.3% Westmeadows — One Parent Families: 21.5% Westmeadows — Group Household: 2.8% Westmeadows — Other Families: 1.3%
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%
Westmeadows 26.0% renting
Westmeadows — Owned Outright: 34.5% Westmeadows — Mortgage: 39.4% Westmeadows — Renting: 26.0%
Owned outright Mortgage Renting

Qualifications

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

Broadmeadows Westmeadows
Certificate III & IV 7.3% / 14.4%
Broadmeadows — Certificate III & IV: 7.3% Westmeadows — Certificate III & IV: 14.4%
Bachelor Degree 8.9% / 9.5%
Broadmeadows — Bachelor Degree: 8.9% Westmeadows — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 5.9% / 8.3%
Broadmeadows — Advanced Diploma / Diploma: 5.9% Westmeadows — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 4.4% / 2.5%
Broadmeadows — Postgraduate Degree: 4.4% Westmeadows — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate 0.9% / 1.6%
Broadmeadows — Graduate Diploma / Certificate: 0.9% Westmeadows — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (14.4%).

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 Westmeadows
Lebanon 4.8% / 1.1%
Broadmeadows — Lebanon: 4.8% Westmeadows — Lebanon: 1.1%
Iraq 5.0% / —
Broadmeadows — Iraq: 5.0% Westmeadows — Iraq: not among its largest
Pakistan 4.1% / 0.9%
Broadmeadows — Pakistan: 4.1% Westmeadows — Pakistan: 0.9%
India 3.5% / 1.3%
Broadmeadows — India: 3.5% Westmeadows — India: 1.3%
Nepal 4.4% / —
Broadmeadows — Nepal: 4.4% Westmeadows — Nepal: not among its largest
Italy — / 3.1%
Broadmeadows — Italy: not among its largest Westmeadows — Italy: 3.1%
Sri Lanka 1.2% / 1.2%
Broadmeadows — Sri Lanka: 1.2% Westmeadows — Sri Lanka: 1.2%
England — / 1.9%
Broadmeadows — England: not among its largest Westmeadows — England: 1.9%

Bars are drawn against the largest share shown (5.0%).

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%
Westmeadows 76.9% houses
Westmeadows — Houses: 76.9% Westmeadows — Townhouses: 22.3% Westmeadows — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Broadmeadows Westmeadows
Median house price $651,000 $758,000
Median unit price $475,000 $603,000
Median land price — $635,000
Typical days to sell (houses) 27 days
from 75 sales
 22 days
from 45 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 Westmeadows
2 bed $450K / $562K
Broadmeadows — 2 bed: $450K (24 sales) Westmeadows — 2 bed: $562K (18 sales)

24 vs 18 sales

3 bed $540K / $648K
Broadmeadows — 3 bed: $540K (9 sales) Westmeadows — 3 bed: $648K (10 sales)

9 vs 10 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 Westmeadows
3 bed $645K / $742K
Broadmeadows — 3 bed: $645K (142 sales) Westmeadows — 3 bed: $742K (88 sales)

142 vs 88 sales

4 bed $700K / $805K
Broadmeadows — 4 bed: $700K (24 sales) Westmeadows — 4 bed: $805K (30 sales)

24 vs 30 sales

5 bed $755K / $830K
Broadmeadows — 5 bed: $755K (6 sales) Westmeadows — 5 bed: $830K (7 sales)

6 vs 7 sales

Zoning mix

Broadmeadows has more commercially zoned land (35% vs 10%).

Broadmeadows Westmeadows
Residential 38% 46%
Commercial 35% 10%
Parks and recreation 7% 29%
Infrastructure and transport 12% 8%
Other and special use 8% 0%
Industrial 0% 7%
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 Westmeadows
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 Westmeadows
Houses 4.6%
$540/wk on $615K
 4.1%
$590/wk on $755K
Units 5.5%
$510/wk on $485K
 —

Ranking within VIC

Broadmeadows Westmeadows
House price Higher than 30% of VIC Higher than 48% of VIC
Income Higher than 20% 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 —
EV adoption Higher than 28% of VIC Higher than 63% of VIC
NBN connectivity Higher than 86% of VIC Higher than 95% of VIC
Rental yield (houses) Higher than 92% of VIC Higher than 71% of VIC
Rental yield (units) Higher than 82% of VIC —

Liveability

Broadmeadows is more walkable (83 vs 75).

Broadmeadows Westmeadows
Grade C
same for both
Score 42/100 46/100
Socio-economic band high-need area
decile 1/10
 below-average income
decile 3/10

Risk profile

Westmeadows carries more bushfire risk (36 vs 0); Broadmeadows carries more crime risk (95 vs 64).

Broadmeadows Westmeadows
Bushfire None
0/100
 Low
36/100
Crime High
95/100
 Moderate
64/100
Flood Low
32/100
 Moderate
46/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
same for both
Industrial facilities nearby 24
within 5 km
 12
within 5 km

Schools

Broadmeadows Westmeadows
Inside the suburb 19 1
Rated above peers 1 0
Rated at peers 2 1
Rated below peers 5 0

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 Westmeadows

  • Westmeadows Primary School Government · Primary at peers

Amenities in the suburb

Broadmeadows Westmeadows
Supermarkets 3 1
Cafes & restaurants 8 7
Parks & reserves 12 16
Childcare 9 4
GPs 13 1
Pharmacies 3 1
Police stations 1 0
Banks & Bank@Post 6 0
Fuel stations 6 2
Waterways 13 1

Mobility

Westmeadows sits further from the CBD (20.5 km vs 17.2 km).

Broadmeadows Westmeadows
Walkability score 83/100 75/100
Distance to Melbourne 17.2 km 20.5 km
+19% vs other
Drive time (normal traffic) 27 min
same for both
Public transport score 93/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 381.2
7-9am + 5-7pm
 135.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 3047
 0.7%
postcode 3049
Rooftop solar per 100 dwellings 26
postcode 3047
 29
postcode 3049

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 Westmeadows
Car (driver) 66.1% / 68.7%
Broadmeadows — Car (driver): 66.1% Westmeadows — Car (driver): 68.7%
Worked from Home 13.5% / 23.1%
Broadmeadows — Worked from Home: 13.5% Westmeadows — Worked from Home: 23.1%
Train 9.0% / 2.8%
Broadmeadows — Train: 9.0% Westmeadows — Train: 2.8%
Car (passenger) 6.3% / 3.6%
Broadmeadows — Car (passenger): 6.3% Westmeadows — Car (passenger): 3.6%
Bus 2.8% / 0.7%
Broadmeadows — Bus: 2.8% Westmeadows — Bus: 0.7%
Walked Only 1.8% / 0.8%
Broadmeadows — Walked Only: 1.8% Westmeadows — Walked Only: 0.8%

Bars are drawn against the largest share shown (68.7%).

Setting

Broadmeadows Westmeadows
Elevation 128 m
above sea level, at the suburb centre
 90 m
above sea level, at the suburb centre
Distance to the ocean 17.5 km 18.4 km

NBN connectivity

Broadmeadows Westmeadows
Connectivity score 77/100 88/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 10%
6,097 premises
 53%
2,771 premises

Climate

Broadmeadows Westmeadows
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 Westmeadows
PM2.5 3.9 µg/m³ —
PM10 — 18.9 µg/m³
NO₂ —
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

Broadmeadows Westmeadows
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

Westmeadows

Middle-Ring Parks River Townhouses

More comparisons

Other comparisons with Broadmeadows

Broadmeadows vs Glenroy Broadmeadows vs Meadow Heights Broadmeadows vs Fawkner Broadmeadows vs Gladstone Park Broadmeadows vs Dallas Broadmeadows vs Campbellfield

Other comparisons with Westmeadows

Westmeadows vs Greenvale Westmeadows vs Meadow Heights Westmeadows vs Gladstone Park Westmeadows vs Tullamarine Westmeadows vs Attwood Westmeadows vs Jacana
Full data on Broadmeadows Full data on Westmeadows
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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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