Buffalo River vs Myrtleford

Myrtleford is the younger of the two, with a median age of 50 against 54 in Buffalo River. In both, the large majority of households own their home and the large majority of homes are detached houses. In Buffalo River, about half of households are couple families. In Myrtleford, about half of households are people living alone. On these figures, Buffalo River tends to suit 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

Myrtleford

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (18 vs 0)
  • has more schools inside the suburb (3 vs 0)
  • But Buffalo River carries lower crime risk (14/100 vs 56/100)

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

Buffalo River

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (9% vs 22%)
  • has cheaper rent ($130/wk vs $250/wk)

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

Commuting to the city

Myrtleford

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (195 min vs 233 min)
  • sits closer to the CBD (295.7 km vs 314 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Buffalo River carries lower crime risk (14/100 vs 56/100)
  • Myrtleford has more GPs (4 vs 0)

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

Investors

Buffalo River

ahead on the one thing that separates them

  • is growing faster (11.8% vs 2.9%)

Weighs population growth.

Where they sit

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

Buffalo River Myrtleford
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.

Buffalo River Myrtleford
Walkability 0 / 4
Buffalo River — Walkability: 0/100 Myrtleford — Walkability: 4/100
Safety 86 / 44
Buffalo River — Safety: 86/100 Myrtleford — Safety: 44/100
Low fire risk 4 / 4
Buffalo River — Low fire risk: 4/100 Myrtleford — Low fire risk: 4/100
Low flood risk 49 / 31
Buffalo River — Low flood risk: 49/100 Myrtleford — Low flood risk: 31/100

Demographics

Myrtleford has more residents (3,285 vs 285); Myrtleford rents higher ($250/wk vs $130/wk).

Buffalo River Myrtleford
Population 285 3,285
+1053% vs other
Population trend (2016 → 2021) +11.8% +2.9%
Median age 54 50
Median household income $73,892/yr
+20% vs other
 $59,436/yr
Median weekly rent $130/wk $250/wk
+92% vs other

Age profile

Share of residents in each band, 2021 Census.

Buffalo River Myrtleford
0-4 4.2% / 4.1%
Buffalo River — 0-4: 4.2% Myrtleford — 0-4: 4.1%
5-14 6.3% / 11.3%
Buffalo River — 5-14: 6.3% Myrtleford — 5-14: 11.3%
15-19 6.7% / 4.5%
Buffalo River — 15-19: 6.7% Myrtleford — 15-19: 4.5%
20-24 4.9% / 4.5%
Buffalo River — 20-24: 4.9% Myrtleford — 20-24: 4.5%
25-34 6.0% / 9.5%
Buffalo River — 25-34: 6.0% Myrtleford — 25-34: 9.5%
35-44 8.4% / 10.2%
Buffalo River — 35-44: 8.4% Myrtleford — 35-44: 10.2%
45-54 13.7% / 11.8%
Buffalo River — 45-54: 13.7% Myrtleford — 45-54: 11.8%
55-64 22.8% / 15.0%
Buffalo River — 55-64: 22.8% Myrtleford — 55-64: 15.0%
65-74 19.3% / 13.6%
Buffalo River — 65-74: 19.3% Myrtleford — 65-74: 13.6%
75-84 6.0% / 10.0%
Buffalo River — 75-84: 6.0% Myrtleford — 75-84: 10.0%
85+ 2.1% / 5.1%
Buffalo River — 85+: 2.1% Myrtleford — 85+: 5.1%

Bars are drawn against the largest share shown (22.8%).

Who lives together

Household composition, 2021 Census.

Buffalo River 40.6% lone person
Buffalo River — Lone Person: 40.6% Buffalo River — Couple Families: 47.8% Buffalo River — One Parent Families: 4.3% Buffalo River — Group Household: 7.2% Buffalo River — Other Families: 0.0%
Myrtleford 47.6% lone person
Myrtleford — Lone Person: 47.6% Myrtleford — Couple Families: 32.9% Myrtleford — One Parent Families: 14.9% Myrtleford — Group Household: 3.4% Myrtleford — Other Families: 1.2%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Buffalo River 16.7% renting
Buffalo River — Owned Outright: 52.8% Buffalo River — Mortgage: 30.6% Buffalo River — Renting: 16.7%
Myrtleford 23.5% renting
Myrtleford — Owned Outright: 48.3% Myrtleford — Mortgage: 28.2% Myrtleford — Renting: 23.5%
Owned outright Mortgage Renting

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.

Buffalo River Myrtleford
Italy 1.8% / 4.8%
Buffalo River — Italy: 1.8% Myrtleford — Italy: 4.8%
England 1.8% / 2.4%
Buffalo River — England: 1.8% Myrtleford — England: 2.4%
New Zealand 1.1% / 1.1%
Buffalo River — New Zealand: 1.1% Myrtleford — New Zealand: 1.1%
Philippines — / 1.9%
Buffalo River — Philippines: not among its largest Myrtleford — Philippines: 1.9%
Germany — / 0.8%
Buffalo River — Germany: not among its largest Myrtleford — Germany: 0.8%

Bars are drawn against the largest share shown (4.8%).

Qualifications

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

Buffalo River Myrtleford
Certificate III & IV 19.3% / 17.3%
Buffalo River — Certificate III & IV: 19.3% Myrtleford — Certificate III & IV: 17.3%
Bachelor Degree 11.6% / 7.7%
Buffalo River — Bachelor Degree: 11.6% Myrtleford — Bachelor Degree: 7.7%
Advanced Diploma / Diploma 6.3% / 7.2%
Buffalo River — Advanced Diploma / Diploma: 6.3% Myrtleford — Advanced Diploma / Diploma: 7.2%
Graduate Diploma / Certificate 3.2% / 1.7%
Buffalo River — Graduate Diploma / Certificate: 3.2% Myrtleford — Graduate Diploma / Certificate: 1.7%
Postgraduate Degree 2.5% / 1.6%
Buffalo River — Postgraduate Degree: 2.5% Myrtleford — Postgraduate Degree: 1.6%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Buffalo River 100.0% houses
Buffalo River — Houses: 100.0% Buffalo River — Townhouses: 0.0% Buffalo River — Flats / Apartments: 0.0%
Myrtleford 91.6% houses
Myrtleford — Houses: 91.6% Myrtleford — Townhouses: 7.4% Myrtleford — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Buffalo River Myrtleford
Median house price — $640,000
Median unit price — $445,000
Median land price — $351,250
Typical days to sell (houses) — 81 days
from 32 sales

Zoning mix

Buffalo River Myrtleford
Rural and farming 73% 64%
Parks and recreation 26% 29%
Residential 0% 4%
Industrial 0% 1%
Infrastructure and transport 1%
same for both
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

Buffalo River Myrtleford
New dwellings approved 32
across Alpine
same for both
Approvals change year on year -42%
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.

Buffalo River Myrtleford
Houses — 3.2%
$450/wk on $742K
Units —
same for both

Ranking within VIC

Buffalo River Myrtleford
House price — Higher than 23% of VIC
Income Higher than 40% of VIC Higher than 20% of VIC
Schools — Higher than 93% of VIC
Walkability Higher than 63% of VIC Higher than 66% of VIC
Affordability — Higher than 45% of VIC
EV adoption Higher than 24% of VIC
same for both
NBN connectivity Higher than 18% of VIC Higher than 82% of VIC
Rental yield (houses) — Higher than 20% of VIC

Liveability

Buffalo River Myrtleford
Grade — C
Score — 32/100
Socio-economic band mid-range socio-economic
decile 6/10
 below-average income
decile 3/10

Risk profile

Myrtleford carries more crime risk (56 vs 14); Myrtleford carries more flood risk (69 vs 51).

Buffalo River Myrtleford
Bushfire High
96/100
same for both
Crime Low
14/100
 Moderate
56/100
Flood Moderate
51/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 3
within 5 km

Schools

Buffalo River Myrtleford
Inside the suburb 0 3
Rated above peers 0 2
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Buffalo River

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

Schools in Myrtleford

  • Marian College Catholic · Secondary above peers
  • St Mary's School Catholic · Primary above peers
  • Myrtleford P-12 College Government · Combined at peers

Amenities in the suburb

Buffalo River Myrtleford
Supermarkets 0 2
Cafes & restaurants 0 12
Parks & reserves 0 18
Childcare 0 2
GPs 0 4
Pharmacies 0 2
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 3
Waterways 7 24

Mobility

Buffalo River sits further from the CBD (314 km vs 295.7 km).

Buffalo River Myrtleford
Walkability score 0/100 4/100
Distance to Melbourne 314 km
+6% vs other
 295.7 km
Drive time (normal traffic) 233 min 195 min
Electric vehicle share 0.3%
postcode 3737
same for both
Rooftop solar per 100 dwellings 50
postcode 3737
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.

Buffalo River Myrtleford
Car (driver) 75.2% / 76.9%
Buffalo River — Car (driver): 75.2% Myrtleford — Car (driver): 76.9%
Worked from Home 16.0% / 9.5%
Buffalo River — Worked from Home: 16.0% Myrtleford — Worked from Home: 9.5%
Car (passenger) 6.4% / 5.3%
Buffalo River — Car (passenger): 6.4% Myrtleford — Car (passenger): 5.3%
Walked Only 2.4% / 6.2%
Buffalo River — Walked Only: 2.4% Myrtleford — Walked Only: 6.2%
Bicycle — / 1.3%
Buffalo River — Bicycle: not among its largest Myrtleford — Bicycle: 1.3%

Bars are drawn against the largest share shown (76.9%).

Setting

Buffalo River Myrtleford
Elevation 387 m
above sea level, at the suburb centre
 215 m
above sea level, at the suburb centre

NBN connectivity

Buffalo River Myrtleford
Connectivity score 20/100 73/100
Most common technology Satellite (Sky Muster) Fibre to the premises
Full-fibre (FTTP) share 0%
91 premises
 46%
2,093 premises

Climate

Buffalo River Myrtleford
Annual rainfall 1,451 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Buffalo River Myrtleford
Average residential rate $1,945/yr
same for both
Council Alpine
same for both

Federal electorate

Buffalo River Myrtleford
Division Indi
same for both
Member Helen Haines
same for both
Party Independent
same for both

First Home Owner Grant

Buffalo River Myrtleford
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Buffalo River

Retirees Rural

Myrtleford

Acreage Retirees

More comparisons

Other comparisons with Buffalo River

Buffalo River vs Merriang Buffalo River vs Edi Upper Buffalo River vs Carboor Buffalo River vs Whorouly South

Other comparisons with Myrtleford

Myrtleford vs Ovens Myrtleford vs Mudgegonga Myrtleford vs Merriang Myrtleford vs Gapsted Myrtleford vs Rosewhite Myrtleford vs Barwidgee
Full data on Buffalo River Full data on Myrtleford
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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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