Bundoora vs Watsonia

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Watsonia: a median of $975,000, against $875,000 in Bundoora. Bundoora is closer to the city centre: 17.2 km, against 20.6 km. On these figures, Watsonia tends to suit 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

Bundoora

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (75 vs 6)
  • has more childcare (17 vs 7)
  • has more schools inside the suburb (7 vs 3)
  • But Watsonia has more separate houses rather than flats (86% vs 76%)

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

First-home buyers

Bundoora

ahead on 2 of the 3 things we measure here

  • has cheaper units ($432,750 vs $680,000)
  • has cheaper houses ($875,000 vs $975,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Bundoora

ahead on the one thing that separates them

  • sits closer to the CBD (17.2 km vs 20.6 km)

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

Downsizers and retirees

Bundoora

ahead on the one thing that separates them

  • has more GPs (11 vs 4)

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

Investors

Bundoora

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.8% vs 3.2%)

Weighs house yield and population growth.

Where they sit

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

Bundoora Watsonia
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.

Bundoora Watsonia
Walkability 95 / 92
Bundoora — Walkability: 95/100 Watsonia — Walkability: 92/100
Safety 23 / 31
Bundoora — Safety: 23/100 Watsonia — Safety: 31/100
Low fire risk 44 / 100
Bundoora — Low fire risk: 44/100 Watsonia — Low fire risk: 100/100
Low flood risk 58 / 76
Bundoora — Low flood risk: 58/100 Watsonia — Low flood risk: 76/100

Demographics

Bundoora has more residents (28,068 vs 5,352); Watsonia has higher household incomes ($97,916 vs $86,736).

Bundoora Watsonia
Population 28,068
+81% vs other
 5,352
Population trend (2016 → 2021) -2.0% +2.6%
Median age 38
same for both
Median household income $86,736/yr $97,916/yr
+13% vs other
Median weekly rent $381/wk $385/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Bundoora Watsonia
0-4 4.8% / 6.9%
Bundoora — 0-4: 4.8% Watsonia — 0-4: 6.9%
5-14 9.6% / 11.8%
Bundoora — 5-14: 9.6% Watsonia — 5-14: 11.8%
15-19 6.2% / 5.1%
Bundoora — 15-19: 6.2% Watsonia — 15-19: 5.1%
20-24 9.7% / 4.3%
Bundoora — 20-24: 9.7% Watsonia — 20-24: 4.3%
25-34 15.7% / 15.3%
Bundoora — 25-34: 15.7% Watsonia — 25-34: 15.3%
35-44 12.1% / 16.0%
Bundoora — 35-44: 12.1% Watsonia — 35-44: 16.0%
45-54 12.9% / 13.1%
Bundoora — 45-54: 12.9% Watsonia — 45-54: 13.1%
55-64 11.3% / 10.9%
Bundoora — 55-64: 11.3% Watsonia — 55-64: 10.9%
65-74 9.0% / 8.2%
Bundoora — 65-74: 9.0% Watsonia — 65-74: 8.2%
75-84 6.1% / 5.5%
Bundoora — 75-84: 6.1% Watsonia — 75-84: 5.5%
85+ 2.6% / 2.7%
Bundoora — 85+: 2.6% Watsonia — 85+: 2.7%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Bundoora 44.2% couple families
Bundoora — Couple Families: 44.2% Bundoora — Lone Person: 30.3% Bundoora — One Parent Families: 15.1% Bundoora — Group Household: 8.3% Bundoora — Other Families: 2.1%
Watsonia 42.0% couple families
Watsonia — Couple Families: 42.0% Watsonia — Lone Person: 35.3% Watsonia — One Parent Families: 16.5% Watsonia — Group Household: 4.9% Watsonia — 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.

Bundoora 28.6% renting
Bundoora — Owned Outright: 37.9% Bundoora — Mortgage: 33.5% Bundoora — Renting: 28.6%
Watsonia 30.5% renting
Watsonia — Owned Outright: 33.2% Watsonia — Mortgage: 36.3% Watsonia — Renting: 30.5%
Owned outright Mortgage Renting

Qualifications

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

Bundoora Watsonia
Bachelor Degree 15.6% / 16.4%
Bundoora — Bachelor Degree: 15.6% Watsonia — Bachelor Degree: 16.4%
Certificate III & IV 10.2% / 12.9%
Bundoora — Certificate III & IV: 10.2% Watsonia — Certificate III & IV: 12.9%
Advanced Diploma / Diploma 8.2% / 7.9%
Bundoora — Advanced Diploma / Diploma: 8.2% Watsonia — Advanced Diploma / Diploma: 7.9%
Postgraduate Degree 6.9% / 6.4%
Bundoora — Postgraduate Degree: 6.9% Watsonia — Postgraduate Degree: 6.4%
Graduate Diploma / Certificate 2.0% / 2.9%
Bundoora — Graduate Diploma / Certificate: 2.0% Watsonia — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (16.4%).

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.

Bundoora Watsonia
China 7.6% / 2.2%
Bundoora — China: 7.6% Watsonia — China: 2.2%
India 4.0% / 1.9%
Bundoora — India: 4.0% Watsonia — India: 1.9%
England 1.3% / 2.0%
Bundoora — England: 1.3% Watsonia — England: 2.0%
Italy 2.2% / 0.7%
Bundoora — Italy: 2.2% Watsonia — Italy: 0.7%
Sri Lanka 2.2% / 0.6%
Bundoora — Sri Lanka: 2.2% Watsonia — Sri Lanka: 0.6%
Malaysia 1.5% / 1.0%
Bundoora — Malaysia: 1.5% Watsonia — Malaysia: 1.0%
Greece 2.0% / —
Bundoora — Greece: 2.0% Watsonia — Greece: not among its largest
New Zealand — / 1.2%
Bundoora — New Zealand: not among its largest Watsonia — New Zealand: 1.2%

Bars are drawn against the largest share shown (7.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bundoora 76.1% houses
Bundoora — Houses: 76.1% Bundoora — Townhouses: 14.8% Bundoora — Flats / Apartments: 9.1%
Watsonia 86.1% houses
Watsonia — Houses: 86.1% Watsonia — Townhouses: 12.8% Watsonia — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Bundoora Watsonia
Median house price $875,000 $975,000
Median unit price $432,750 $680,000
Median land price $980,000 —
Typical days to sell (houses) 24 days
from 316 sales
 24 days
from 31 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.

Bundoora Watsonia
2 bed $450K / $587K
Bundoora — 2 bed: $450K (132 sales) Watsonia — 2 bed: $587K (15 sales)

132 vs 15 sales

3 bed $640K / $752K
Bundoora — 3 bed: $640K (15 sales) Watsonia — 3 bed: $752K (8 sales)

15 vs 8 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.

Bundoora Watsonia
2 bed $535K / $830K
Bundoora — 2 bed: $535K (23 sales) Watsonia — 2 bed: $830K (14 sales)

23 vs 14 sales

3 bed $850K / $950K
Bundoora — 3 bed: $850K (314 sales) Watsonia — 3 bed: $950K (62 sales)

314 vs 62 sales

4 bed $1M / $1.12M
Bundoora — 4 bed: $1M (136 sales) Watsonia — 4 bed: $1.12M (35 sales)

136 vs 35 sales

Zoning mix

Bundoora Watsonia
Residential 43% 80%
Infrastructure and transport 23% 10%
Parks and recreation 23% 9%
Other and special use 7% 0%
Industrial 3% 0%
Commercial 1% 2%
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

Bundoora Watsonia
New dwellings approved 722
across Banyule
same for both
Approvals change year on year -75%
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.

Bundoora Watsonia
Houses 3.8%
$600/wk on $820K
 3.2%
$600/wk on $974K
Units 5.3%
$460/wk on $450K
 —

Ranking within VIC

Bundoora Watsonia
House price Higher than 63% of VIC Higher than 72% of VIC
Income Higher than 57% of VIC Higher than 71% of VIC
Schools Higher than 62% of VIC Higher than 91% of VIC
Walkability Higher than 98% of VIC Higher than 97% of VIC
Affordability Higher than 39% of VIC Higher than 30% of VIC
EV adoption Higher than 79% of VIC Higher than 83% of VIC
NBN connectivity Higher than 96% of VIC Higher than 94% of VIC
Rental yield (houses) Higher than 54% of VIC Higher than 22% of VIC
Rental yield (units) Higher than 76% of VIC —

Liveability

Watsonia scores higher overall (81 vs 57).

Bundoora Watsonia
Grade B A
Score 57/100 81/100
Socio-economic band advantaged area
decile 7/10
 advantaged area
decile 8/10

Risk profile

Bundoora carries more bushfire risk (56 vs 0); Bundoora carries more flood risk (42 vs 24).

Bundoora Watsonia
Bushfire Moderate
56/100
 None
0/100
Crime High
77/100
 Moderate
69/100
Flood Moderate
42/100
 Low
24/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 4
within 5 km

Schools

Bundoora Watsonia
Inside the suburb 7 3
Rated above peers 2
same for both
Rated at peers 3 0
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 0.0 km
 2
Melbourne (Bundoora) Campus, 2.5 km
Full-time students aged 15–24 5.4% 1.8%

Schools in Bundoora

  • Northside Christian College Independent · Combined above peers
  • St Damian's School Catholic · Primary above peers
  • Bundoora Secondary College Government · Secondary at peers
  • Norris Bank Primary School Government · Primary at peers
  • Parade College Catholic · Secondary at peers
  • Bundoora Primary School Government · Primary below peers

Schools in Watsonia

  • Loyola College Catholic · Secondary above peers
  • Watsonia Primary School Government · Primary above peers
  • Concord School-Concord Junior Campus Government · Primary · Special school

Amenities in the suburb

Bundoora Watsonia
Supermarkets 8 2
Cafes & restaurants 46 10
Parks & reserves 75 6
Childcare 17 7
GPs 11 4
Pharmacies 6 5
Hospitals 2 0
Banks & Bank@Post 3 1
Fuel stations 2 1
EV chargers 1 0
Waterways 7 0

Mobility

Watsonia sits further from the CBD (20.6 km vs 17.2 km).

Bundoora Watsonia
Walkability score 95/100 92/100
Distance to Melbourne 17.2 km 20.6 km
+20% vs other
Drive time (normal traffic) 33 min 32 min
Public transport score 80/100
Tram · Bus
 93/100
Rail · Bus
Peak arrivals per hour 638.5
7-9am + 5-7pm
 90.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 3083
 1.3%
postcode 3087
Rooftop solar per 100 dwellings 27
postcode 3083
 26
postcode 3087

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.

Bundoora Watsonia
Car (driver) 62.1% / 53.2%
Bundoora — Car (driver): 62.1% Watsonia — Car (driver): 53.2%
Worked from Home 26.0% / 35.4%
Bundoora — Worked from Home: 26.0% Watsonia — Worked from Home: 35.4%
Train 2.7% / 6.4%
Bundoora — Train: 2.7% Watsonia — Train: 6.4%
Car (passenger) 4.6% / 2.6%
Bundoora — Car (passenger): 4.6% Watsonia — Car (passenger): 2.6%
Walked Only 1.4% / 1.4%
Bundoora — Walked Only: 1.4% Watsonia — Walked Only: 1.4%
Bus 1.6% / 0.5%
Bundoora — Bus: 1.6% Watsonia — Bus: 0.5%

Bars are drawn against the largest share shown (62.1%).

Setting

Bundoora Watsonia
Elevation 102 m
above sea level, at the suburb centre
 99 m
above sea level, at the suburb centre
Distance to the ocean 19.3 km
same for both

NBN connectivity

Bundoora Watsonia
Connectivity score 90/100 87/100
Most common technology Fibre to the premises Fibre to the curb
Full-fibre (FTTP) share 56%
12,524 premises
 41%
2,543 premises

Climate

Bundoora Watsonia
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Bundoora Watsonia
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Bundoora Watsonia
Average residential rate $1,787/yr
same for both
Council Banyule
same for both

Federal electorate

Bundoora Watsonia
Division Jagajaga
same for both
Member Kate Thwaites
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bundoora Watsonia
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bundoora

Middle-Ring Multicultural Parks Trams Transport Hub

Watsonia

Easy Commute Middle-Ring Parks Transport Hub

More comparisons

Other comparisons with Bundoora

Bundoora vs Reservoir Bundoora vs Mill Park Bundoora vs Lalor Bundoora vs Greensborough Bundoora vs Thomastown Bundoora vs Macleod

Other comparisons with Watsonia

Watsonia vs Greensborough Watsonia vs Macleod Watsonia vs Watsonia North
Full data on Bundoora Full data on Watsonia
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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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