Bushfield vs Woodford
Woodford is the younger of the two, with a median age of 39 against 43 in Bushfield. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Bushfield: a median of $842,000, against $660,000 in Woodford, and rent is higher there too. On these figures, Woodford tends to suit families with children and buyers on a tighter budget.
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
Too close to call
Nothing among the 6 things we measure here separates them by enough to be worth acting on.
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Woodford
ahead on the one thing that separates them
- has cheaper houses ($660,000 vs $842,500)
Weighs house prices and mortgage stress.
Renters
Woodford
ahead on 2 of the 3 things we measure here
- leaves renters under less rental stress (12% vs 16%)
- has cheaper rent ($300/wk vs $350/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Bushfield
ahead on 2 of the 3 things we measure here
- sits closer to the CBD (252.1 km vs 261.4 km)
- has a shorter drive in (188 min vs 193 min)
- But Woodford is more walkable (37/100 vs 0/100)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Woodford
ahead on the one thing that separates them
- is more walkable (37/100 vs 0/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Woodford
ahead on the one thing that separates them
- is growing faster (20.8% vs 4.4%)
Weighs population growth.
Where they sit
Bushfield and Woodford drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Bushfield has more residents (596 vs 436); Woodford has higher household incomes ($135,200 vs $110,500).
| Bushfield | Woodford | |
|---|---|---|
| Population | 596 +27% vs other | 436 |
| Population trend (2016 → 2021) | +4.4% | +20.8% |
| Median age | 43 | 39 |
| Median household income | $110,500/yr | $135,200/yr +22% vs other |
| Median weekly rent | $350/wk +14% vs other | $300/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (22.0%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (2.3%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (20.0%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Bushfield | Woodford | |
|---|---|---|
| Median house price | $842,500 | $660,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
| Bushfield | Woodford | |
|---|---|---|
| Rural and farming | 92% same for both | |
| Residential | 6% | 4% |
| Parks and recreation | 1% | 3% |
| Infrastructure and transport | 2% | 1% |
| 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
| Bushfield | Woodford | |
|---|---|---|
| New dwellings approved | 388 across Warrnambool same for both | |
| Approvals change year on year | -22% same for both | |
Ranking within VIC
| Bushfield | Woodford | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 83% of VIC | Higher than 95% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 27% of VIC | Higher than 84% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 29% of VIC same for both | |
| NBN connectivity | Higher than 57% of VIC | Higher than 53% of VIC |
Liveability
Woodford is more walkable (37 vs 0).
| Bushfield | Woodford | |
|---|---|---|
| Grade | B | — |
| Score | 58/100 | — |
| Socio-economic band | advantaged area decile 8/10 | very advantaged area decile 9/10 |
Risk profile
| Bushfield | Woodford | |
|---|---|---|
| Bushfire | None 0/100 same for both | |
| Crime | Low 14/100 | Low 11/100 |
| Flood | None 0/100 same for both | |
| Coastal erosion | None 0/100 same for both | |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 0 within 5 km | 2 within 5 km |
Schools
| Bushfield | Woodford | |
|---|---|---|
| Inside the suburb | 0 | 1 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 | 1 |
| Rated below peers | 0 same for both | |
Schools in Bushfield
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Woodford
- Woodford Primary School Government · Primary at peers
Amenities in the suburb
| Bushfield | Woodford | |
|---|---|---|
| Parks & reserves | 1 | 3 |
| Childcare | 0 | 1 |
| Waterways | 0 | 2 |
Mobility
Woodford sits further from the CBD (261.4 km vs 252.1 km).
| Bushfield | Woodford | |
|---|---|---|
| Walkability score | 0/100 | 37/100 |
| Distance to Melbourne | 252.1 km | 261.4 km +4% vs other |
| Drive time (normal traffic) | 188 min | 193 min |
| Electric vehicle share | 0.3% postcode 3281 same for both | |
| Rooftop solar per 100 dwellings | 53 postcode 3281 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.
Bars are drawn against the largest share shown (77.8%).
Setting
| Bushfield | Woodford | |
|---|---|---|
| Elevation | 52 m above sea level, at the suburb centre | 11 m above sea level, at the suburb centre |
| Distance to the ocean | 8.0 km same for both | |
NBN connectivity
| Bushfield | Woodford | |
|---|---|---|
| Connectivity score | 30/100 same for both | |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 217 premises | 0% 162 premises |
Climate
| Bushfield | Woodford | |
|---|---|---|
| Annual rainfall | 699 mm same for both | |
| Summer max (Jan) | 22.5°C same for both | |
| Winter min (Jul) | 7.2°C same for both | |
Council rates
| Bushfield | Woodford | |
|---|---|---|
| Average residential rate | $2,162/yr same for both | |
| Council | Warrnambool same for both | |
Federal electorate
| Bushfield | Woodford | |
|---|---|---|
| Division | Wannon same for both | |
| Member | Dan Tehan same for both | |
| Party | Liberal same for both | |
First Home Owner Grant
| Bushfield | Woodford | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Bushfield
Other comparisons with Woodford
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.