Buxton vs Narbethong

Comparing Buxton and Narbethong, VIC: Buxton has more residents (591 vs 201); Narbethong carries more crime risk (89 vs 32); and Buxton sits further from the CBD (103.8 km vs 91.4 km).

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

Buxton

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (4 vs 1)
  • carries lower crime risk (32/100 vs 89/100)

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

First-home buyers

Narbethong

ahead on the one thing that separates them

  • leaves households under less mortgage stress (22% vs 29%)

Weighs house prices, land prices, and mortgage stress.

Renters

Narbethong

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (12% vs 26%)
  • has cheaper rent ($191/wk vs $348/wk)

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

Commuting to the city

Narbethong

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (91.4 km vs 103.8 km)
  • has a shorter drive in (100 min vs 105 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Buxton

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (32/100 vs 89/100)
  • has more residents already 65 and over (29% vs 24%)

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

Investors

Buxton

ahead on the one thing that separates them

  • is growing faster (20.1% vs -2.0%)

Weighs population growth.

Where they sit

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

Buxton Narbethong
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.

Buxton Narbethong
Walkability 0 / 0
Buxton — Walkability: 0/100 Narbethong — Walkability: 0/100
Safety 68 / 11
Buxton — Safety: 68/100 Narbethong — Safety: 11/100
Low fire risk 3 / 4
Buxton — Low fire risk: 3/100 Narbethong — Low fire risk: 4/100
Low flood risk 38 / 65
Buxton — Low flood risk: 38/100 Narbethong — Low flood risk: 65/100

Demographics

Buxton has more residents (591 vs 201); Buxton rents higher ($348/wk vs $191/wk).

Buxton Narbethong
Population 591
+66% vs other
 201
Population trend (2016 → 2021) +20.1% -2.0%
Median age 53 51
Median household income $71,084/yr $80,184/yr
+13% vs other
Median weekly rent $348/wk
+45% vs other
 $191/wk

Age profile

Share of residents in each band, 2021 Census.

Buxton Narbethong
0-4 4.6% / 1.5%
Buxton — 0-4: 4.6% Narbethong — 0-4: 1.5%
5-14 8.8% / 14.9%
Buxton — 5-14: 8.8% Narbethong — 5-14: 14.9%
15-19 4.6% / 3.5%
Buxton — 15-19: 4.6% Narbethong — 15-19: 3.5%
20-24 1.7% / 2.0%
Buxton — 20-24: 1.7% Narbethong — 20-24: 2.0%
25-34 8.6% / 11.9%
Buxton — 25-34: 8.6% Narbethong — 25-34: 11.9%
35-44 9.8% / 4.5%
Buxton — 35-44: 9.8% Narbethong — 35-44: 4.5%
45-54 13.5% / 18.4%
Buxton — 45-54: 13.5% Narbethong — 45-54: 18.4%
55-64 19.5% / 23.9%
Buxton — 55-64: 19.5% Narbethong — 55-64: 23.9%
65-74 19.3% / 19.4%
Buxton — 65-74: 19.3% Narbethong — 65-74: 19.4%
75-84 7.3% / 4.5%
Buxton — 75-84: 7.3% Narbethong — 75-84: 4.5%
85+ 2.4% / —
Buxton — 85+: 2.4% Narbethong — 85+: not among its largest

Bars are drawn against the largest share shown (23.9%).

Who lives together

Household composition, 2021 Census.

Buxton 47.2% lone person
Buxton — Lone Person: 47.2% Buxton — Couple Families: 36.6% Buxton — One Parent Families: 11.3% Buxton — Group Household: 4.9%
Narbethong 49.0% lone person
Narbethong — Lone Person: 49.0% Narbethong — Couple Families: 42.9% Narbethong — One Parent Families: 8.2% Narbethong — Group Household: 0.0%
Lone Person Couple Families One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Buxton 11.3% renting
Buxton — Owned Outright: 50.4% Buxton — Mortgage: 38.3% Buxton — Renting: 11.3%
Narbethong 6.6% renting
Narbethong — Owned Outright: 52.6% Narbethong — Mortgage: 40.8% Narbethong — Renting: 6.6%
Owned outright Mortgage Renting

Qualifications

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

Buxton Narbethong
Certificate III & IV 22.2% / 21.9%
Buxton — Certificate III & IV: 22.2% Narbethong — Certificate III & IV: 21.9%
Bachelor Degree 12.7% / 9.5%
Buxton — Bachelor Degree: 12.7% Narbethong — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 8.8% / 8.0%
Buxton — Advanced Diploma / Diploma: 8.8% Narbethong — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 2.5% / 2.5%
Buxton — Postgraduate Degree: 2.5% Narbethong — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate 0.5% / 2.5%
Buxton — Graduate Diploma / Certificate: 0.5% Narbethong — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (22.2%).

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.

Buxton Narbethong
England 5.8% / 3.0%
Buxton — England: 5.8% Narbethong — England: 3.0%
New Zealand 2.2% / —
Buxton — New Zealand: 2.2% Narbethong — New Zealand: not among its largest
Netherlands 1.9% / —
Buxton — Netherlands: 1.9% Narbethong — Netherlands: not among its largest
Scotland — / 1.5%
Buxton — Scotland: not among its largest Narbethong — Scotland: 1.5%
Italy 0.5% / —
Buxton — Italy: 0.5% Narbethong — Italy: not among its largest
Germany 0.5% / —
Buxton — Germany: 0.5% Narbethong — Germany: not among its largest

Bars are drawn against the largest share shown (5.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Buxton 97.9% houses
Buxton — Houses: 97.9% Buxton — Flats / Apartments: 2.1%
Narbethong 92.9% houses
Narbethong — Houses: 92.9% Narbethong — Flats / Apartments: 7.1%
Houses Flats / Apartments

Property market

Buxton Narbethong
Median house price $660,000 $649,000
Median unit price —
same for both
Median land price $681,250 $767,500
Typical days to sell (houses) 77 days
from 3 sales
 —

Zoning mix

Buxton has more rural and farming land (70% vs 31%).

Buxton Narbethong
Rural and farming 70% 31%
Parks and recreation 25% 69%
Residential 3% 0%
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

Buxton Narbethong
New dwellings approved 82
across Murrindindi
same for both
Approvals change year on year +83%
same for both

Ranking within VIC

Buxton Narbethong
House price —
same for both
Income Higher than 33% of VIC Higher than 47% of VIC
Schools —
same for both
Walkability Higher than 13% of VIC Higher than 57% of VIC
Affordability —
same for both
EV adoption Higher than 57% of VIC Higher than 78% of VIC
NBN connectivity Higher than 39% of VIC Higher than 13% of VIC

Liveability

Buxton Narbethong
Grade D —
Score 22/100 —
Socio-economic band mid-range socio-economic
decile 5/10
 advantaged area
decile 7/10

Risk profile

Narbethong carries more crime risk (89 vs 32); Buxton carries more flood risk (62 vs 35).

Buxton Narbethong
Bushfire High
97/100
 High
96/100
Crime Low
32/100
 High
89/100
Flood Moderate
62/100
 Low
35/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Buxton Narbethong
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Buxton

  • Buxton Primary School Government · Primary below peers

Schools in Narbethong

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

Amenities in the suburb

Buxton Narbethong
Cafes & restaurants 1 0
Parks & reserves 4 1
Childcare 1 0
Banks & Bank@Post 1 0
Fuel stations 1
same for both
Waterways 63 137

Mobility

Buxton sits further from the CBD (103.8 km vs 91.4 km).

Buxton Narbethong
Walkability score 0/100
same for both
Distance to Melbourne 103.8 km
+12% vs other
 91.4 km
Drive time (normal traffic) 105 min 100 min
Electric vehicle share 0.6%
postcode 3711
 1.0%
postcode 3778
Rooftop solar per 100 dwellings 56
postcode 3711
 50
postcode 3778

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.

Buxton Narbethong
Car (driver) 69.6% / 57.1%
Buxton — Car (driver): 69.6% Narbethong — Car (driver): 57.1%
Worked from Home 22.6% / 31.6%
Buxton — Worked from Home: 22.6% Narbethong — Worked from Home: 31.6%
Car (passenger) 2.8% / 7.1%
Buxton — Car (passenger): 2.8% Narbethong — Car (passenger): 7.1%
Walked Only 5.1% / 4.1%
Buxton — Walked Only: 5.1% Narbethong — Walked Only: 4.1%

Bars are drawn against the largest share shown (69.6%).

Setting

Buxton Narbethong
Elevation 275 m
above sea level, at the suburb centre
 426 m
above sea level, at the suburb centre

NBN connectivity

Buxton Narbethong
Connectivity score 29/100 16/100
Most common technology Fixed wireless Satellite (Sky Muster)
Full-fibre (FTTP) share 0%
320 premises
 0%
25 premises

Climate

Buxton Narbethong
Annual rainfall 1,215 mm
same for both
Summer max (Jan) 22.9°C
same for both
Winter min (Jul) 3.8°C
same for both

Council rates

Buxton Narbethong
Average residential rate $1,973/yr
same for both
Council Murrindindi
same for both

Federal electorate

Buxton Narbethong
Division Indi
same for both
Member Helen Haines
same for both
Party Independent
same for both

First Home Owner Grant

Buxton Narbethong
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Buxton

Retirees Rural

Narbethong

Rural

More comparisons

Other comparisons with Buxton

Buxton vs Marysville Buxton vs Taggerty Buxton vs Murrindindi

Other comparisons with Narbethong

Narbethong vs East Warburton Narbethong vs Marysville Narbethong vs Toolangi Narbethong vs Murrindindi
Full data on Buxton Full data on Narbethong
Unlock full address-level data — $29/month

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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