Carrum Downs vs Langwarrin

In both, most households own their home and the large majority of homes are detached houses. In Langwarrin, about half of households are couple families. Houses cost more in Langwarrin: a median of $900,000, against $786,000 in Carrum Downs. Carrum Downs is closer to the city centre: 47.3 km, against 57.9 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

Langwarrin

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (3 vs 1)
  • carries lower crime risk (41/100 vs 79/100)

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

First-home buyers

Carrum Downs

ahead on 2 of the 4 things we measure here

  • has cheaper land ($750,000 vs $1,425,000)
  • has cheaper houses ($786,000 vs $900,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Carrum Downs

ahead on the one thing that separates them

  • has a bigger rental market to choose from (28% vs 18%)

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

Commuting to the city

Carrum Downs

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (47.3 km vs 57.9 km)
  • has a shorter drive in (43 min vs 51 min)
  • But Langwarrin is more walkable (81/100 vs 64/100)

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

Downsizers and retirees

Langwarrin

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (41/100 vs 79/100)
  • is more walkable (81/100 vs 64/100)
  • But Carrum Downs has more GPs (10 vs 5)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

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

Carrum Downs Langwarrin
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.

Carrum Downs Langwarrin
Walkability 64 / 81
Carrum Downs — Walkability: 64/100 Langwarrin — Walkability: 81/100
Safety 21 / 59
Carrum Downs — Safety: 21/100 Langwarrin — Safety: 59/100
Low fire risk 66 / 64
Carrum Downs — Low fire risk: 66/100 Langwarrin — Low fire risk: 64/100
Low flood risk 27 / 76
Carrum Downs — Low flood risk: 27/100 Langwarrin — Low flood risk: 76/100

Demographics

Langwarrin has higher household incomes ($99,788 vs $86,216); Langwarrin skews older (38 vs 36).

Carrum Downs Langwarrin
Population 21,976 23,588
+7% vs other
Population trend (2016 → 2021) +6.1% +4.4%
Median age 36 38
Median household income $86,216/yr $99,788/yr
+16% vs other
Median weekly rent $370/wk
+1% vs other
 $365/wk

Age profile

Share of residents in each band, 2021 Census.

Carrum Downs Langwarrin
0-4 6.9% / 6.4%
Carrum Downs — 0-4: 6.9% Langwarrin — 0-4: 6.4%
5-14 12.3% / 13.5%
Carrum Downs — 5-14: 12.3% Langwarrin — 5-14: 13.5%
15-19 5.3% / 6.2%
Carrum Downs — 15-19: 5.3% Langwarrin — 15-19: 6.2%
20-24 6.0% / 5.5%
Carrum Downs — 20-24: 6.0% Langwarrin — 20-24: 5.5%
25-34 16.8% / 13.0%
Carrum Downs — 25-34: 16.8% Langwarrin — 25-34: 13.0%
35-44 14.6% / 14.1%
Carrum Downs — 35-44: 14.6% Langwarrin — 35-44: 14.1%
45-54 13.1% / 13.6%
Carrum Downs — 45-54: 13.1% Langwarrin — 45-54: 13.6%
55-64 11.6% / 12.6%
Carrum Downs — 55-64: 11.6% Langwarrin — 55-64: 12.6%
65-74 7.7% / 9.1%
Carrum Downs — 65-74: 7.7% Langwarrin — 65-74: 9.1%
75-84 3.8% / 4.6%
Carrum Downs — 75-84: 3.8% Langwarrin — 75-84: 4.6%
85+ 1.9% / 1.5%
Carrum Downs — 85+: 1.9% Langwarrin — 85+: 1.5%

Bars are drawn against the largest share shown (16.8%).

Who lives together

Household composition, 2021 Census.

Carrum Downs 40.2% couple families
Carrum Downs — Couple Families: 40.2% Carrum Downs — Lone Person: 34.1% Carrum Downs — One Parent Families: 20.2% Carrum Downs — Group Household: 3.9% Carrum Downs — Other Families: 1.6%
Langwarrin 49.7% couple families
Langwarrin — Couple Families: 49.7% Langwarrin — Lone Person: 30.0% Langwarrin — One Parent Families: 16.6% Langwarrin — Group Household: 2.5% Langwarrin — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Carrum Downs 28.1% renting
Carrum Downs — Owned Outright: 22.9% Carrum Downs — Mortgage: 49.0% Carrum Downs — Renting: 28.1%
Langwarrin 18.1% renting
Langwarrin — Owned Outright: 30.7% Langwarrin — Mortgage: 51.2% Langwarrin — Renting: 18.1%
Owned outright Mortgage Renting

Qualifications

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

Carrum Downs Langwarrin
Certificate III & IV 18.0% / 19.5%
Carrum Downs — Certificate III & IV: 18.0% Langwarrin — Certificate III & IV: 19.5%
Bachelor Degree 8.5% / 9.5%
Carrum Downs — Bachelor Degree: 8.5% Langwarrin — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 8.3% / 9.1%
Carrum Downs — Advanced Diploma / Diploma: 8.3% Langwarrin — Advanced Diploma / Diploma: 9.1%
Postgraduate Degree 2.2% / 1.8%
Carrum Downs — Postgraduate Degree: 2.2% Langwarrin — Postgraduate Degree: 1.8%
Graduate Diploma / Certificate 1.3% / 1.9%
Carrum Downs — Graduate Diploma / Certificate: 1.3% Langwarrin — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (19.5%).

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.

Carrum Downs Langwarrin
England 3.6% / 5.7%
Carrum Downs — England: 3.6% Langwarrin — England: 5.7%
New Zealand 2.7% / 1.6%
Carrum Downs — New Zealand: 2.7% Langwarrin — New Zealand: 1.6%
India 2.8% / 0.4%
Carrum Downs — India: 2.8% Langwarrin — India: 0.4%
Philippines 2.1% / 0.5%
Carrum Downs — Philippines: 2.1% Langwarrin — Philippines: 0.5%
Scotland 0.7% / 1.0%
Carrum Downs — Scotland: 0.7% Langwarrin — Scotland: 1.0%
Sri Lanka 0.9% / —
Carrum Downs — Sri Lanka: 0.9% Langwarrin — Sri Lanka: not among its largest
Netherlands — / 0.5%
Carrum Downs — Netherlands: not among its largest Langwarrin — Netherlands: 0.5%

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Carrum Downs 79.0% houses
Carrum Downs — Houses: 79.0% Carrum Downs — Townhouses: 19.6% Carrum Downs — Flats / Apartments: 1.4%
Langwarrin 82.7% houses
Langwarrin — Houses: 82.7% Langwarrin — Townhouses: 15.4% Langwarrin — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Carrum Downs Langwarrin
Median house price $786,000 $900,000
Median unit price $605,000 $630,000
Median land price $750,000 $1,425,000
Typical days to sell (houses) 11 days
from 209 sales
 15 days
from 248 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.

Carrum Downs Langwarrin
2 bed $550K / $580K
Carrum Downs — 2 bed: $550K (55 sales) Langwarrin — 2 bed: $580K (73 sales)

55 vs 73 sales

3 bed $645K / $680K
Carrum Downs — 3 bed: $645K (79 sales) Langwarrin — 3 bed: $680K (65 sales)

79 vs 65 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.

Carrum Downs Langwarrin
2 bed $610K / $620K
Carrum Downs — 2 bed: $610K (12 sales) Langwarrin — 2 bed: $620K (9 sales)

12 vs 9 sales

3 bed $760K / $815K
Carrum Downs — 3 bed: $760K (342 sales) Langwarrin — 3 bed: $815K (232 sales)

342 vs 232 sales

4 bed $850K / $980K
Carrum Downs — 4 bed: $850K (137 sales) Langwarrin — 4 bed: $980K (187 sales)

137 vs 187 sales

5 bed $861K / $1.2M
Carrum Downs — 5 bed: $861K (11 sales) Langwarrin — 5 bed: $1.2M (36 sales)

11 vs 36 sales

Zoning mix

Langwarrin has more land zoned for conservation (18% vs 0%); Carrum Downs has more industrially zoned land (14% vs 0%).

Carrum Downs Langwarrin
Residential 33% 53%
Infrastructure and transport 31% 7%
Environmental 0% 18%
Industrial 14% 0%
Rural and farming 14% 0%
Parks and recreation 7% 11%
Other and special use 0% 10%
Commercial 1% 0%
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

Carrum Downs Langwarrin
New dwellings approved 725
across Frankston
same for both
Approvals change year on year -47%
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.

Carrum Downs Langwarrin
Houses 4.3%
$630/wk on $760K
 3.9%
$680/wk on $903K
Units 4.5%
$560/wk on $642K
 4.9%
$575/wk on $608K

Ranking within VIC

Carrum Downs Langwarrin
House price Higher than 53% of VIC Higher than 63% of VIC
Income Higher than 56% of VIC Higher than 72% of VIC
Schools Higher than 51% of VIC Higher than 90% of VIC
Walkability Higher than 88% of VIC Higher than 94% of VIC
Affordability Higher than 50% of VIC Higher than 54% of VIC
EV adoption Higher than 58% of VIC Higher than 68% of VIC
NBN connectivity Higher than 96% of VIC Higher than 99% of VIC
Rental yield (houses) Higher than 85% of VIC Higher than 62% of VIC
Rental yield (units) Higher than 34% of VIC Higher than 56% of VIC

Liveability

Langwarrin scores higher overall (71 vs 37); Langwarrin is more walkable (81 vs 64).

Carrum Downs Langwarrin
Grade C A
Score 37/100 71/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 6/10

Risk profile

Carrum Downs carries more flood risk (73 vs 24); Carrum Downs carries more crime risk (79 vs 41).

Carrum Downs Langwarrin
Bushfire Low
34/100
 Low
36/100
Crime High
79/100
 Moderate
41/100
Flood High
73/100
 Low
24/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 0
within 5 km

Schools

Carrum Downs Langwarrin
Inside the suburb 5
same for both
Rated above peers 1 3
Rated at peers 2
same for both
Rated below peers 1 0

Schools in Carrum Downs

  • St Joachim's School Catholic · Primary above peers
  • Carrum Downs Secondary College Government · Secondary at peers
  • Rowellyn Park Primary School Government · Primary at peers
  • Banyan Fields Primary School Government · Primary below peers
  • Flinders Christian Community College - Carrum Downs Campus Independent · Combined

Schools in Langwarrin

  • Langwarrin Park Primary School Government · Primary above peers
  • Langwarrin Primary School Government · Primary above peers
  • Woodlands Primary School Government · Primary above peers
  • Elisabeth Murdoch College Government · Secondary at peers
  • St Jude's School Catholic · Primary at peers

Amenities in the suburb

Carrum Downs Langwarrin
Supermarkets 4 2
Cafes & restaurants 14 7
Parks & reserves 25 24
Childcare 20 22
GPs 10 5
Pharmacies 4
same for both
Hospitals 0 1
Banks & Bank@Post 2 1
Fuel stations 7 6
EV chargers 1 0
Waterways 9 3

Mobility

Langwarrin sits further from the CBD (57.9 km vs 47.3 km).

Carrum Downs Langwarrin
Walkability score 64/100 81/100
Distance to Melbourne 47.3 km 57.9 km
+22% vs other
Drive time (normal traffic) 43 min 51 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 333.5
7-9am + 5-7pm
 210.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.6%
postcode 3201
 0.8%
postcode 3910
Rooftop solar per 100 dwellings 39
postcode 3201
 37
postcode 3910

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.

Carrum Downs Langwarrin
Car (driver) 75.3% / 71.2%
Carrum Downs — Car (driver): 75.3% Langwarrin — Car (driver): 71.2%
Worked from Home 16.8% / 22.7%
Carrum Downs — Worked from Home: 16.8% Langwarrin — Worked from Home: 22.7%
Car (passenger) 4.6% / 3.9%
Carrum Downs — Car (passenger): 4.6% Langwarrin — Car (passenger): 3.9%
Train 1.2% / 0.8%
Carrum Downs — Train: 1.2% Langwarrin — Train: 0.8%
Walked Only 1.0% / 0.7%
Carrum Downs — Walked Only: 1.0% Langwarrin — Walked Only: 0.7%

Bars are drawn against the largest share shown (75.3%).

Setting

Carrum Downs Langwarrin
Elevation 19 m
above sea level, at the suburb centre
 73 m
above sea level, at the suburb centre
Distance to the ocean 4.5 km
4.6 km to a named beach
 7.0 km

NBN connectivity

Carrum Downs Langwarrin
Connectivity score 90/100 99/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 53%
11,873 premises
 98%
9,532 premises

Climate

Carrum Downs Langwarrin
Annual rainfall —
same for both
Summer max (Jan) 24.5°C
same for both
Winter min (Jul) 8.3°C
same for both

Air quality (annual mean)

Carrum Downs Langwarrin
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Carrum Downs Langwarrin
Average residential rate $1,795/yr
same for both
Council Frankston
same for both

Federal electorate

Carrum Downs Langwarrin
Division Dunkley
same for both
Member Jodie Belyea
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Carrum Downs Langwarrin
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Carrum Downs

Outer

Langwarrin

Outer Parks River

More comparisons

Other comparisons with Carrum Downs

Carrum Downs vs Seaford Carrum Downs vs Lyndhurst Carrum Downs vs Skye Carrum Downs vs Patterson Lakes Carrum Downs vs Frankston North Carrum Downs vs Sandhurst

Other comparisons with Langwarrin

Langwarrin vs Frankston Langwarrin vs Frankston South Langwarrin vs Skye Langwarrin vs Frankston North Langwarrin vs Pearcedale Langwarrin vs Cranbourne South
Full data on Carrum Downs Full data on Langwarrin
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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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