Clayton vs Springvale

Clayton is the younger of the two, with a median age of 28 against 36 in Springvale. In Clayton, most households rent. In Springvale, most households own their home and most homes are detached houses. Houses cost more in Clayton: a median of $1.36 million, against $950,000 in Springvale, and rent is higher there too. Clayton is closer to the city centre: 22.1 km, against 29 km. On these figures, Clayton tends to suit renters, young adults, and share households, while Springvale suits 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

Springvale

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (3 vs 0)
  • has more separate houses rather than flats (69% vs 35%)
  • is already more of a family suburb (61% vs 36%)
  • But Clayton has more parks and reserves (21 vs 13)

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

First-home buyers

Springvale

ahead on 2 of the 4 things we measure here

  • has cheaper land ($770,000 vs $1,541,000)
  • has cheaper houses ($950,000 vs $1,365,000)
  • But Clayton has cheaper units ($550,000 vs $605,000)

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

Renters

They split

one each way, out of the 3 things we measure here

  • Clayton has a bigger rental market to choose from (63% vs 42%)
  • Springvale has cheaper rent ($357/wk vs $400/wk)

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

Commuting to the city

Clayton

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (22.1 km vs 29 km)
  • has a shorter drive in (29 min vs 35 min)

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

Downsizers and retirees

Springvale

ahead on 2 of the 5 things we measure here

  • has more GPs (19 vs 10)
  • has more residents already 65 and over (16% vs 10%)
  • But Clayton has more units and townhouses to downsize into (64% vs 31%)

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

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

Clayton Springvale
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.

Clayton Springvale
Walkability 97 / 94
Clayton — Walkability: 97/100 Springvale — Walkability: 94/100
Safety 15 / 14
Clayton — Safety: 15/100 Springvale — Safety: 14/100
Low fire risk 100 / 100
Clayton — Low fire risk: 100/100 Springvale — Low fire risk: 100/100
Low flood risk 66 / 64
Clayton — Low flood risk: 66/100 Springvale — Low flood risk: 64/100

Demographics

Springvale skews older (36 vs 28); Clayton rents higher ($400/wk vs $357/wk).

Clayton Springvale
Population 18,988 22,174
+17% vs other
Population trend (2016 → 2021) -1.9% +2.1%
Median age 28 36
Median household income $77,688/yr
+6% vs other
 $72,904/yr
Median weekly rent $400/wk
+11% vs other
 $357/wk

Age profile

Share of residents in each band, 2021 Census.

Clayton Springvale
0-4 3.7% / 5.3%
Clayton — 0-4: 3.7% Springvale — 0-4: 5.3%
5-14 4.6% / 9.2%
Clayton — 5-14: 4.6% Springvale — 5-14: 9.2%
15-19 6.3% / 4.9%
Clayton — 15-19: 6.3% Springvale — 15-19: 4.9%
20-24 22.0% / 8.4%
Clayton — 20-24: 22.0% Springvale — 20-24: 8.4%
25-34 30.6% / 20.5%
Clayton — 25-34: 30.6% Springvale — 25-34: 20.5%
35-44 11.0% / 13.5%
Clayton — 35-44: 11.0% Springvale — 35-44: 13.5%
45-54 6.3% / 11.4%
Clayton — 45-54: 6.3% Springvale — 45-54: 11.4%
55-64 5.4% / 10.5%
Clayton — 55-64: 5.4% Springvale — 55-64: 10.5%
65-74 4.1% / 8.2%
Clayton — 65-74: 4.1% Springvale — 65-74: 8.2%
75-84 3.5% / 5.4%
Clayton — 75-84: 3.5% Springvale — 75-84: 5.4%
85+ 2.5% / 2.8%
Clayton — 85+: 2.5% Springvale — 85+: 2.8%

Bars are drawn against the largest share shown (30.6%).

Who lives together

Household composition, 2021 Census.

Clayton 25.3% couple families
Clayton — Couple Families: 25.3% Clayton — Lone Person: 33.5% Clayton — Group Household: 26.5% Clayton — One Parent Families: 10.2% Clayton — Other Families: 4.6%
Springvale 42.2% couple families
Springvale — Couple Families: 42.2% Springvale — Lone Person: 27.3% Springvale — Group Household: 8.3% Springvale — One Parent Families: 18.5% Springvale — Other Families: 3.7%
Couple Families Lone Person Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Clayton 63.0% renting
Clayton — Owned Outright: 19.4% Clayton — Mortgage: 17.6% Clayton — Renting: 63.0%
Springvale 41.7% renting
Springvale — Owned Outright: 33.7% Springvale — Mortgage: 24.5% Springvale — Renting: 41.7%
Owned outright Mortgage Renting

Qualifications

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

Clayton Springvale
Bachelor Degree 21.6% / 12.9%
Clayton — Bachelor Degree: 21.6% Springvale — Bachelor Degree: 12.9%
Postgraduate Degree 15.8% / 5.0%
Clayton — Postgraduate Degree: 15.8% Springvale — Postgraduate Degree: 5.0%
Advanced Diploma / Diploma 7.1% / 6.7%
Clayton — Advanced Diploma / Diploma: 7.1% Springvale — Advanced Diploma / Diploma: 6.7%
Certificate III & IV 5.4% / 6.6%
Clayton — Certificate III & IV: 5.4% Springvale — Certificate III & IV: 6.6%
Graduate Diploma / Certificate 1.4% / 1.0%
Clayton — Graduate Diploma / Certificate: 1.4% Springvale — Graduate Diploma / Certificate: 1.0%

Bars are drawn against the largest share shown (21.6%).

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.

Clayton Springvale
India 16.4% / 7.4%
Clayton — India: 16.4% Springvale — India: 7.4%
Vietnam 2.2% / 20.9%
Clayton — Vietnam: 2.2% Springvale — Vietnam: 20.9%
China 14.7% / 5.3%
Clayton — China: 14.7% Springvale — China: 5.3%
Malaysia 3.4% / 4.6%
Clayton — Malaysia: 3.4% Springvale — Malaysia: 4.6%
Sri Lanka 3.6% / 1.5%
Clayton — Sri Lanka: 3.6% Springvale — Sri Lanka: 1.5%
Myanmar — / 2.8%
Clayton — Myanmar: not among its largest Springvale — Myanmar: 2.8%
Greece 2.7% / —
Clayton — Greece: 2.7% Springvale — Greece: not among its largest

Bars are drawn against the largest share shown (20.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Clayton 35.4% houses
Clayton — Houses: 35.4% Clayton — Townhouses: 42.5% Clayton — Flats / Apartments: 22.0%
Springvale 69.4% houses
Springvale — Houses: 69.4% Springvale — Townhouses: 20.1% Springvale — Flats / Apartments: 10.5%
Houses Townhouses Flats / Apartments

Property market

Clayton Springvale
Median house price $1,365,000 $950,000
Median unit price $550,000 $605,000
Median land price $1,541,000 $770,000
Typical days to sell (houses) 25 days
from 56 sales
 25 days
from 132 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.

Clayton Springvale
1 bed $375K / $324K
Clayton — 1 bed: $375K (31 sales) Springvale — 1 bed: $324K (14 sales)

31 vs 14 sales

2 bed $532K / $595K
Clayton — 2 bed: $532K (126 sales) Springvale — 2 bed: $595K (42 sales)

126 vs 42 sales

3 bed $820K / $660K
Clayton — 3 bed: $820K (48 sales) Springvale — 3 bed: $660K (24 sales)

48 vs 24 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.

Clayton Springvale
2 bed $1.2M / $729K
Clayton — 2 bed: $1.2M (8 sales) Springvale — 2 bed: $729K (12 sales)

8 vs 12 sales

3 bed $1.28M / $935K
Clayton — 3 bed: $1.28M (63 sales) Springvale — 3 bed: $935K (117 sales)

63 vs 117 sales

4 bed $1.43M / $959K
Clayton — 4 bed: $1.43M (17 sales) Springvale — 4 bed: $959K (52 sales)

17 vs 52 sales

5 bed $1.21M / $1.18M
Clayton — 5 bed: $1.21M (7 sales) Springvale — 5 bed: $1.18M (9 sales)

7 vs 9 sales

Zoning mix

Clayton has more commercially zoned land (48% vs 6%).

Clayton Springvale
Commercial 48% 6%
Residential 4% 44%
Infrastructure and transport 24% 26%
Industrial 12%
same for both
Other and special use 11% 9%
Parks and recreation 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

Clayton Springvale
New dwellings approved 1,233
across Monash
 594
across Greater Dandenong
Approvals change year on year -4% -34%

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.

Clayton Springvale
Houses 3.9%
$700/wk on $945K
 3.8%
$650/wk on $892K
Units 5.3%
$550/wk on $544K
 5.0%
$472/wk on $491K

Ranking within VIC

Clayton Springvale
House price Higher than 82% of VIC Higher than 66% of VIC
Income Higher than 45% of VIC Higher than 38% of VIC
Schools Higher than 22% of VIC Higher than 68% of VIC
Walkability Higher than 99% of VIC Higher than 98% of VIC
Affordability Higher than 7% of VIC Higher than 19% of VIC
EV adoption Higher than 94% of VIC Higher than 84% of VIC
NBN connectivity Higher than 94% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 59% of VIC Higher than 54% of VIC
Rental yield (units) Higher than 73% of VIC Higher than 61% of VIC

Liveability

Clayton Springvale
Grade B
same for both
Score 55/100
same for both
Socio-economic band advantaged area
decile 7/10
 below-average income
decile 2/10

Risk profile

Clayton Springvale
Bushfire None
0/100
same for both
Crime High
85/100
 High
86/100
Flood Low
34/100
 Low
36/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 21
within 5 km
 18
within 5 km

Schools

Clayton Springvale
Inside the suburb 5 9
Rated above peers 0 3
Rated at peers 1 2
Rated below peers 1
same for both
Universities within 10 km 3
Monash Clayton, 0.0 km
 1
Monash Clayton, 3.9 km
Full-time students aged 15–24 17.3% 3.6%

Schools in Clayton

  • Clayton North Primary School Government · Primary at peers
  • St Peter's School Catholic · Primary below peers
  • John Monash Science School Government · Secondary
  • SEDA College (Victoria) - AFL - Clayton Independent · Secondary
  • Monash Children's Hospital School Government · Combined · Special school

Schools in Springvale

  • Killester College Catholic · Secondary above peers
  • Spring Parks Primary School Government · Primary above peers
  • St Joseph's School Catholic · Primary above peers
  • Minaret College Independent · Combined at peers
  • Springvale Rise Primary School Government · Primary at peers
  • Heatherhill Primary School Government · Primary below peers

Amenities in the suburb

Clayton Springvale
Supermarkets 11
same for both
Cafes & restaurants 81 104
Parks & reserves 21 13
Childcare 14 13
GPs 10 19
Pharmacies 5 7
Hospitals 4 0
Police stations 1
same for both
Banks & Bank@Post 6
same for both
Fuel stations 5 7
EV chargers 1 3
Waterways 2 13

Mobility

Springvale sits further from the CBD (29 km vs 22.1 km).

Clayton Springvale
Walkability score 97/100 94/100
Distance to Melbourne 22.1 km 29 km
+31% vs other
Drive time (normal traffic) 29 min 35 min
Public transport score 84/100
Rail · Bus
 79/100
Rail · Bus
Peak arrivals per hour 590.2
7-9am + 5-7pm
 309.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 3168
 1.3%
postcode 3171
Rooftop solar per 100 dwellings 14
postcode 3168
 29
postcode 3171

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.

Clayton Springvale
Car (driver) 49.9% / 65.7%
Clayton — Car (driver): 49.9% Springvale — Car (driver): 65.7%
Worked from Home 23.9% / 14.9%
Clayton — Worked from Home: 23.9% Springvale — Worked from Home: 14.9%
Train 9.4% / 6.2%
Clayton — Train: 9.4% Springvale — Train: 6.2%
Car (passenger) 4.3% / 8.0%
Clayton — Car (passenger): 4.3% Springvale — Car (passenger): 8.0%
Walked Only 6.8% / 2.3%
Clayton — Walked Only: 6.8% Springvale — Walked Only: 2.3%
Bus 4.7% / 2.6%
Clayton — Bus: 4.7% Springvale — Bus: 2.6%

Bars are drawn against the largest share shown (65.7%).

Setting

Clayton Springvale
Elevation 88 m
above sea level, at the suburb centre
 47 m
above sea level, at the suburb centre
Distance to the ocean 10.1 km 9.4 km

NBN connectivity

Clayton Springvale
Connectivity score 87/100 76/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 49%
10,841 premises
 10%
10,153 premises

Climate

Clayton Springvale
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Clayton Springvale
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

Clayton Springvale
Average residential rate $1,697/yr $2,123/yr
Council Monash Greater Dandenong

Federal electorate

Clayton Springvale
Division Hotham
same for both
Member Clare O'Neil
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Clayton Springvale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Clayton

Cafe Culture Middle-Ring Multicultural Parks Students Townhouses Transport Hub

Springvale

Multicultural Outer Parks River Townhouses

More comparisons

Other comparisons with Clayton

Clayton vs Mount Waverley Clayton vs Mulgrave Clayton vs Clayton South Clayton vs Oakleigh South Clayton vs Clarinda Clayton vs Oakleigh East

Other comparisons with Springvale

Springvale vs Noble Park Springvale vs Mulgrave Springvale vs Clayton South Springvale vs Springvale South Springvale vs Noble Park North
Full data on Clayton Full data on Springvale
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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