Cowes vs Silverleaves

Cowes is the younger of the two, with a median age of 55 against 61 in Silverleaves. In both, most households own their home and the large majority of homes are detached houses. In Cowes, about half of households are people living alone. In Silverleaves, most households are people living alone. Houses cost more in Silverleaves: a median of $775,000, against $700,000 in Cowes. On these figures, Silverleaves tends to suit people living alone and older residents.

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

Cowes

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (9 vs 0)
  • has more childcare (6 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • But Silverleaves has more separate houses rather than flats (96% vs 83%)

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

First-home buyers

Cowes

ahead on the one thing that separates them

  • has cheaper houses ($700,000 vs $775,000)

Weighs house prices and mortgage stress.

Renters

They split

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

  • Cowes has a bigger rental market to choose from (28% vs 12%)
  • Silverleaves leaves renters under less rental stress (26% vs 32%)

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

Commuting to the city

Cowes

ahead on 3 of the 3 things we measure here

  • is more walkable (16/100 vs 4/100)
  • has a shorter drive in (113 min vs 119 min)
  • sits closer to the CBD (138.3 km vs 140.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Cowes

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • is more walkable (16/100 vs 4/100)
  • But Silverleaves has more residents already 65 and over (45% vs 35%)

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

Investors

Silverleaves

ahead on the one thing that separates them

  • is growing faster (52.6% vs 36.2%)

Weighs population growth.

Where they sit

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

Cowes Silverleaves
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.

Cowes Silverleaves
Walkability 16 / 4
Cowes — Walkability: 16/100 Silverleaves — Walkability: 4/100
Safety 31 / 40
Cowes — Safety: 31/100 Silverleaves — Safety: 40/100
Low fire risk 100 / 100
Cowes — Low fire risk: 100/100 Silverleaves — Low fire risk: 100/100
Low flood risk 77 / 3
Cowes — Low flood risk: 77/100 Silverleaves — Low flood risk: 3/100

Demographics

Cowes has more residents (6,593 vs 322); Silverleaves has higher household incomes ($67,496 vs $53,352).

Cowes Silverleaves
Population 6,593
+95% vs other
 322
Population trend (2016 → 2021) +36.2% +52.6%
Median age 55 61
Median household income $53,352/yr $67,496/yr
+27% vs other
Median weekly rent $331/wk $335/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Cowes Silverleaves
0-4 4.2% / 2.5%
Cowes — 0-4: 4.2% Silverleaves — 0-4: 2.5%
5-14 10.0% / 8.7%
Cowes — 5-14: 10.0% Silverleaves — 5-14: 8.7%
15-19 3.6% / 1.9%
Cowes — 15-19: 3.6% Silverleaves — 15-19: 1.9%
20-24 2.8% / 2.8%
Cowes — 20-24: 2.8% Silverleaves — 20-24: 2.8%
25-34 8.0% / 2.2%
Cowes — 25-34: 8.0% Silverleaves — 25-34: 2.2%
35-44 9.6% / 7.1%
Cowes — 35-44: 9.6% Silverleaves — 35-44: 7.1%
45-54 11.1% / 10.2%
Cowes — 45-54: 11.1% Silverleaves — 45-54: 10.2%
55-64 15.7% / 21.7%
Cowes — 55-64: 15.7% Silverleaves — 55-64: 21.7%
65-74 19.8% / 28.0%
Cowes — 65-74: 19.8% Silverleaves — 65-74: 28.0%
75-84 10.8% / 12.4%
Cowes — 75-84: 10.8% Silverleaves — 75-84: 12.4%
85+ 4.3% / 4.7%
Cowes — 85+: 4.3% Silverleaves — 85+: 4.7%

Bars are drawn against the largest share shown (28.0%).

Who lives together

Household composition, 2021 Census.

Cowes 53.0% lone person
Cowes — Lone Person: 53.0% Cowes — Couple Families: 27.1% Cowes — One Parent Families: 15.5% Cowes — Group Household: 3.6% Cowes — Other Families: 0.8%
Silverleaves 69.1% lone person
Silverleaves — Lone Person: 69.1% Silverleaves — Couple Families: 30.9% Silverleaves — One Parent Families: 0.0% Silverleaves — Group Household: 0.0% Silverleaves — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Cowes 27.9% renting
Cowes — Owned Outright: 48.8% Cowes — Mortgage: 23.3% Cowes — Renting: 27.9%
Silverleaves 12.2% renting
Silverleaves — Owned Outright: 68.7% Silverleaves — Mortgage: 19.1% Silverleaves — Renting: 12.2%
Owned outright Mortgage Renting

Qualifications

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

Cowes Silverleaves
Certificate III & IV 16.2% / 12.7%
Cowes — Certificate III & IV: 16.2% Silverleaves — Certificate III & IV: 12.7%
Bachelor Degree 9.1% / 14.9%
Cowes — Bachelor Degree: 9.1% Silverleaves — Bachelor Degree: 14.9%
Advanced Diploma / Diploma 9.8% / 10.2%
Cowes — Advanced Diploma / Diploma: 9.8% Silverleaves — Advanced Diploma / Diploma: 10.2%
Postgraduate Degree 2.2% / 3.4%
Cowes — Postgraduate Degree: 2.2% Silverleaves — Postgraduate Degree: 3.4%
Graduate Diploma / Certificate 2.0% / 3.1%
Cowes — Graduate Diploma / Certificate: 2.0% Silverleaves — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (16.2%).

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.

Cowes Silverleaves
England 6.4% / 5.9%
Cowes — England: 6.4% Silverleaves — England: 5.9%
Netherlands 0.5% / 2.8%
Cowes — Netherlands: 0.5% Silverleaves — Netherlands: 2.8%
New Zealand 1.6% / 1.6%
Cowes — New Zealand: 1.6% Silverleaves — New Zealand: 1.6%
Scotland 0.7% / 1.6%
Cowes — Scotland: 0.7% Silverleaves — Scotland: 1.6%
South Africa 0.6% / 1.2%
Cowes — South Africa: 0.6% Silverleaves — South Africa: 1.2%
India 1.2% / —
Cowes — India: 1.2% Silverleaves — India: not among its largest
Italy 0.9% / —
Cowes — Italy: 0.9% Silverleaves — Italy: not among its largest

Bars are drawn against the largest share shown (6.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Cowes 83.4% houses
Cowes — Houses: 83.4% Cowes — Townhouses: 11.8% Cowes — Flats / Apartments: 4.8%
Silverleaves 96.2% houses
Silverleaves — Houses: 96.2% Silverleaves — Townhouses: 7.6% Silverleaves — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Cowes Silverleaves
Median house price $700,000 $775,000
Median unit price $459,000 —
Median land price $446,000 —
Typical days to sell (houses) 57 days
from 132 sales
 87 days
from 4 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.

Cowes Silverleaves
3 bed $650K / $740K
Cowes — 3 bed: $650K (125 sales) Silverleaves — 3 bed: $740K (11 sales)

125 vs 11 sales

4 bed $775K / $918K
Cowes — 4 bed: $775K (83 sales) Silverleaves — 4 bed: $918K (9 sales)

83 vs 9 sales

Zoning mix

Cowes has more rural and farming land (57% vs 0%); Silverleaves has more land zoned for conservation (14% vs 0%).

Cowes Silverleaves
Rural and farming 57% 0%
Parks and recreation 4% 46%
Residential 33% 37%
Environmental 0% 14%
Infrastructure and transport 4% 0%
Planning zones cover 100% of Cowes and 98% of Silverleaves. The rest is unzoned land such as water or road reserve.
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

Cowes Silverleaves
New dwellings approved 393
across Bass Coast
same for both
Approvals change year on year +0%
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.

Cowes Silverleaves
Houses 3.6%
$520/wk on $760K
 —
Units 4.5%
$420/wk on $489K
 —

Ranking within VIC

Cowes Silverleaves
House price Higher than 46% of VIC —
Income Higher than 12% of VIC Higher than 29% of VIC
Schools —
same for both
Walkability Higher than 77% of VIC Higher than 66% of VIC
Affordability Higher than 15% of VIC —
EV adoption Higher than 70% of VIC Higher than 71% of VIC
NBN connectivity Higher than 83% of VIC Higher than 91% of VIC
Rental yield (houses) Higher than 39% of VIC —
Rental yield (units) Higher than 30% of VIC —

Liveability

Cowes is more walkable (16 vs 4).

Cowes Silverleaves
Grade C —
Score 45/100 —
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 8/10

Risk profile

Silverleaves carries more flood risk (97 vs 23).

Cowes Silverleaves
Bushfire None
0/100
same for both
Crime Moderate
69/100
 Moderate
60/100
Flood Low
23/100
 High
97/100
Coastal erosion Moderate
57/100
 High
73/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Cowes Silverleaves
Inside the suburb 2 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Cowes

  • Cowes Primary School Government · Primary above peers
  • Our Lady Star of the Sea Catholic Primary School Catholic · Primary below peers

Schools in Silverleaves

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

Amenities in the suburb

Cowes Silverleaves
Supermarkets 4 0
Cafes & restaurants 44 1
Parks & reserves 9 0
Childcare 6 0
GPs 4 0
Pharmacies 2 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 4 0
Fuel stations 2 0
EV chargers 1 0
Beaches 1
same for both
Waterways 1 0

Mobility

Silverleaves sits further from the CBD (140.4 km vs 138.3 km).

Cowes Silverleaves
Walkability score 16/100 4/100
Distance to Melbourne 138.3 km 140.4 km
+2% vs other
Drive time (normal traffic) 113 min 119 min
Electric vehicle share 0.8%
postcode 3922
same for both
Rooftop solar per 100 dwellings 29
postcode 3922
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.

Cowes Silverleaves
Car (driver) 65.2% / 57.5%
Cowes — Car (driver): 65.2% Silverleaves — Car (driver): 57.5%
Worked from Home 21.8% / 31.0%
Cowes — Worked from Home: 21.8% Silverleaves — Worked from Home: 31.0%
Walked Only 5.8% / 6.9%
Cowes — Walked Only: 5.8% Silverleaves — Walked Only: 6.9%
Car (passenger) 5.4% / 4.6%
Cowes — Car (passenger): 5.4% Silverleaves — Car (passenger): 4.6%
Bicycle 1.6% / —
Cowes — Bicycle: 1.6% Silverleaves — Bicycle: not among its largest

Bars are drawn against the largest share shown (65.2%).

Setting

Cowes Silverleaves
Elevation 31 m
above sea level, at the suburb centre
 8 m
above sea level, at the suburb centre
Distance to the ocean 2.4 km
2.6 km to a named beach
 263 m
981 m to a named beach

NBN connectivity

Cowes Silverleaves
Connectivity score 75/100 81/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 54%
6,893 premises
 65%
560 premises

Climate

Cowes Silverleaves
Annual rainfall 704 mm
same for both
Summer max (Jan) 24.1°C
same for both
Winter min (Jul) 8.6°C
same for both

Council rates

Cowes Silverleaves
Average residential rate $1,727/yr
same for both
Council Bass Coast
same for both

Federal electorate

Cowes Silverleaves
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Cowes Silverleaves
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Cowes

Coastal Retirees

Silverleaves

Acreage Beach Coastal Retirees

More comparisons

Other comparisons with Cowes

Cowes vs Ventnor Cowes vs Rhyll Cowes vs Sunset Strip Cowes vs Wimbledon Heights Cowes vs Smiths Beach

Other comparisons with Silverleaves

Silverleaves vs Rhyll
Full data on Cowes Full data on Silverleaves
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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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