Diamond Creek vs Eltham North

Diamond Creek is the younger of the two, with a median age of 39 against 42 in Eltham North. 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 Eltham North: a median of $1.23 million, against $1.03 million in Diamond Creek, and rent is higher there too. On these figures, Diamond Creek tends to suit 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

They split

one each way, out of the 6 things we measure here

  • Diamond Creek has more childcare (12 vs 6)
  • Eltham North carries lower crime risk (19/100 vs 44/100)

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

First-home buyers

Diamond Creek

ahead on 2 of the 3 things we measure here

  • has cheaper land ($610,000 vs $1,122,500)
  • has cheaper houses ($1,035,000 vs $1,230,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Diamond Creek

ahead on the one thing that separates them

  • has cheaper rent ($430/wk vs $512/wk)

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

Commuting to the city

Diamond Creek

ahead on the one thing that separates them

  • is more walkable (85/100 vs 63/100)

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

Downsizers and retirees

Diamond Creek

ahead on 2 of the 5 things we measure here

  • has more GPs (3 vs 1)
  • is more walkable (85/100 vs 63/100)
  • But Eltham North carries lower crime risk (19/100 vs 44/100)

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

Investors

Diamond Creek

ahead on the one thing that separates them

  • is growing faster (6.6% vs 0.4%)

Weighs house yield and population growth.

Where they sit

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

Diamond Creek Eltham North
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.

Diamond Creek Eltham North
Walkability 85 / 63
Diamond Creek — Walkability: 85/100 Eltham North — Walkability: 63/100
Safety 56 / 81
Diamond Creek — Safety: 56/100 Eltham North — Safety: 81/100
Low fire risk 35 / 55
Diamond Creek — Low fire risk: 35/100 Eltham North — Low fire risk: 55/100
Low flood risk 48 / 51
Diamond Creek — Low flood risk: 48/100 Eltham North — Low flood risk: 51/100

Demographics

Diamond Creek has more residents (12,503 vs 6,830); Eltham North rents higher ($512/wk vs $430/wk).

Diamond Creek Eltham North
Population 12,503
+45% vs other
 6,830
Population trend (2016 → 2021) +6.6% +0.4%
Median age 39 42
Median household income $130,416/yr $144,040/yr
+10% vs other
Median weekly rent $430/wk $512/wk
+19% vs other

Age profile

Share of residents in each band, 2021 Census.

Diamond Creek Eltham North
0-4 5.9% / 5.1%
Diamond Creek — 0-4: 5.9% Eltham North — 0-4: 5.1%
5-14 13.4% / 14.8%
Diamond Creek — 5-14: 13.4% Eltham North — 5-14: 14.8%
15-19 7.7% / 6.9%
Diamond Creek — 15-19: 7.7% Eltham North — 15-19: 6.9%
20-24 6.6% / 5.7%
Diamond Creek — 20-24: 6.6% Eltham North — 20-24: 5.7%
25-34 11.2% / 8.4%
Diamond Creek — 25-34: 11.2% Eltham North — 25-34: 8.4%
35-44 12.9% / 12.2%
Diamond Creek — 35-44: 12.9% Eltham North — 35-44: 12.2%
45-54 15.3% / 15.5%
Diamond Creek — 45-54: 15.3% Eltham North — 45-54: 15.5%
55-64 13.8% / 15.5%
Diamond Creek — 55-64: 13.8% Eltham North — 55-64: 15.5%
65-74 8.5% / 11.1%
Diamond Creek — 65-74: 8.5% Eltham North — 65-74: 11.1%
75-84 3.6% / 3.6%
Diamond Creek — 75-84: 3.6% Eltham North — 75-84: 3.6%
85+ 1.0% / 0.8%
Diamond Creek — 85+: 1.0% Eltham North — 85+: 0.8%

Bars are drawn against the largest share shown (15.5%).

Who lives together

Household composition, 2021 Census.

Diamond Creek 63.8% couple families
Diamond Creek — Couple Families: 63.8% Diamond Creek — Lone Person: 19.5% Diamond Creek — One Parent Families: 14.7% Diamond Creek — Group Household: 1.2% Diamond Creek — Other Families: 0.8%
Eltham North 73.6% couple families
Eltham North — Couple Families: 73.6% Eltham North — Lone Person: 12.9% Eltham North — One Parent Families: 11.7% Eltham North — Group Household: 0.8% Eltham North — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Diamond Creek 10.1% renting
Diamond Creek — Owned Outright: 36.0% Diamond Creek — Mortgage: 53.9% Diamond Creek — Renting: 10.1%
Eltham North 6.3% renting
Eltham North — Owned Outright: 44.6% Eltham North — Mortgage: 49.2% Eltham North — Renting: 6.3%
Owned outright Mortgage Renting

Qualifications

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

Diamond Creek Eltham North
Bachelor Degree 14.7% / 18.5%
Diamond Creek — Bachelor Degree: 14.7% Eltham North — Bachelor Degree: 18.5%
Certificate III & IV 16.0% / 12.1%
Diamond Creek — Certificate III & IV: 16.0% Eltham North — Certificate III & IV: 12.1%
Advanced Diploma / Diploma 9.4% / 8.9%
Diamond Creek — Advanced Diploma / Diploma: 9.4% Eltham North — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 4.3% / 6.4%
Diamond Creek — Postgraduate Degree: 4.3% Eltham North — Postgraduate Degree: 6.4%
Graduate Diploma / Certificate 3.0% / 3.8%
Diamond Creek — Graduate Diploma / Certificate: 3.0% Eltham North — Graduate Diploma / Certificate: 3.8%

Bars are drawn against the largest share shown (18.5%).

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.

Diamond Creek Eltham North
England 3.8% / 4.2%
Diamond Creek — England: 3.8% Eltham North — England: 4.2%
New Zealand 0.8% / 1.3%
Diamond Creek — New Zealand: 0.8% Eltham North — New Zealand: 1.3%
Italy 0.7% / 0.9%
Diamond Creek — Italy: 0.7% Eltham North — Italy: 0.9%
South Africa 0.6% / 0.7%
Diamond Creek — South Africa: 0.6% Eltham North — South Africa: 0.7%
India 0.7% / 0.5%
Diamond Creek — India: 0.7% Eltham North — India: 0.5%
China — / 1.1%
Diamond Creek — China: not among its largest Eltham North — China: 1.1%

Bars are drawn against the largest share shown (4.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Diamond Creek 94.3% houses
Diamond Creek — Houses: 94.3% Diamond Creek — Townhouses: 5.5% Diamond Creek — Flats / Apartments: 0.2%
Eltham North 98.2% houses
Eltham North — Houses: 98.2% Eltham North — Townhouses: 1.7% Eltham North — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Diamond Creek Eltham North
Median house price $1,035,000 $1,230,000
Median unit price $700,000 —
Median land price $610,000 $1,122,500
Typical days to sell (houses) 20 days
from 138 sales
 24 days
from 71 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.

Diamond Creek Eltham North
3 bed $895K / $1.08M
Diamond Creek — 3 bed: $895K (97 sales) Eltham North — 3 bed: $1.08M (52 sales)

97 vs 52 sales

4 bed $1.21M / $1.29M
Diamond Creek — 4 bed: $1.21M (93 sales) Eltham North — 4 bed: $1.29M (83 sales)

93 vs 83 sales

5 bed $1.3M / $1.54M
Diamond Creek — 5 bed: $1.3M (24 sales) Eltham North — 5 bed: $1.54M (18 sales)

24 vs 18 sales

Zoning mix

Diamond Creek has more land zoned for conservation (58% vs 0%).

Diamond Creek Eltham North
Residential 33% 85%
Environmental 58% 0%
Parks and recreation 4% 9%
Infrastructure and transport 4% 6%
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

Diamond Creek Eltham North
New dwellings approved 98
across Nillumbik
same for both
Approvals change year on year +8%
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.

Diamond Creek Eltham North
Houses 3.5%
$748/wk on $1.1M
 3.7%
$850/wk on $1.2M
Units —
same for both

Ranking within VIC

Diamond Creek Eltham North
House price Higher than 74% of VIC Higher than 79% of VIC
Income Higher than 94% of VIC Higher than 98% of VIC
Schools Higher than 12% of VIC Higher than 59% of VIC
Walkability Higher than 95% of VIC Higher than 88% of VIC
Affordability Higher than 60% of VIC Higher than 58% of VIC
EV adoption Higher than 81% of VIC Higher than 92% of VIC
NBN connectivity Higher than 81% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 37% of VIC Higher than 45% of VIC

Liveability

Eltham North scores higher overall (71 vs 51); Diamond Creek is more walkable (85 vs 63).

Diamond Creek Eltham North
Grade B A
Score 51/100 71/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Diamond Creek carries more crime risk (44 vs 19); Diamond Creek carries more bushfire risk (65 vs 45).

Diamond Creek Eltham North
Bushfire Moderate
65/100
 Moderate
45/100
Crime Moderate
44/100
 Low
19/100
Flood Moderate
52/100
 Moderate
49/100
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

Diamond Creek Eltham North
Inside the suburb 4
same for both
Rated above peers 0 1
Rated at peers 3 2
Rated below peers 1
same for both
Universities within 10 km 2
Melbourne (Bundoora) Campus, 9.2 km
 2
Melbourne (Bundoora) Campus, 7.2 km
Full-time students aged 15–24 2.7% 3.4%

Schools in Diamond Creek

  • Diamond Creek East Primary School Government · Primary at peers
  • Diamond Creek Primary School Government · Primary at peers
  • Sacred Heart School Catholic · Primary at peers
  • Diamond Valley College Government · Secondary below peers

Schools in Eltham North

  • Holy Trinity Primary School Catholic · Primary above peers
  • Eltham North Primary School Government · Primary at peers
  • St Helena Secondary College Government · Secondary at peers
  • Glen Katherine Primary School Government · Primary below peers

Amenities in the suburb

Diamond Creek Eltham North
Supermarkets 2 0
Cafes & restaurants 16 0
Parks & reserves 40 28
Childcare 12 6
GPs 3 1
Pharmacies 2 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 3 1
EV chargers 2 0
Waterways 18 2

Mobility

Diamond Creek Eltham North
Walkability score 85/100 63/100
Distance to Melbourne 29 km
+6% vs other
 27.3 km
Drive time (normal traffic) 41 min 39 min
Public transport score 90/100
Rail · Bus
 78/100
Bus
Peak arrivals per hour 154.8
7-9am + 5-7pm
 65.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 3089
 1.8%
postcode 3095
Rooftop solar per 100 dwellings 38
postcode 3089
 34
postcode 3095

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.

Diamond Creek Eltham North
Car (driver) 61.2% / 53.8%
Diamond Creek — Car (driver): 61.2% Eltham North — Car (driver): 53.8%
Worked from Home 32.2% / 40.1%
Diamond Creek — Worked from Home: 32.2% Eltham North — Worked from Home: 40.1%
Car (passenger) 2.7% / 2.5%
Diamond Creek — Car (passenger): 2.7% Eltham North — Car (passenger): 2.5%
Train 2.5% / 2.5%
Diamond Creek — Train: 2.5% Eltham North — Train: 2.5%
Walked Only 1.1% / 0.5%
Diamond Creek — Walked Only: 1.1% Eltham North — Walked Only: 0.5%

Bars are drawn against the largest share shown (61.2%).

Setting

Diamond Creek Eltham North
Elevation 61 m
above sea level, at the suburb centre
 107 m
above sea level, at the suburb centre
Distance to the ocean 26.9 km 23.5 km

NBN connectivity

Diamond Creek Eltham North
Connectivity score 73/100 75/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 50%
4,923 premises
 1%
2,361 premises

Climate

Diamond Creek Eltham North
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Diamond Creek Eltham North
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Diamond Creek Eltham North
Average residential rate $2,696/yr
same for both
Council Nillumbik
same for both

Federal electorate

Diamond Creek Eltham North
Division Mcewen Jagajaga
Member Rob Mitchell Kate Thwaites
Party Australian Labor Party
same for both

First Home Owner Grant

Diamond Creek Eltham North
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Diamond Creek

Large Blocks Outer Parks Transport Hub Village Feel

Eltham North

Large Blocks Outer Parks Quiet River

More comparisons

Other comparisons with Diamond Creek

Diamond Creek vs Greensborough Diamond Creek vs Eltham Diamond Creek vs Hurstbridge Diamond Creek vs St Helena Diamond Creek vs Research Diamond Creek vs Plenty

Other comparisons with Eltham North

Eltham North vs Greensborough Eltham North vs Eltham Eltham North vs Briar Hill Eltham North vs St Helena
Full data on Diamond Creek Full data on Eltham North
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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