Diamond Creek vs Hurstbridge

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Diamond Creek is closer to the city centre: 29 km, against 34.8 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

Diamond Creek

ahead on 3 of the 6 things we measure here

  • has more childcare (12 vs 3)
  • has more parks and reserves (40 vs 13)
  • has more schools inside the suburb (4 vs 2)
  • But Hurstbridge carries lower crime risk (22/100 vs 44/100)

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

First-home buyers

Hurstbridge

ahead on the one thing that separates them

  • has cheaper land ($457,500 vs $610,000)

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

Renters

Too close to call

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

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

Commuting to the city

Diamond Creek

ahead on 3 of the 4 things we measure here

  • is more walkable (85/100 vs 63/100)
  • sits closer to the CBD (29 km vs 34.8 km)
  • has a shorter drive in (41 min vs 48 min)

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 Hurstbridge carries lower crime risk (22/100 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

  • returns a higher gross yield on houses (3.5% vs 2.9%)

Weighs house yield and population growth.

Where they sit

Diamond Creek and Hurstbridge 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 Hurstbridge
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 Hurstbridge
Walkability 85 / 63
Diamond Creek — Walkability: 85/100 Hurstbridge — Walkability: 63/100
Safety 56 / 78
Diamond Creek — Safety: 56/100 Hurstbridge — Safety: 78/100
Low fire risk 35 / 55
Diamond Creek — Low fire risk: 35/100 Hurstbridge — Low fire risk: 55/100
Low flood risk 48 / 53
Diamond Creek — Low flood risk: 48/100 Hurstbridge — Low flood risk: 53/100

Demographics

Diamond Creek has more residents (12,503 vs 3,554); Diamond Creek has higher household incomes ($130,416 vs $112,736).

Diamond Creek Hurstbridge
Population 12,503
+72% vs other
 3,554
Population trend (2016 → 2021) +6.6% +3.0%
Median age 39 41
Median household income $130,416/yr
+14% vs other
 $112,736/yr
Median weekly rent $430/wk
+2% vs other
 $420/wk

Age profile

Share of residents in each band, 2021 Census.

Diamond Creek Hurstbridge
0-4 5.9% / 5.9%
Diamond Creek — 0-4: 5.9% Hurstbridge — 0-4: 5.9%
5-14 13.4% / 14.0%
Diamond Creek — 5-14: 13.4% Hurstbridge — 5-14: 14.0%
15-19 7.7% / 6.4%
Diamond Creek — 15-19: 7.7% Hurstbridge — 15-19: 6.4%
20-24 6.6% / 6.0%
Diamond Creek — 20-24: 6.6% Hurstbridge — 20-24: 6.0%
25-34 11.2% / 9.9%
Diamond Creek — 25-34: 11.2% Hurstbridge — 25-34: 9.9%
35-44 12.9% / 12.7%
Diamond Creek — 35-44: 12.9% Hurstbridge — 35-44: 12.7%
45-54 15.3% / 15.0%
Diamond Creek — 45-54: 15.3% Hurstbridge — 45-54: 15.0%
55-64 13.8% / 14.8%
Diamond Creek — 55-64: 13.8% Hurstbridge — 55-64: 14.8%
65-74 8.5% / 10.5%
Diamond Creek — 65-74: 8.5% Hurstbridge — 65-74: 10.5%
75-84 3.6% / 4.4%
Diamond Creek — 75-84: 3.6% Hurstbridge — 75-84: 4.4%
85+ 1.0% / 0.7%
Diamond Creek — 85+: 1.0% Hurstbridge — 85+: 0.7%

Bars are drawn against the largest share shown (15.3%).

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%
Hurstbridge 58.4% couple families
Hurstbridge — Couple Families: 58.4% Hurstbridge — Lone Person: 23.3% Hurstbridge — One Parent Families: 16.1% Hurstbridge — Group Household: 1.7% Hurstbridge — Other Families: 0.6%
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%
Hurstbridge 10.6% renting
Hurstbridge — Owned Outright: 36.2% Hurstbridge — Mortgage: 53.2% Hurstbridge — Renting: 10.6%
Owned outright Mortgage Renting

Qualifications

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

Diamond Creek Hurstbridge
Certificate III & IV 16.0% / 17.8%
Diamond Creek — Certificate III & IV: 16.0% Hurstbridge — Certificate III & IV: 17.8%
Bachelor Degree 14.7% / 15.8%
Diamond Creek — Bachelor Degree: 14.7% Hurstbridge — Bachelor Degree: 15.8%
Advanced Diploma / Diploma 9.4% / 9.0%
Diamond Creek — Advanced Diploma / Diploma: 9.4% Hurstbridge — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 4.3% / 5.0%
Diamond Creek — Postgraduate Degree: 4.3% Hurstbridge — Postgraduate Degree: 5.0%
Graduate Diploma / Certificate 3.0% / 3.5%
Diamond Creek — Graduate Diploma / Certificate: 3.0% Hurstbridge — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (17.8%).

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 Hurstbridge
England 3.8% / 4.9%
Diamond Creek — England: 3.8% Hurstbridge — England: 4.9%
New Zealand 0.8% / 1.0%
Diamond Creek — New Zealand: 0.8% Hurstbridge — New Zealand: 1.0%
Italy 0.7% / 0.3%
Diamond Creek — Italy: 0.7% Hurstbridge — Italy: 0.3%
India 0.7% / 0.3%
Diamond Creek — India: 0.7% Hurstbridge — India: 0.3%
Germany 0.4% / 0.5%
Diamond Creek — Germany: 0.4% Hurstbridge — Germany: 0.5%
South Africa 0.6% / —
Diamond Creek — South Africa: 0.6% Hurstbridge — South Africa: not among its largest
Netherlands — / 0.3%
Diamond Creek — Netherlands: not among its largest Hurstbridge — Netherlands: 0.3%

Bars are drawn against the largest share shown (4.9%).

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%
Hurstbridge 96.9% houses
Hurstbridge — Houses: 96.9% Hurstbridge — Townhouses: 2.5% Hurstbridge — Flats / Apartments: 0.7%
Houses Townhouses Flats / Apartments

Property market

Diamond Creek Hurstbridge
Median house price $1,035,000 $1,012,000
Median unit price $700,000 $697,000
Median land price $610,000 $457,500
Typical days to sell (houses) 20 days
from 138 sales
 22 days
from 14 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 Hurstbridge
2 bed $675K / $950K
Diamond Creek — 2 bed: $675K (8 sales) Hurstbridge — 2 bed: $950K (6 sales)

8 vs 6 sales

3 bed $895K / $895K
Diamond Creek — 3 bed: $895K (97 sales) Hurstbridge — 3 bed: $895K (43 sales)

97 vs 43 sales

4 bed $1.21M / $1.14M
Diamond Creek — 4 bed: $1.21M (93 sales) Hurstbridge — 4 bed: $1.14M (33 sales)

93 vs 33 sales

Zoning mix

Hurstbridge has more land zoned for conservation (83% vs 58%).

Diamond Creek Hurstbridge
Environmental 58% 83%
Residential 33% 9%
Parks and recreation 4%
same for both
Infrastructure and transport 4%
same for both
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 Hurstbridge
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 Hurstbridge
Houses 3.5%
$748/wk on $1.1M
 2.9%
$650/wk on $1.15M
Units —
same for both

Ranking within VIC

Diamond Creek Hurstbridge
House price Higher than 74% of VIC Higher than 68% of VIC
Income Higher than 94% of VIC Higher than 86% of VIC
Schools Higher than 12% 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 83% of VIC
NBN connectivity Higher than 81% of VIC Higher than 75% of VIC
Rental yield (houses) Higher than 37% of VIC Higher than 10% of VIC

Liveability

Diamond Creek is more walkable (85 vs 63); Hurstbridge scores higher overall (66 vs 51).

Diamond Creek Hurstbridge
Grade B
same for both
Score 51/100 66/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Diamond Creek carries more crime risk (44 vs 22); Diamond Creek carries more bushfire risk (65 vs 45).

Diamond Creek Hurstbridge
Bushfire Moderate
65/100
 Moderate
45/100
Crime Moderate
44/100
 Low
22/100
Flood Moderate
52/100
 Moderate
47/100
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 Hurstbridge
Inside the suburb 4 2
Rated above peers 0
same for both
Rated at peers 3 1
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 9.2 km
 None

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 Hurstbridge

  • Hurstbridge Primary School Government · Primary at peers
  • Launch Campus Independent · Combined

Amenities in the suburb

Diamond Creek Hurstbridge
Supermarkets 2 0
Cafes & restaurants 16 12
Parks & reserves 40 13
Childcare 12 3
GPs 3 1
Pharmacies 2 1
Police stations 1
same for both
Banks & Bank@Post 2
same for both
Fuel stations 3 0
EV chargers 2 0
Waterways 18 17

Mobility

Hurstbridge sits further from the CBD (34.8 km vs 29 km).

Diamond Creek Hurstbridge
Walkability score 85/100 63/100
Distance to Melbourne 29 km 34.8 km
+20% vs other
Drive time (normal traffic) 41 min 48 min
Public transport score 90/100
Rail · Bus
 66/100
Rail · Bus
Peak arrivals per hour 154.8
7-9am + 5-7pm
 17.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 3 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 3089
 1.2%
postcode 3099
Rooftop solar per 100 dwellings 38
postcode 3089
 41
postcode 3099

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 Hurstbridge
Car (driver) 61.2% / 61.7%
Diamond Creek — Car (driver): 61.2% Hurstbridge — Car (driver): 61.7%
Worked from Home 32.2% / 32.0%
Diamond Creek — Worked from Home: 32.2% Hurstbridge — Worked from Home: 32.0%
Train 2.5% / 2.7%
Diamond Creek — Train: 2.5% Hurstbridge — Train: 2.7%
Car (passenger) 2.7% / 2.1%
Diamond Creek — Car (passenger): 2.7% Hurstbridge — Car (passenger): 2.1%
Walked Only 1.1% / 1.0%
Diamond Creek — Walked Only: 1.1% Hurstbridge — Walked Only: 1.0%

Bars are drawn against the largest share shown (61.7%).

Setting

Diamond Creek Hurstbridge
Elevation 61 m
above sea level, at the suburb centre
 76 m
above sea level, at the suburb centre
Distance to the ocean 26.9 km 31.6 km

NBN connectivity

Diamond Creek Hurstbridge
Connectivity score 73/100 62/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 50%
4,923 premises
 34%
1,425 premises

Climate

Diamond Creek Hurstbridge
Annual rainfall 534 mm 777 mm
Summer max (Jan) 26.7°C 26.9°C
Winter min (Jul) 6.5°C 6.3°C

Air quality (annual mean)

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

Council rates

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

Federal electorate

Diamond Creek Hurstbridge
Division Mcewen
same for both
Member Rob Mitchell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Diamond Creek Hurstbridge
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

Hurstbridge

Acreage Outer Parks River Trains Village Feel

More comparisons

Other comparisons with Diamond Creek

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

Other comparisons with Hurstbridge

Hurstbridge vs Doreen Hurstbridge vs Wattle Glen Hurstbridge vs Yarrambat Hurstbridge vs Kangaroo Ground Hurstbridge vs Panton Hill Hurstbridge vs Cottles Bridge
Full data on Diamond Creek Full data on Hurstbridge
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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