Diamond Creek vs Plenty

Diamond Creek is the younger of the two, with a median age of 39 against 44 in Plenty. 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 Plenty: a median of $1.59 million, against $1.03 million in Diamond Creek, though rent is higher in Diamond Creek. On these figures, Diamond Creek tends to suit buyers on a tighter budget, while Plenty suits couples.

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 4 of the 6 things we measure here

  • has more childcare (12 vs 0)
  • has more schools inside the suburb (4 vs 0)
  • has more parks and reserves (40 vs 8)

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 $1,200,000)
  • has cheaper houses ($1,035,000 vs $1,590,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Plenty

ahead on the one thing that separates them

  • has cheaper rent ($392/wk vs $430/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 12/100)

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

Downsizers and retirees

Diamond Creek

ahead on 3 of the 5 things we measure here

  • is more walkable (85/100 vs 12/100)
  • has more GPs (3 vs 0)
  • carries lower crime risk (44/100 vs 56/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Diamond Creek and Plenty 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 Plenty
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 Plenty
Walkability 85 / 12
Diamond Creek — Walkability: 85/100 Plenty — Walkability: 12/100
Safety 56 / 44
Diamond Creek — Safety: 56/100 Plenty — Safety: 44/100
Low fire risk 35 / 37
Diamond Creek — Low fire risk: 35/100 Plenty — Low fire risk: 37/100
Low flood risk 48 / 64
Diamond Creek — Low flood risk: 48/100 Plenty — Low flood risk: 64/100

Demographics

Diamond Creek has more residents (12,503 vs 2,575); Plenty has higher household incomes ($165,880 vs $130,416).

Diamond Creek Plenty
Population 12,503
+79% vs other
 2,575
Population trend (2016 → 2021) +6.6% +8.9%
Median age 39 44
Median household income $130,416/yr $165,880/yr
+27% vs other
Median weekly rent $430/wk
+9% vs other
 $392/wk

Age profile

Share of residents in each band, 2021 Census.

Diamond Creek Plenty
0-4 5.9% / 3.0%
Diamond Creek — 0-4: 5.9% Plenty — 0-4: 3.0%
5-14 13.4% / 13.6%
Diamond Creek — 5-14: 13.4% Plenty — 5-14: 13.6%
15-19 7.7% / 8.5%
Diamond Creek — 15-19: 7.7% Plenty — 15-19: 8.5%
20-24 6.6% / 7.8%
Diamond Creek — 20-24: 6.6% Plenty — 20-24: 7.8%
25-34 11.2% / 7.0%
Diamond Creek — 25-34: 11.2% Plenty — 25-34: 7.0%
35-44 12.9% / 10.3%
Diamond Creek — 35-44: 12.9% Plenty — 35-44: 10.3%
45-54 15.3% / 18.0%
Diamond Creek — 45-54: 15.3% Plenty — 45-54: 18.0%
55-64 13.8% / 14.8%
Diamond Creek — 55-64: 13.8% Plenty — 55-64: 14.8%
65-74 8.5% / 8.1%
Diamond Creek — 65-74: 8.5% Plenty — 65-74: 8.1%
75-84 3.6% / 4.5%
Diamond Creek — 75-84: 3.6% Plenty — 75-84: 4.5%
85+ 1.0% / 4.2%
Diamond Creek — 85+: 1.0% Plenty — 85+: 4.2%

Bars are drawn against the largest share shown (18.0%).

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%
Plenty 78.0% couple families
Plenty — Couple Families: 78.0% Plenty — Lone Person: 12.9% Plenty — One Parent Families: 6.8% Plenty — Group Household: 1.1% Plenty — Other Families: 1.3%
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%
Plenty 4.1% renting
Plenty — Owned Outright: 45.2% Plenty — Mortgage: 50.8% Plenty — Renting: 4.1%
Owned outright Mortgage Renting

Qualifications

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

Diamond Creek Plenty
Certificate III & IV 16.0% / 13.8%
Diamond Creek — Certificate III & IV: 16.0% Plenty — Certificate III & IV: 13.8%
Bachelor Degree 14.7% / 13.8%
Diamond Creek — Bachelor Degree: 14.7% Plenty — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 9.4% / 7.8%
Diamond Creek — Advanced Diploma / Diploma: 9.4% Plenty — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 4.3% / 3.9%
Diamond Creek — Postgraduate Degree: 4.3% Plenty — Postgraduate Degree: 3.9%
Graduate Diploma / Certificate 3.0% / 1.9%
Diamond Creek — Graduate Diploma / Certificate: 3.0% Plenty — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (16.0%).

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 Plenty
England 3.8% / 2.7%
Diamond Creek — England: 3.8% Plenty — England: 2.7%
Italy 0.7% / 1.9%
Diamond Creek — Italy: 0.7% Plenty — Italy: 1.9%
India 0.7% / 1.2%
Diamond Creek — India: 0.7% Plenty — India: 1.2%
New Zealand 0.8% / 0.7%
Diamond Creek — New Zealand: 0.8% Plenty — New Zealand: 0.7%
South Africa 0.6% / 0.4%
Diamond Creek — South Africa: 0.6% Plenty — South Africa: 0.4%
Greece — / 0.6%
Diamond Creek — Greece: not among its largest Plenty — Greece: 0.6%

Bars are drawn against the largest share shown (3.8%).

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%
Plenty 99.3% houses
Plenty — Houses: 99.3% Plenty — Townhouses: 0.0% Plenty — Flats / Apartments: 0.7%
Houses Townhouses Flats / Apartments

Property market

Diamond Creek Plenty
Median house price $1,035,000 $1,590,000
Median unit price $700,000 —
Median land price $610,000 $1,200,000
Typical days to sell (houses) 20 days
from 138 sales
 48 days
from 18 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 Plenty
3 bed $895K / $1.53M
Diamond Creek — 3 bed: $895K (97 sales) Plenty — 3 bed: $1.53M (6 sales)

97 vs 6 sales

4 bed $1.21M / $1.57M
Diamond Creek — 4 bed: $1.21M (93 sales) Plenty — 4 bed: $1.57M (20 sales)

93 vs 20 sales

5 bed $1.3M / $2.44M
Diamond Creek — 5 bed: $1.3M (24 sales) Plenty — 5 bed: $2.44M (6 sales)

24 vs 6 sales

Zoning mix

Diamond Creek Plenty
Environmental 58% 52%
Residential 33% 21%
Parks and recreation 4% 23%
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 Plenty
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 Plenty
Houses 3.5%
$748/wk on $1.1M
 —
Units —
same for both

Ranking within VIC

Diamond Creek Plenty
House price Higher than 74% of VIC —
Income Higher than 94% of VIC Higher than 99% of VIC
Schools Higher than 12% of VIC —
Walkability Higher than 95% of VIC Higher than 74% of VIC
Affordability Higher than 60% of VIC —
EV adoption Higher than 81% of VIC Higher than 87% of VIC
NBN connectivity Higher than 81% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 37% of VIC —

Liveability

Diamond Creek is more walkable (85 vs 12); Plenty scores higher overall (58 vs 51).

Diamond Creek Plenty
Grade B
same for both
Score 51/100 58/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Diamond Creek carries more flood risk (52 vs 36); Plenty carries more crime risk (56 vs 44).

Diamond Creek Plenty
Bushfire Moderate
65/100
 Moderate
63/100
Crime Moderate
44/100
 Moderate
56/100
Flood Moderate
52/100
 Low
36/100
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 Plenty
Inside the suburb 4 0
Rated above peers 0
same for both
Rated at peers 3 0
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 9.2 km
 2
Melbourne (Bundoora) Campus, 5.8 km
Full-time students aged 15–24 2.7% 4.1%

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 Plenty

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

Amenities in the suburb

Diamond Creek Plenty
Supermarkets 2 0
Cafes & restaurants 16 2
Parks & reserves 40 8
Childcare 12 0
GPs 3 0
Pharmacies 2 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 3 1
EV chargers 2 0
Waterways 18 17

Mobility

Diamond Creek Plenty
Walkability score 85/100 12/100
Distance to Melbourne 29 km
+4% vs other
 27.8 km
Drive time (normal traffic) 41 min
same for both
Public transport score 90/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 154.8
7-9am + 5-7pm
 75.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 3089
 1.4%
postcode 3090
Rooftop solar per 100 dwellings 38
postcode 3089
 48
postcode 3090

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 Plenty
Car (driver) 61.2% / 63.6%
Diamond Creek — Car (driver): 61.2% Plenty — Car (driver): 63.6%
Worked from Home 32.2% / 30.8%
Diamond Creek — Worked from Home: 32.2% Plenty — Worked from Home: 30.8%
Car (passenger) 2.7% / 4.3%
Diamond Creek — Car (passenger): 2.7% Plenty — Car (passenger): 4.3%
Train 2.5% / 0.7%
Diamond Creek — Train: 2.5% Plenty — Train: 0.7%
Walked Only 1.1% / 0.2%
Diamond Creek — Walked Only: 1.1% Plenty — Walked Only: 0.2%
Bus 0.3% / 0.3%
Diamond Creek — Bus: 0.3% Plenty — Bus: 0.3%

Bars are drawn against the largest share shown (63.6%).

Setting

Diamond Creek Plenty
Elevation 61 m
above sea level, at the suburb centre
 121 m
above sea level, at the suburb centre
Distance to the ocean 26.9 km 24.7 km

NBN connectivity

Diamond Creek Plenty
Connectivity score 73/100 80/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 50%
4,923 premises
 63%
984 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

Diamond Creek Plenty
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

Plenty

Acreage Outer Premium Quiet River

More comparisons

Other comparisons with Diamond Creek

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

Other comparisons with Plenty

Plenty vs Mill Park Plenty vs Bundoora Plenty vs South Morang Plenty vs Greensborough Plenty vs Yarrambat
Full data on Diamond Creek Full data on Plenty
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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