Doncaster vs Box Hill North

Box Hill North is the younger of the two, with a median age of 37 against 40 in Doncaster. In both, most households own their home. In Box Hill North, most homes are detached houses and about half of households are couple families. Houses cost more in Doncaster: a median of $1.5 million, against $1.34 million in Box Hill North, and rent is higher there too.

Doncaster is a larger, more established suburb with 25,020 residents compared to Box Hill North's 12,337, and it scores notably higher on walkability (92 versus 72) and liveability (82 versus 77). Box Hill North offers a higher median household income at $94,640 against Doncaster's $82,784, and has lower crime and flood risk ratings. House prices are higher in Doncaster at $1,500,000, but units are considerably cheaper there at $552,000 compared to $768,000 in Box Hill North—making Doncaster better suited to unit buyers seeking walkable urban living, while Box Hill North may appeal to those prioritising income levels and lower risk exposure.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Doncaster

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (36 vs 7)
  • has more schools rated above their peers (3 vs 1)
  • has more childcare (14 vs 11)
  • But Box Hill North carries lower crime risk (38/100 vs 76/100)

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

First-home buyers

They split

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

  • Doncaster has cheaper units ($551,125 vs $770,000)
  • Box Hill North has cheaper houses ($1,340,000 vs $1,500,000)

Weighs house prices, unit 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

Doncaster

ahead on the one thing that separates them

  • is more walkable (92/100 vs 72/100)

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

Downsizers and retirees

Doncaster

ahead on 3 of the 5 things we measure here

  • has more GPs (7 vs 1)
  • has more residents already 65 and over (22% vs 15%)
  • is more walkable (92/100 vs 72/100)
  • But Box Hill North carries lower crime risk (38/100 vs 76/100)

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

Investors

Doncaster

ahead on 2 of the 3 things we measure here

  • is growing faster (19.5% vs 3.9%)
  • returns a higher gross yield on units (6.3% vs 4.7%)

Weighs house yield, unit yield, and population growth.

Where they sit

Doncaster and Box Hill 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.

Doncaster Box Hill 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.

Doncaster Box Hill North
Walkability 92 / 72
Doncaster — Walkability: 92/100 Box Hill North — Walkability: 72/100
Safety 24 / 62
Doncaster — Safety: 24/100 Box Hill North — Safety: 62/100
Low fire risk 100 / 100
Doncaster — Low fire risk: 100/100 Box Hill North — Low fire risk: 100/100
Low flood risk 65 / 74
Doncaster — Low flood risk: 65/100 Box Hill North — Low flood risk: 74/100

Demographics

Doncaster has more residents (25,020 vs 12,337); Box Hill North has higher household incomes ($94,640 vs $82,784).

Doncaster Box Hill North
Population 25,020
+51% vs other
 12,337
Population trend (2016 → 2021) +19.5% +3.9%
Median age 40 37
Median household income $82,784/yr $94,640/yr
+14% vs other
Median weekly rent $450/wk
+6% vs other
 $425/wk

Age profile

Share of residents in each band, 2021 Census.

Doncaster Box Hill North
0-4 4.6% / 5.2%
Doncaster — 0-4: 4.6% Box Hill North — 0-4: 5.2%
5-14 9.4% / 11.4%
Doncaster — 5-14: 9.4% Box Hill North — 5-14: 11.4%
15-19 4.9% / 6.1%
Doncaster — 15-19: 4.9% Box Hill North — 15-19: 6.1%
20-24 6.5% / 7.1%
Doncaster — 20-24: 6.5% Box Hill North — 20-24: 7.1%
25-34 15.5% / 16.1%
Doncaster — 25-34: 15.5% Box Hill North — 25-34: 16.1%
35-44 13.9% / 14.2%
Doncaster — 35-44: 13.9% Box Hill North — 35-44: 14.2%
45-54 11.8% / 13.7%
Doncaster — 45-54: 11.8% Box Hill North — 45-54: 13.7%
55-64 11.4% / 11.3%
Doncaster — 55-64: 11.4% Box Hill North — 55-64: 11.3%
65-74 9.8% / 8.0%
Doncaster — 65-74: 9.8% Box Hill North — 65-74: 8.0%
75-84 8.3% / 4.7%
Doncaster — 75-84: 8.3% Box Hill North — 75-84: 4.7%
85+ 4.0% / 2.3%
Doncaster — 85+: 4.0% Box Hill North — 85+: 2.3%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Doncaster 41.2% couple families
Doncaster — Couple Families: 41.2% Doncaster — Lone Person: 36.3% Doncaster — One Parent Families: 15.6% Doncaster — Group Household: 4.6% Doncaster — Other Families: 2.2%
Box Hill North 45.3% couple families
Box Hill North — Couple Families: 45.3% Box Hill North — Lone Person: 29.5% Box Hill North — One Parent Families: 15.5% Box Hill North — Group Household: 7.3% Box Hill North — Other Families: 2.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Doncaster 32.1% renting
Doncaster — Owned Outright: 39.5% Doncaster — Mortgage: 28.5% Doncaster — Renting: 32.1%
Box Hill North 34.5% renting
Box Hill North — Owned Outright: 35.0% Box Hill North — Mortgage: 30.5% Box Hill North — Renting: 34.5%
Owned outright Mortgage Renting

Qualifications

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

Doncaster Box Hill North
Bachelor Degree 22.3% / 21.6%
Doncaster — Bachelor Degree: 22.3% Box Hill North — Bachelor Degree: 21.6%
Postgraduate Degree 10.4% / 10.1%
Doncaster — Postgraduate Degree: 10.4% Box Hill North — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 8.8% / 8.4%
Doncaster — Advanced Diploma / Diploma: 8.8% Box Hill North — Advanced Diploma / Diploma: 8.4%
Certificate III & IV 6.4% / 6.7%
Doncaster — Certificate III & IV: 6.4% Box Hill North — Certificate III & IV: 6.7%
Graduate Diploma / Certificate 2.4% / 3.3%
Doncaster — Graduate Diploma / Certificate: 2.4% Box Hill North — Graduate Diploma / Certificate: 3.3%

Bars are drawn against the largest share shown (22.3%).

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.

Doncaster Box Hill North
China 17.1% / 17.9%
Doncaster — China: 17.1% Box Hill North — China: 17.9%
Malaysia 5.5% / 4.4%
Doncaster — Malaysia: 5.5% Box Hill North — Malaysia: 4.4%
India 2.3% / 3.5%
Doncaster — India: 2.3% Box Hill North — India: 3.5%
Iran 3.2% / —
Doncaster — Iran: 3.2% Box Hill North — Iran: not among its largest
England 1.3% / 1.8%
Doncaster — England: 1.3% Box Hill North — England: 1.8%
Greece 3.0% / —
Doncaster — Greece: 3.0% Box Hill North — Greece: not among its largest
Vietnam 1.1% / 1.5%
Doncaster — Vietnam: 1.1% Box Hill North — Vietnam: 1.5%

Bars are drawn against the largest share shown (17.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Doncaster 53.1% houses
Doncaster — Houses: 53.1% Doncaster — Townhouses: 19.6% Doncaster — Flats / Apartments: 27.4%
Box Hill North 61.6% houses
Box Hill North — Houses: 61.6% Box Hill North — Townhouses: 29.9% Box Hill North — Flats / Apartments: 8.5%
Houses Townhouses Flats / Apartments

Property market

Doncaster Box Hill North
Median house price $1,500,000 $1,340,000
Median unit price $551,125 $770,000
Median land price $1,702,500 —
Typical days to sell (houses) 25 days
from 206 sales
 25 days
from 129 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.

Doncaster Box Hill North
2 bed $550K / $728K
Doncaster — 2 bed: $550K (184 sales) Box Hill North — 2 bed: $728K (34 sales)

184 vs 34 sales

3 bed $820K / $935K
Doncaster — 3 bed: $820K (51 sales) Box Hill North — 3 bed: $935K (21 sales)

51 vs 21 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.

Doncaster Box Hill North
2 bed $1.01M / $1.27M
Doncaster — 2 bed: $1.01M (13 sales) Box Hill North — 2 bed: $1.27M (10 sales)

13 vs 10 sales

3 bed $1.38M / $1.25M
Doncaster — 3 bed: $1.38M (90 sales) Box Hill North — 3 bed: $1.25M (79 sales)

90 vs 79 sales

4 bed $1.5M / $1.45M
Doncaster — 4 bed: $1.5M (162 sales) Box Hill North — 4 bed: $1.45M (61 sales)

162 vs 61 sales

5 bed $1.81M / $1.83M
Doncaster — 5 bed: $1.81M (56 sales) Box Hill North — 5 bed: $1.83M (28 sales)

56 vs 28 sales

Zoning mix

Doncaster Box Hill North
Residential 75% 78%
Infrastructure and transport 9% 7%
Parks and recreation 8%
same for both
Commercial 8% 5%
Industrial 0% 3%
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

Doncaster Box Hill North
New dwellings approved 486
across Manningham
 879
across Whitehorse
Approvals change year on year -2% +17%

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.

Doncaster Box Hill North
Houses 3.2%
$900/wk on $1.45M
 3.3%
$778/wk on $1.23M
Units 6.3%
$695/wk on $575K
 4.7%
$650/wk on $727K

Ranking within VIC

Doncaster Box Hill North
House price Higher than 89% of VIC Higher than 85% of VIC
Income Higher than 50% of VIC Higher than 66% of VIC
Schools Higher than 96% of VIC Higher than 66% of VIC
Walkability Higher than 97% of VIC Higher than 90% of VIC
Affordability Higher than 4% of VIC Higher than 13% of VIC
EV adoption Higher than 100% of VIC Higher than 96% of VIC
NBN connectivity Higher than 90% of VIC Higher than 83% of VIC
Rental yield (houses) Higher than 24% of VIC Higher than 27% of VIC
Rental yield (units) Higher than 95% of VIC Higher than 42% of VIC

Liveability

Doncaster is more walkable (92 vs 72).

Doncaster Box Hill North
Grade A
same for both
Score 81/100 78/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Doncaster carries more crime risk (76 vs 38).

Doncaster Box Hill North
Bushfire None
0/100
same for both
Crime High
76/100
 Low
38/100
Flood Low
35/100
 Low
26/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Doncaster Box Hill North
Inside the suburb 4 3
Rated above peers 3 1
Rated at peers 1 0
Rated below peers 0 2
Universities within 10 km 2
Deakin University, Melbourne Burwood Campus, 7.3 km
 2
Deakin University, Melbourne Burwood Campus, 5.1 km
Full-time students aged 15–24 3.7% 3.8%

Schools in Doncaster

  • Birralee Primary School Government · Primary above peers
  • Doncaster Secondary College Government · Secondary above peers
  • St Gregory the Great School Catholic · Primary above peers
  • Doncaster Primary School Government · Primary at peers

Schools in Box Hill North

  • Kerrimuir Primary School Government · Primary above peers
  • Box Hill North Primary School Government · Primary below peers
  • Berengarra School Independent · Secondary · Special school below peers

Amenities in the suburb

Doncaster Box Hill North
Supermarkets 4 0
Cafes & restaurants 27 5
Parks & reserves 36 7
Childcare 14 11
GPs 7 1
Pharmacies 3 2
Banks & Bank@Post 7 2
Fuel stations 1
same for both
Waterways 9 2

Mobility

Doncaster Box Hill North
Walkability score 92/100 72/100
Distance to Melbourne 17.7 km 19.6 km
+11% vs other
Drive time (normal traffic) 24 min 26 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 782.8
7-9am + 5-7pm
 265.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.4%
postcode 3108
 2.3%
postcode 3129
Rooftop solar per 100 dwellings 19
postcode 3108
 23
postcode 3129

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.

Doncaster Box Hill North
Car (driver) 51.8% / 47.8%
Doncaster — Car (driver): 51.8% Box Hill North — Car (driver): 47.8%
Worked from Home 35.8% / 36.8%
Doncaster — Worked from Home: 35.8% Box Hill North — Worked from Home: 36.8%
Car (passenger) 4.1% / 4.9%
Doncaster — Car (passenger): 4.1% Box Hill North — Car (passenger): 4.9%
Bus 4.8% / 2.7%
Doncaster — Bus: 4.8% Box Hill North — Bus: 2.7%
Train 1.3% / 4.1%
Doncaster — Train: 1.3% Box Hill North — Train: 4.1%
Walked Only 2.1% / 2.9%
Doncaster — Walked Only: 2.1% Box Hill North — Walked Only: 2.9%

Bars are drawn against the largest share shown (51.8%).

Setting

Doncaster Box Hill North
Elevation 115 m
above sea level, at the suburb centre
 75 m
above sea level, at the suburb centre
Distance to the ocean 16.0 km 15.3 km

NBN connectivity

Doncaster Box Hill North
Connectivity score 80/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 24%
13,123 premises
 1%
5,594 premises

Climate

Doncaster Box Hill North
Annual rainfall 777 mm
same for both
Summer max (Jan) 26.9°C
same for both
Winter min (Jul) 6.3°C
same for both

Air quality (annual mean)

Doncaster Box Hill North
PM2.5 4.3 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Doncaster Box Hill North
Average residential rate $2,000/yr $1,516/yr
Council Manningham Whitehorse

Federal electorate

Doncaster Box Hill North
Division Menzies
same for both
Member Gabriel Ng
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Doncaster Box Hill North
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Doncaster

Middle-Ring Multicultural Parks Premium Professionals

Box Hill North

Middle-Ring Multicultural Parks Premium Professionals Townhouses Urban

More comparisons

Other comparisons with Doncaster

Doncaster vs Doncaster East Doncaster vs Balwyn North Doncaster vs Templestowe Doncaster vs Templestowe Lower Doncaster vs Bulleen Doncaster vs Blackburn North

Other comparisons with Box Hill North

Box Hill North vs Doncaster East Box Hill North vs Blackburn Box Hill North vs Box Hill Box Hill North vs Blackburn North Box Hill North vs Mont Albert North Box Hill North vs Mont Albert
Full data on Doncaster Full data on Box Hill North
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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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