Eagle Point vs Nicholson

Nicholson is the younger of the two, with a median age of 47 against 59 in Eagle Point. In both, the large majority of households own their home and the large majority of homes are detached houses. In Eagle Point, about half of households are people living alone. In Nicholson, about half of households are couple families. Houses cost more in Nicholson: a median of $710,000, against $644,000 in Eagle Point. On these figures, Eagle Point tends to suit people living alone and older residents, while Nicholson 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

They split

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

  • Eagle Point carries lower crime risk (35/100 vs 60/100)
  • Nicholson is already more of a family suburb (60% vs 49%)

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

First-home buyers

Eagle Point

ahead on 2 of the 3 things we measure here

  • has cheaper land ($230,000 vs $380,000)
  • has cheaper houses ($644,000 vs $710,000)

Weighs house 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

Eagle Point

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (215 min vs 221 min)
  • sits closer to the CBD (291.6 km vs 294.8 km)
  • But Nicholson is more walkable (22/100 vs 13/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Eagle Point

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (35/100 vs 60/100)
  • has more residents already 65 and over (38% vs 25%)
  • But Nicholson is more walkable (22/100 vs 13/100)

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

Investors

Eagle Point

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.5% vs 3.9%)

Weighs house yield.

Where they sit

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

Eagle Point Nicholson
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.

Eagle Point Nicholson
Walkability 13 / 22
Eagle Point — Walkability: 13/100 Nicholson — Walkability: 22/100
Safety 65 / 40
Eagle Point — Safety: 65/100 Nicholson — Safety: 40/100
Low fire risk 26 / 6
Eagle Point — Low fire risk: 26/100 Nicholson — Low fire risk: 6/100
Low flood risk 29 / 33
Eagle Point — Low flood risk: 29/100 Nicholson — Low flood risk: 33/100

Demographics

Eagle Point skews older (59 vs 47); Nicholson has higher household incomes ($72,280 vs $62,868).

Eagle Point Nicholson
Population 1,306 1,322
+1% vs other
Population trend (2016 → 2021) — +20.7%
Median age 59 47
Median household income $62,868/yr $72,280/yr
+15% vs other
Median weekly rent $310/wk
+3% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Eagle Point Nicholson
0-4 2.9% / 5.2%
Eagle Point — 0-4: 2.9% Nicholson — 0-4: 5.2%
5-14 7.6% / 12.6%
Eagle Point — 5-14: 7.6% Nicholson — 5-14: 12.6%
15-19 3.7% / 5.5%
Eagle Point — 15-19: 3.7% Nicholson — 15-19: 5.5%
20-24 3.2% / 4.2%
Eagle Point — 20-24: 3.2% Nicholson — 20-24: 4.2%
25-34 6.8% / 10.2%
Eagle Point — 25-34: 6.8% Nicholson — 25-34: 10.2%
35-44 6.5% / 9.1%
Eagle Point — 35-44: 6.5% Nicholson — 35-44: 9.1%
45-54 11.5% / 11.8%
Eagle Point — 45-54: 11.5% Nicholson — 45-54: 11.8%
55-64 19.5% / 16.0%
Eagle Point — 55-64: 19.5% Nicholson — 55-64: 16.0%
65-74 24.4% / 15.8%
Eagle Point — 65-74: 24.4% Nicholson — 65-74: 15.8%
75-84 10.0% / 7.8%
Eagle Point — 75-84: 10.0% Nicholson — 75-84: 7.8%
85+ 3.5% / 1.8%
Eagle Point — 85+: 3.5% Nicholson — 85+: 1.8%

Bars are drawn against the largest share shown (24.4%).

Who lives together

Household composition, 2021 Census.

Eagle Point 45.8% lone person
Eagle Point — Lone Person: 45.8% Eagle Point — Couple Families: 31.6% Eagle Point — One Parent Families: 17.0% Eagle Point — Group Household: 5.6% Eagle Point — Other Families: 0.0%
Nicholson 35.7% lone person
Nicholson — Lone Person: 35.7% Nicholson — Couple Families: 45.8% Nicholson — One Parent Families: 14.4% Nicholson — Group Household: 3.1% Nicholson — Other Families: 0.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Eagle Point 11.4% renting
Eagle Point — Owned Outright: 57.6% Eagle Point — Mortgage: 31.1% Eagle Point — Renting: 11.4%
Nicholson 7.7% renting
Nicholson — Owned Outright: 51.8% Nicholson — Mortgage: 40.5% Nicholson — Renting: 7.7%
Owned outright Mortgage Renting

Qualifications

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

Eagle Point Nicholson
Certificate III & IV 21.3% / 21.6%
Eagle Point — Certificate III & IV: 21.3% Nicholson — Certificate III & IV: 21.6%
Advanced Diploma / Diploma 9.5% / 8.4%
Eagle Point — Advanced Diploma / Diploma: 9.5% Nicholson — Advanced Diploma / Diploma: 8.4%
Bachelor Degree 9.6% / 7.7%
Eagle Point — Bachelor Degree: 9.6% Nicholson — Bachelor Degree: 7.7%
Graduate Diploma / Certificate 2.5% / 1.5%
Eagle Point — Graduate Diploma / Certificate: 2.5% Nicholson — Graduate Diploma / Certificate: 1.5%
Postgraduate Degree 2.5% / 1.4%
Eagle Point — Postgraduate Degree: 2.5% Nicholson — Postgraduate Degree: 1.4%

Bars are drawn against the largest share shown (21.6%).

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.

Eagle Point Nicholson
England 5.7% / 4.0%
Eagle Point — England: 5.7% Nicholson — England: 4.0%
New Zealand 1.2% / 0.9%
Eagle Point — New Zealand: 1.2% Nicholson — New Zealand: 0.9%
Netherlands 1.4% / 0.5%
Eagle Point — Netherlands: 1.4% Nicholson — Netherlands: 0.5%
Germany 1.0% / 0.5%
Eagle Point — Germany: 1.0% Nicholson — Germany: 0.5%
Scotland 0.6% / 0.5%
Eagle Point — Scotland: 0.6% Nicholson — Scotland: 0.5%
India 0.9% / —
Eagle Point — India: 0.9% Nicholson — India: not among its largest
Philippines 0.4% / 0.5%
Eagle Point — Philippines: 0.4% Nicholson — Philippines: 0.5%

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eagle Point 95.3% houses
Eagle Point — Houses: 95.3% Eagle Point — Flats / Apartments: 2.2% Eagle Point — Townhouses: 2.6%
Nicholson 93.1% houses
Nicholson — Houses: 93.1% Nicholson — Flats / Apartments: 6.9% Nicholson — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Eagle Point Nicholson
Median house price $644,000 $710,000
Median unit price $495,000 —
Median land price $230,000 $380,000
Typical days to sell (houses) 88 days
from 18 sales
 104 days
from 16 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.

Eagle Point Nicholson
3 bed $540K / $745K
Eagle Point — 3 bed: $540K (19 sales) Nicholson — 3 bed: $745K (13 sales)

19 vs 13 sales

4 bed $702K / $730K
Eagle Point — 4 bed: $702K (19 sales) Nicholson — 4 bed: $730K (15 sales)

19 vs 15 sales

Zoning mix

Nicholson has more rural and farming land (86% vs 59%).

Eagle Point Nicholson
Rural and farming 59% 86%
Parks and recreation 21% 10%
Residential 18% 4%
Infrastructure and transport 1%
same for both
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

Eagle Point Nicholson
New dwellings approved 386
across East Gippsland
same for both
Approvals change year on year +50%
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.

Eagle Point Nicholson
Houses 4.5%
$580/wk on $665K
 3.9%
$600/wk on $799K
Units —
same for both

Ranking within VIC

Eagle Point Nicholson
House price Higher than 48% of VIC —
Income Higher than 24% of VIC Higher than 37% of VIC
Schools —
same for both
Walkability Higher than 75% of VIC Higher than 80% of VIC
Affordability Higher than 26% of VIC —
EV adoption Higher than 58% of VIC —
NBN connectivity Higher than 78% of VIC Higher than 55% of VIC
Rental yield (houses) Higher than 92% of VIC Higher than 61% of VIC

Liveability

Nicholson is more walkable (22 vs 13).

Eagle Point Nicholson
Grade D
same for both
Score 21/100 18/100
Socio-economic band mid-range socio-economic
decile 4/10
same for both

Risk profile

Nicholson carries more crime risk (60 vs 35); Nicholson carries more bushfire risk (94 vs 74).

Eagle Point Nicholson
Bushfire High
74/100
 High
94/100
Crime Low
35/100
 Moderate
60/100
Flood High
71/100
 Moderate
67/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Eagle Point Nicholson
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1

Schools in Eagle Point

  • Eagle Point Primary School Government · Primary at peers

Schools in Nicholson

  • Nicholson Primary School Government · Primary below peers

Amenities in the suburb

Eagle Point Nicholson
Cafes & restaurants 1 0
Parks & reserves 3
same for both
Childcare 1
same for both
Banks & Bank@Post 0 1
Fuel stations 0 1
Waterways 0 7

Mobility

Nicholson sits further from the CBD (294.8 km vs 291.6 km).

Eagle Point Nicholson
Walkability score 13/100 22/100
Distance to Melbourne 291.6 km 294.8 km
+1% vs other
Drive time (normal traffic) 215 min 221 min
Electric vehicle share 0.6%
postcode 3878
 0.0%
postcode 3882
Rooftop solar per 100 dwellings 55
postcode 3878
 62
postcode 3882

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.

Eagle Point Nicholson
Car (driver) 78.4% / 79.4%
Eagle Point — Car (driver): 78.4% Nicholson — Car (driver): 79.4%
Worked from Home 15.8% / 13.2%
Eagle Point — Worked from Home: 15.8% Nicholson — Worked from Home: 13.2%
Car (passenger) 3.9% / 4.6%
Eagle Point — Car (passenger): 3.9% Nicholson — Car (passenger): 4.6%
Walked Only 1.9% / 2.0%
Eagle Point — Walked Only: 1.9% Nicholson — Walked Only: 2.0%
Bus — / 0.7%
Eagle Point — Bus: not among its largest Nicholson — Bus: 0.7%

Bars are drawn against the largest share shown (79.4%).

Setting

Eagle Point Nicholson
Elevation 0 m
above sea level, at the suburb centre
 18 m
above sea level, at the suburb centre
Distance to the ocean 10.1 km 15.6 km

NBN connectivity

Eagle Point Nicholson
Connectivity score 67/100 30/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 41%
828 premises
 0%
613 premises

Climate

Eagle Point Nicholson
Annual rainfall 620 mm
same for both
Summer max (Jan) 25.5°C
same for both
Winter min (Jul) 4.5°C
same for both

Council rates

Eagle Point Nicholson
Average residential rate $1,807/yr
same for both
Council East Gippsland
same for both

Federal electorate

Eagle Point Nicholson
Division Gippsland
same for both
Member Darren Chester
same for both
Party The Nationals
same for both

First Home Owner Grant

Eagle Point Nicholson
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Eagle Point

Acreage Retirees

Nicholson

Retirees Rural

More comparisons

Other comparisons with Eagle Point

Eagle Point vs Bairnsdale Eagle Point vs Paynesville Eagle Point vs Metung Eagle Point vs East Bairnsdale Eagle Point vs Newlands Arm Eagle Point vs Raymond Island

Other comparisons with Nicholson

Nicholson vs Metung Nicholson vs Lucknow Nicholson vs East Bairnsdale Nicholson vs Sarsfield Nicholson vs Johnsonville Nicholson vs Tambo Upper
Full data on Eagle Point Full data on Nicholson
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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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