Eagle Point vs Paynesville

Eagle Point is the younger of the two, with a median age of 59 against 62 in Paynesville. 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 Paynesville, most households are people living alone. Houses cost more in Eagle Point: a median of $644,000, against $550,000 in Paynesville. On these figures, Paynesville tends to suit people living alone.

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

Eagle Point

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (35/100 vs 51/100)
  • is already more of a family suburb (49% vs 36%)

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

First-home buyers

Paynesville

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($550,000 vs $644,000)
  • has cheaper units ($423,750 vs $495,000)

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

Renters

They split

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

  • Eagle Point leaves renters under less rental stress (26% vs 31%)
  • Paynesville has a bigger rental market to choose from (22% vs 11%)

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

Commuting to the city

Paynesville

ahead on the one thing that separates them

  • is more walkable (31/100 vs 13/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Paynesville

ahead on 2 of the 5 things we measure here

  • is more walkable (31/100 vs 13/100)
  • has more residents already 65 and over (46% vs 38%)
  • But Eagle Point carries lower crime risk (35/100 vs 51/100)

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 3.8%)

Weighs house yield.

Where they sit

Eagle Point and Paynesville 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 Paynesville
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 Paynesville
Walkability 13 / 31
Eagle Point — Walkability: 13/100 Paynesville — Walkability: 31/100
Safety 65 / 49
Eagle Point — Safety: 65/100 Paynesville — Safety: 49/100
Low fire risk 26 / 100
Eagle Point — Low fire risk: 26/100 Paynesville — Low fire risk: 100/100
Low flood risk 29 / 15
Eagle Point — Low flood risk: 29/100 Paynesville — Low flood risk: 15/100

Demographics

Paynesville has more residents (3,636 vs 1,306); Eagle Point has higher household incomes ($62,868 vs $51,324).

Eagle Point Paynesville
Population 1,306 3,636
+178% vs other
Population trend (2016 → 2021) — +4.5%
Median age 59 62
Median household income $62,868/yr
+18% vs other
 $51,324/yr
Median weekly rent $310/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Eagle Point Paynesville
0-4 2.9% / 2.6%
Eagle Point — 0-4: 2.9% Paynesville — 0-4: 2.6%
5-14 7.6% / 7.3%
Eagle Point — 5-14: 7.6% Paynesville — 5-14: 7.3%
15-19 3.7% / 3.1%
Eagle Point — 15-19: 3.7% Paynesville — 15-19: 3.1%
20-24 3.2% / 2.6%
Eagle Point — 20-24: 3.2% Paynesville — 20-24: 2.6%
25-34 6.8% / 6.0%
Eagle Point — 25-34: 6.8% Paynesville — 25-34: 6.0%
35-44 6.5% / 6.0%
Eagle Point — 35-44: 6.5% Paynesville — 35-44: 6.0%
45-54 11.5% / 9.7%
Eagle Point — 45-54: 11.5% Paynesville — 45-54: 9.7%
55-64 19.5% / 16.7%
Eagle Point — 55-64: 19.5% Paynesville — 55-64: 16.7%
65-74 24.4% / 24.5%
Eagle Point — 65-74: 24.4% Paynesville — 65-74: 24.5%
75-84 10.0% / 15.9%
Eagle Point — 75-84: 10.0% Paynesville — 75-84: 15.9%
85+ 3.5% / 5.3%
Eagle Point — 85+: 3.5% Paynesville — 85+: 5.3%

Bars are drawn against the largest share shown (24.5%).

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%
Paynesville 58.4% lone person
Paynesville — Lone Person: 58.4% Paynesville — Couple Families: 22.9% Paynesville — One Parent Families: 13.4% Paynesville — Group Household: 4.2% Paynesville — Other Families: 1.1%
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%
Paynesville 21.7% renting
Paynesville — Owned Outright: 58.4% Paynesville — Mortgage: 19.9% Paynesville — Renting: 21.7%
Owned outright Mortgage Renting

Qualifications

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

Eagle Point Paynesville
Certificate III & IV 21.3% / 18.9%
Eagle Point — Certificate III & IV: 21.3% Paynesville — Certificate III & IV: 18.9%
Advanced Diploma / Diploma 9.5% / 10.4%
Eagle Point — Advanced Diploma / Diploma: 9.5% Paynesville — Advanced Diploma / Diploma: 10.4%
Bachelor Degree 9.6% / 8.7%
Eagle Point — Bachelor Degree: 9.6% Paynesville — Bachelor Degree: 8.7%
Postgraduate Degree 2.5% / 2.3%
Eagle Point — Postgraduate Degree: 2.5% Paynesville — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.5% / 2.3%
Eagle Point — Graduate Diploma / Certificate: 2.5% Paynesville — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (21.3%).

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.

Eagle Point Paynesville
England 5.7% / 7.0%
Eagle Point — England: 5.7% Paynesville — England: 7.0%
New Zealand 1.2% / 1.6%
Eagle Point — New Zealand: 1.2% Paynesville — New Zealand: 1.6%
Netherlands 1.4% / 1.1%
Eagle Point — Netherlands: 1.4% Paynesville — Netherlands: 1.1%
Germany 1.0% / 0.8%
Eagle Point — Germany: 1.0% Paynesville — Germany: 0.8%
Scotland 0.6% / 1.0%
Eagle Point — Scotland: 0.6% Paynesville — Scotland: 1.0%
India 0.9% / 0.5%
Eagle Point — India: 0.9% Paynesville — India: 0.5%

Bars are drawn against the largest share shown (7.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eagle Point 95.3% houses
Eagle Point — Houses: 95.3% Eagle Point — Townhouses: 2.6% Eagle Point — Flats / Apartments: 2.2%
Paynesville 85.9% houses
Paynesville — Houses: 85.9% Paynesville — Townhouses: 11.3% Paynesville — Flats / Apartments: 2.8%
Houses Townhouses Flats / Apartments

Property market

Eagle Point Paynesville
Median house price $644,000 $550,000
Median unit price $495,000 $423,750
Median land price $230,000 $209,000
Typical days to sell (houses) 88 days
from 18 sales
 44 days
from 72 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 Paynesville
2 bed $380K / $425K
Eagle Point — 2 bed: $380K (5 sales) Paynesville — 2 bed: $425K (16 sales)

5 vs 16 sales

3 bed $540K / $548K
Eagle Point — 3 bed: $540K (19 sales) Paynesville — 3 bed: $548K (118 sales)

19 vs 118 sales

4 bed $702K / $649K
Eagle Point — 4 bed: $702K (19 sales) Paynesville — 4 bed: $649K (55 sales)

19 vs 55 sales

Zoning mix

Eagle Point has more rural and farming land (59% vs 0%).

Eagle Point Paynesville
Rural and farming 59% 0%
Residential 18% 56%
Parks and recreation 21% 40%
Infrastructure and transport 1% 2%
Commercial 0% 1%
Industrial 0% 1%
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 Paynesville
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 Paynesville
Houses 4.5%
$580/wk on $665K
 3.8%
$535/wk on $728K
Units — 4.5%
$418/wk on $485K

Ranking within VIC

Eagle Point Paynesville
House price Higher than 48% of VIC Higher than 16% of VIC
Income Higher than 24% of VIC Higher than 11% of VIC
Schools —
same for both
Walkability Higher than 75% of VIC Higher than 83% of VIC
Affordability Higher than 26% of VIC Higher than 41% of VIC
EV adoption Higher than 58% of VIC Higher than 35% of VIC
NBN connectivity Higher than 78% of VIC Higher than 89% of VIC
Rental yield (houses) Higher than 92% of VIC Higher than 56% of VIC
Rental yield (units) — Higher than 31% of VIC

Liveability

Paynesville is more walkable (31 vs 13); Paynesville scores higher overall (33 vs 21).

Eagle Point Paynesville
Grade D C
Score 21/100 33/100
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 3/10

Risk profile

Eagle Point carries more bushfire risk (74 vs 0); Paynesville carries more crime risk (51 vs 35).

Eagle Point Paynesville
Bushfire High
74/100
 None
0/100
Crime Low
35/100
 Moderate
51/100
Flood High
71/100
 High
85/100
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 Paynesville
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Eagle Point

  • Eagle Point Primary School Government · Primary at peers

Schools in Paynesville

  • Paynesville Primary School Government · Primary at peers

Amenities in the suburb

Eagle Point Paynesville
Supermarkets 0 1
Cafes & restaurants 1 9
Parks & reserves 3
same for both
Childcare 1 2
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 2
Fuel stations 0 1
Waterways 0 1

Mobility

Eagle Point Paynesville
Walkability score 13/100 31/100
Distance to Melbourne 291.6 km 293.2 km
Drive time (normal traffic) 215 min
same for both
Electric vehicle share 0.6%
postcode 3878
 0.4%
postcode 3880
Rooftop solar per 100 dwellings 55
postcode 3878
 45
postcode 3880

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 Paynesville
Car (driver) 78.4% / 77.3%
Eagle Point — Car (driver): 78.4% Paynesville — Car (driver): 77.3%
Worked from Home 15.8% / 16.2%
Eagle Point — Worked from Home: 15.8% Paynesville — Worked from Home: 16.2%
Car (passenger) 3.9% / 3.8%
Eagle Point — Car (passenger): 3.9% Paynesville — Car (passenger): 3.8%
Walked Only 1.9% / 2.4%
Eagle Point — Walked Only: 1.9% Paynesville — Walked Only: 2.4%
Bicycle — / 0.3%
Eagle Point — Bicycle: not among its largest Paynesville — Bicycle: 0.3%

Bars are drawn against the largest share shown (78.4%).

Setting

Eagle Point Paynesville
Elevation 0 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 10.1 km 7.8 km
4.5 km to a named beach

NBN connectivity

Eagle Point Paynesville
Connectivity score 67/100 79/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 41%
828 premises
 50%
2,626 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Eagle Point Paynesville
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

Paynesville

Affordable Large Blocks Retirees

More comparisons

Other comparisons with Eagle Point

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

Other comparisons with Paynesville

Paynesville vs Metung Paynesville vs Newlands Arm Paynesville vs Raymond Island
Full data on Eagle Point Full data on Paynesville
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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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