Edi Upper vs Buffalo River

In both, the large majority of households own their home and the large majority of homes are detached houses. In Edi Upper, about half of households are people living alone. In Buffalo River, about half of households are couple families. On these figures, Buffalo River tends to suit older residents.

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

Buffalo River

ahead on the one thing that separates them

  • carries lower crime risk (14/100 vs 35/100)

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

First-home buyers

Edi Upper

ahead on the one thing that separates them

  • leaves households under less mortgage stress (22% vs 28%)

Weighs mortgage stress.

Renters

Buffalo River

ahead on the one thing that separates them

  • has cheaper rent ($130/wk vs $150/wk)

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

Commuting to the city

Edi Upper

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (204 min vs 233 min)
  • sits closer to the CBD (290.9 km vs 314 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Buffalo River

ahead on 2 of the 4 things we measure here

  • carries lower crime risk (14/100 vs 35/100)
  • has more residents already 65 and over (27% vs 15%)

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

Investors

Edi Upper

ahead on the one thing that separates them

  • is growing faster (18.5% vs 11.8%)

Weighs population growth.

Where they sit

Edi Upper and Buffalo River drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Edi Upper Buffalo River
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.

Edi Upper Buffalo River
Walkability 0 / 0
Edi Upper — Walkability: 0/100 Buffalo River — Walkability: 0/100
Safety 65 / 86
Edi Upper — Safety: 65/100 Buffalo River — Safety: 86/100
Low fire risk 4 / 4
Edi Upper — Low fire risk: 4/100 Buffalo River — Low fire risk: 4/100
Low flood risk 58 / 49
Edi Upper — Low flood risk: 58/100 Buffalo River — Low flood risk: 49/100

Demographics

Buffalo River has more residents (285 vs 109); Buffalo River has higher household incomes ($73,892 vs $63,648).

Edi Upper Buffalo River
Population 109 285
+161% vs other
Population trend (2016 → 2021) +18.5% +11.8%
Median age 52 54
Median household income $63,648/yr $73,892/yr
+16% vs other
Median weekly rent $150/wk
+13% vs other
 $130/wk

Age profile

Share of residents in each band, 2021 Census.

Edi Upper Buffalo River
0-4 — / 4.2%
Edi Upper — 0-4: not among its largest Buffalo River — 0-4: 4.2%
5-14 16.5% / 6.3%
Edi Upper — 5-14: 16.5% Buffalo River — 5-14: 6.3%
15-19 6.4% / 6.7%
Edi Upper — 15-19: 6.4% Buffalo River — 15-19: 6.7%
20-24 2.8% / 4.9%
Edi Upper — 20-24: 2.8% Buffalo River — 20-24: 4.9%
25-34 — / 6.0%
Edi Upper — 25-34: not among its largest Buffalo River — 25-34: 6.0%
35-44 9.2% / 8.4%
Edi Upper — 35-44: 9.2% Buffalo River — 35-44: 8.4%
45-54 19.3% / 13.7%
Edi Upper — 45-54: 19.3% Buffalo River — 45-54: 13.7%
55-64 19.3% / 22.8%
Edi Upper — 55-64: 19.3% Buffalo River — 55-64: 22.8%
65-74 11.9% / 19.3%
Edi Upper — 65-74: 11.9% Buffalo River — 65-74: 19.3%
75-84 — / 6.0%
Edi Upper — 75-84: not among its largest Buffalo River — 75-84: 6.0%
85+ 2.8% / 2.1%
Edi Upper — 85+: 2.8% Buffalo River — 85+: 2.1%

Bars are drawn against the largest share shown (22.8%).

Who lives together

Household composition, 2021 Census.

Edi Upper 48.0% lone person
Edi Upper — Lone Person: 48.0% Edi Upper — Couple Families: 40.0% Edi Upper — One Parent Families: 12.0% Edi Upper — Group Household: 0.0%
Buffalo River 40.6% lone person
Buffalo River — Lone Person: 40.6% Buffalo River — Couple Families: 47.8% Buffalo River — One Parent Families: 4.3% Buffalo River — Group Household: 7.2%
Lone Person Couple Families One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Edi Upper 18.6% renting
Edi Upper — Owned Outright: 53.5% Edi Upper — Mortgage: 27.9% Edi Upper — Renting: 18.6%
Buffalo River 16.7% renting
Buffalo River — Owned Outright: 52.8% Buffalo River — Mortgage: 30.6% Buffalo River — Renting: 16.7%
Owned outright Mortgage Renting

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.

Edi Upper Buffalo River
England 2.8% / 1.8%
Edi Upper — England: 2.8% Buffalo River — England: 1.8%
Italy — / 1.8%
Edi Upper — Italy: not among its largest Buffalo River — Italy: 1.8%
New Zealand — / 1.1%
Edi Upper — New Zealand: not among its largest Buffalo River — New Zealand: 1.1%

Bars are drawn against the largest share shown (2.8%).

Qualifications

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

Edi Upper Buffalo River
Certificate III & IV 18.3% / 19.3%
Edi Upper — Certificate III & IV: 18.3% Buffalo River — Certificate III & IV: 19.3%
Bachelor Degree 9.2% / 11.6%
Edi Upper — Bachelor Degree: 9.2% Buffalo River — Bachelor Degree: 11.6%
Advanced Diploma / Diploma 6.4% / 6.3%
Edi Upper — Advanced Diploma / Diploma: 6.4% Buffalo River — Advanced Diploma / Diploma: 6.3%
Graduate Diploma / Certificate — / 3.2%
Edi Upper — Graduate Diploma / Certificate: not among its largest Buffalo River — Graduate Diploma / Certificate: 3.2%
Postgraduate Degree — / 2.5%
Edi Upper — Postgraduate Degree: not among its largest Buffalo River — Postgraduate Degree: 2.5%

Bars are drawn against the largest share shown (19.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Edi Upper 100.0% houses
Edi Upper — Houses: 100.0%
Buffalo River 100.0% houses
Buffalo River — Houses: 100.0%
Houses

Zoning mix

Buffalo River has more rural and farming land (73% vs 26%).

Edi Upper Buffalo River
Parks and recreation 74% 26%
Rural and farming 26% 73%
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

Edi Upper Buffalo River
New dwellings approved 238
across Wangaratta
 32
across Alpine
Approvals change year on year +329% -42%

Ranking within VIC

Edi Upper Buffalo River
House price —
same for both
Income Higher than 25% of VIC Higher than 40% of VIC
Schools —
same for both
Walkability Higher than 52% of VIC Higher than 63% of VIC
Affordability —
same for both
EV adoption Higher than 44% of VIC Higher than 24% of VIC
NBN connectivity Higher than 19% of VIC Higher than 18% of VIC

Liveability

Edi Upper Buffalo River
Grade —
same for both
Score —
same for both
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 6/10

Risk profile

Edi Upper carries more crime risk (35 vs 14).

Edi Upper Buffalo River
Bushfire High
96/100
same for both
Crime Low
35/100
 Low
14/100
Flood Moderate
42/100
 Moderate
51/100
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

Edi Upper Buffalo River
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Edi Upper

  • Edi Upper Primary School Government · Primary

Schools in Buffalo River

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

Amenities in the suburb

Edi Upper Buffalo River
Waterways 56 7

Mobility

Buffalo River sits further from the CBD (314 km vs 290.9 km).

Edi Upper Buffalo River
Walkability score 0/100
same for both
Distance to Melbourne 290.9 km 314 km
+8% vs other
Drive time (normal traffic) 204 min 233 min
Electric vehicle share 0.5%
postcode 3678
 0.3%
postcode 3737
Rooftop solar per 100 dwellings 78
postcode 3678
 50
postcode 3737

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.

Edi Upper Buffalo River
Car (driver) 60.8% / 75.2%
Edi Upper — Car (driver): 60.8% Buffalo River — Car (driver): 75.2%
Worked from Home 21.6% / 16.0%
Edi Upper — Worked from Home: 21.6% Buffalo River — Worked from Home: 16.0%
Walked Only 11.8% / 2.4%
Edi Upper — Walked Only: 11.8% Buffalo River — Walked Only: 2.4%
Car (passenger) 5.9% / 6.4%
Edi Upper — Car (passenger): 5.9% Buffalo River — Car (passenger): 6.4%

Bars are drawn against the largest share shown (75.2%).

Setting

Edi Upper Buffalo River
Elevation 456 m
above sea level, at the suburb centre
 387 m
above sea level, at the suburb centre

NBN connectivity

Edi Upper Buffalo River
Connectivity score 21/100 20/100
Most common technology Satellite (Sky Muster)
same for both
Full-fibre (FTTP) share 0%
29 premises
 0%
91 premises

Climate

Edi Upper Buffalo River
Annual rainfall 964 mm 1,451 mm
Summer max (Jan) 30.4°C —
Winter min (Jul) 3.7°C —

Council rates

Edi Upper Buffalo River
Average residential rate $1,962/yr $1,945/yr
Council Wangaratta Alpine

Federal electorate

Edi Upper Buffalo River
Division Indi
same for both
Member Helen Haines
same for both
Party Independent
same for both

First Home Owner Grant

Edi Upper Buffalo River
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Edi Upper

Rural

Buffalo River

Retirees Rural

More comparisons

Other comparisons with Edi Upper

Edi Upper vs Whitfield Edi Upper vs Cheshunt Edi Upper vs Meadow Creek Edi Upper vs Carboor Edi Upper vs King Valley Edi Upper vs Edi

Other comparisons with Buffalo River

Buffalo River vs Myrtleford Buffalo River vs Merriang Buffalo River vs Carboor Buffalo River vs Whorouly South
Full data on Edi Upper Full data on Buffalo River
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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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