Elmore vs Kamarooka
Kamarooka is the younger of the two, with a median age of 43 against 52 in Elmore. In both, the large majority of households own their home and the large majority of homes are detached houses. In Elmore, about half of households are people living alone. In Kamarooka, most households are couple families. On these figures, Elmore tends to suit older residents, while Kamarooka 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
- Elmore has more schools rated above their peers (2 vs 0)
- Kamarooka has more parks and reserves (4 vs 1)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Kamarooka
ahead on the one thing that separates them
- leaves households under less mortgage stress (17% vs 28%)
Weighs mortgage stress.
Renters
Kamarooka
ahead on the one thing that separates them
- leaves renters under less rental stress (12% vs 24%)
Weighs rent and rental stress.
Commuting to the city
They split
one each way, out of the 3 things we measure here
- Elmore has a shorter drive in (137 min vs 144 min)
- Kamarooka sits closer to the CBD (183.8 km vs 188 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 5 things we measure here
- Elmore has more residents already 65 and over (30% vs 21%)
- Kamarooka has more units and townhouses to downsize into (14% vs 1%)
Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.
Investors
Elmore
ahead on the one thing that separates them
- is growing faster (9.1% vs -3.3%)
Weighs population growth.
Where they sit
Elmore and Kamarooka drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Elmore has more residents (847 vs 89); Kamarooka has higher household incomes ($88,816 vs $47,268).
| Elmore | Kamarooka | |
|---|---|---|
| Population | 847 +89% vs other | 89 |
| Population trend (2016 → 2021) | +9.1% | -3.3% |
| Median age | 52 | 43 |
| Median household income | $47,268/yr | $88,816/yr +88% vs other |
| Median weekly rent | $220/wk +7% vs other | $205/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (16.9%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (16.9%).
Property market
| Elmore | Kamarooka | |
|---|---|---|
| Median house price | $455,000 | — |
| Median unit price | — same for both | |
| Median land price | $545,000 | — |
| Typical days to sell (houses) | 28 days from 12 sales | — |
Zoning mix
Elmore has more rural and farming land (97% vs 54%).
| Elmore | Kamarooka | |
|---|---|---|
| Rural and farming | 97% | 54% |
| Parks and recreation | 0% | 37% |
| Environmental | 0% | 8% |
| Infrastructure and transport | 2% | 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
| Elmore | Kamarooka | |
|---|---|---|
| New dwellings approved | 885 across Greater Bendigo same for both | |
| Approvals change year on year | +28% same for both | |
Ranking within VIC
| Elmore | Kamarooka | |
|---|---|---|
| House price | Higher than 10% of VIC | — |
| Income | Higher than 8% of VIC | Higher than 59% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 31% of VIC | Higher than 56% of VIC |
| Affordability | Higher than 49% of VIC | — |
| EV adoption | — same for both | |
| NBN connectivity | Higher than 79% of VIC | Higher than 26% of VIC |
Liveability
| Elmore | Kamarooka | |
|---|---|---|
| Grade | C | — |
| Score | 38/100 | — |
| Socio-economic band | high-need area decile 1/10 | advantaged area decile 7/10 |
Risk profile
Kamarooka carries more bushfire risk (27 vs 0); Kamarooka carries more flood risk (63 vs 12).
| Elmore | Kamarooka | |
|---|---|---|
| Bushfire | None 0/100 | Low 27/100 |
| Crime | Moderate 52/100 | Moderate 59/100 |
| Flood | Low 12/100 | Moderate 63/100 |
| 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
| Elmore | Kamarooka | |
|---|---|---|
| Inside the suburb | 2 | 0 |
| Rated above peers | 2 | 0 |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Elmore
- Elmore Primary School Government · Primary above peers
- Our Lady of the Sacred Heart Primary Catholic · Primary above peers
Schools in Kamarooka
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Elmore | Kamarooka | |
|---|---|---|
| Supermarkets | 1 | 0 |
| Cafes & restaurants | 2 | 0 |
| Parks & reserves | 1 | 4 |
| Childcare | 2 | 0 |
| GPs | 1 | 0 |
| Pharmacies | 1 | 0 |
| Police stations | 1 | 0 |
| Banks & Bank@Post | 2 | 0 |
| Fuel stations | 2 | 0 |
| Waterways | 2 | 5 |
Mobility
Elmore sits further from the CBD (188 km vs 183.8 km).
| Elmore | Kamarooka | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Melbourne | 188 km +2% vs other | 183.8 km |
| Drive time (normal traffic) | 137 min | 144 min |
| Electric vehicle share | 0.0% postcode 3558 | 0.0% postcode 3570 |
| Rooftop solar per 100 dwellings | 52 postcode 3558 | 67 postcode 3570 |
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.
Bars are drawn against the largest share shown (73.3%).
Setting
| Elmore | Kamarooka | |
|---|---|---|
| Elevation | 127 m above sea level, at the suburb centre | 152 m above sea level, at the suburb centre |
NBN connectivity
| Elmore | Kamarooka | |
|---|---|---|
| Connectivity score | 70/100 | 25/100 |
| Most common technology | Fibre to the premises | Fixed wireless |
| Full-fibre (FTTP) share | 47% 514 premises | 0% 39 premises |
Climate
| Elmore | Kamarooka | |
|---|---|---|
| Annual rainfall | 438 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Elmore | Kamarooka | |
|---|---|---|
| Average residential rate | $1,949/yr same for both | |
| Council | Greater Bendigo same for both | |
Federal electorate
| Elmore | Kamarooka | |
|---|---|---|
| Division | Bendigo same for both | |
| Member | Lisa Chesters same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Elmore | Kamarooka | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Elmore
Other comparisons with Kamarooka
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.