Elsternwick vs Gardenvale

In both, about half of households are people living alone. In Elsternwick, most households own their home. In Gardenvale, about half of households rent. Houses cost more in Elsternwick: a median of $2 million, against $1.81 million in Gardenvale, and rent is higher there too. On these figures, Gardenvale 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

Elsternwick

ahead on 2 of the 6 things we measure here

  • has more childcare (17 vs 0)
  • has more schools inside the suburb (7 vs 0)

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

First-home buyers

Gardenvale

ahead on 2 of the 3 things we measure here

  • has cheaper units ($465,000 vs $621,500)
  • has cheaper houses ($1,812,500 vs $2,000,000)
  • But Elsternwick leaves households under less mortgage stress (25% vs 40%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Gardenvale

ahead on the one thing that separates them

  • has cheaper rent ($301/wk vs $441/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Elsternwick

ahead on the one thing that separates them

  • has more GPs (2 vs 0)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Elsternwick Gardenvale
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.

Elsternwick Gardenvale
Walkability 92 / 92
Elsternwick — Walkability: 92/100 Gardenvale — Walkability: 92/100
Safety 31 / 33
Elsternwick — Safety: 31/100 Gardenvale — Safety: 33/100
Low fire risk 100 / 100
Elsternwick — Low fire risk: 100/100 Gardenvale — Low fire risk: 100/100
Low flood risk 68 / 44
Elsternwick — Low flood risk: 68/100 Gardenvale — Low flood risk: 44/100

Demographics

Elsternwick has more residents (10,887 vs 1,019); Elsternwick rents higher ($441/wk vs $301/wk).

Elsternwick Gardenvale
Population 10,887
+91% vs other
 1,019
Population trend (2016 → 2021) +5.2% +1.3%
Median age 38 39
Median household income $114,868/yr
+23% vs other
 $88,816/yr
Median weekly rent $441/wk
+32% vs other
 $301/wk

Age profile

Share of residents in each band, 2021 Census.

Elsternwick Gardenvale
0-4 5.1% / 6.1%
Elsternwick — 0-4: 5.1% Gardenvale — 0-4: 6.1%
5-14 11.8% / 10.8%
Elsternwick — 5-14: 11.8% Gardenvale — 5-14: 10.8%
15-19 5.5% / 5.4%
Elsternwick — 15-19: 5.5% Gardenvale — 15-19: 5.4%
20-24 5.5% / 3.5%
Elsternwick — 20-24: 5.5% Gardenvale — 20-24: 3.5%
25-34 17.0% / 15.7%
Elsternwick — 25-34: 17.0% Gardenvale — 25-34: 15.7%
35-44 14.1% / 17.7%
Elsternwick — 35-44: 14.1% Gardenvale — 35-44: 17.7%
45-54 13.5% / 14.3%
Elsternwick — 45-54: 13.5% Gardenvale — 45-54: 14.3%
55-64 11.2% / 10.7%
Elsternwick — 55-64: 11.2% Gardenvale — 55-64: 10.7%
65-74 9.1% / 9.3%
Elsternwick — 65-74: 9.1% Gardenvale — 65-74: 9.3%
75-84 4.8% / 4.4%
Elsternwick — 75-84: 4.8% Gardenvale — 75-84: 4.4%
85+ 2.4% / 1.0%
Elsternwick — 85+: 2.4% Gardenvale — 85+: 1.0%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

Elsternwick 45.3% lone person
Elsternwick — Lone Person: 45.3% Elsternwick — Couple Families: 36.6% Elsternwick — One Parent Families: 10.1% Elsternwick — Group Household: 6.9% Elsternwick — Other Families: 1.2%
Gardenvale 54.7% lone person
Gardenvale — Lone Person: 54.7% Gardenvale — Couple Families: 32.3% Gardenvale — One Parent Families: 7.7% Gardenvale — Group Household: 3.2% Gardenvale — Other Families: 2.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Elsternwick 39.6% renting
Elsternwick — Owned Outright: 31.4% Elsternwick — Mortgage: 29.0% Elsternwick — Renting: 39.6%
Gardenvale 47.2% renting
Gardenvale — Owned Outright: 27.7% Gardenvale — Mortgage: 25.1% Gardenvale — Renting: 47.2%
Owned outright Mortgage Renting

Qualifications

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

Elsternwick Gardenvale
Bachelor Degree 27.1% / 25.2%
Elsternwick — Bachelor Degree: 27.1% Gardenvale — Bachelor Degree: 25.2%
Postgraduate Degree 10.7% / 11.2%
Elsternwick — Postgraduate Degree: 10.7% Gardenvale — Postgraduate Degree: 11.2%
Advanced Diploma / Diploma 7.8% / 7.9%
Elsternwick — Advanced Diploma / Diploma: 7.8% Gardenvale — Advanced Diploma / Diploma: 7.9%
Certificate III & IV 5.9% / 7.4%
Elsternwick — Certificate III & IV: 5.9% Gardenvale — Certificate III & IV: 7.4%
Graduate Diploma / Certificate 4.4% / 4.0%
Elsternwick — Graduate Diploma / Certificate: 4.4% Gardenvale — Graduate Diploma / Certificate: 4.0%

Bars are drawn against the largest share shown (27.1%).

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.

Elsternwick Gardenvale
England 4.0% / 4.3%
Elsternwick — England: 4.0% Gardenvale — England: 4.3%
New Zealand 2.0% / 1.6%
Elsternwick — New Zealand: 2.0% Gardenvale — New Zealand: 1.6%
South Africa 1.9% / 1.6%
Elsternwick — South Africa: 1.9% Gardenvale — South Africa: 1.6%
China 1.2% / 2.1%
Elsternwick — China: 1.2% Gardenvale — China: 2.1%
India 1.3% / 1.0%
Elsternwick — India: 1.3% Gardenvale — India: 1.0%
Ireland 1.4% / —
Elsternwick — Ireland: 1.4% Gardenvale — Ireland: not among its largest
Philippines — / 1.2%
Elsternwick — Philippines: not among its largest Gardenvale — Philippines: 1.2%

Bars are drawn against the largest share shown (4.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Elsternwick 42.5% flats / apartments
Elsternwick — Flats / Apartments: 42.5% Elsternwick — Houses: 38.2% Elsternwick — Townhouses: 19.3%
Gardenvale 44.0% flats / apartments
Gardenvale — Flats / Apartments: 44.0% Gardenvale — Houses: 36.5% Gardenvale — Townhouses: 19.5%
Flats / Apartments Houses Townhouses

Property market

Elsternwick Gardenvale
Median house price $2,000,000 $1,812,500
Median unit price $621,500 $465,000
Median land price —
same for both
Typical days to sell (houses) 25 days
from 43 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.

Elsternwick Gardenvale
2 bed $1.12M / $1.51M
Elsternwick — 2 bed: $1.12M (6 sales) Gardenvale — 2 bed: $1.51M (5 sales)

6 vs 5 sales

3 bed $1.79M / $1.69M
Elsternwick — 3 bed: $1.79M (46 sales) Gardenvale — 3 bed: $1.69M (7 sales)

46 vs 7 sales

4 bed $2.4M / $2.2M
Elsternwick — 4 bed: $2.4M (27 sales) Gardenvale — 4 bed: $2.2M (7 sales)

27 vs 7 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.

Elsternwick Gardenvale
1 bed $385K / $300K
Elsternwick — 1 bed: $385K (41 sales) Gardenvale — 1 bed: $300K (20 sales)

41 vs 20 sales

2 bed $644K / $585K
Elsternwick — 2 bed: $644K (100 sales) Gardenvale — 2 bed: $585K (20 sales)

100 vs 20 sales

3 bed $1.24M / $1.2M
Elsternwick — 3 bed: $1.24M (25 sales) Gardenvale — 3 bed: $1.2M (5 sales)

25 vs 5 sales

Zoning mix

Elsternwick Gardenvale
Residential 87% 78%
Commercial 7% 11%
Infrastructure and transport 5% 10%
Parks and recreation 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

Elsternwick Gardenvale
New dwellings approved 617
across Glen Eira
same for both
Approvals change year on year -69%
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.

Elsternwick Gardenvale
Houses 2.4%
$1,000/wk on $2.2M
 —
Units 4.8%
$642/wk on $702K
 —

Ranking within VIC

Elsternwick Gardenvale
House price Higher than 97% of VIC Higher than 98% of VIC
Income Higher than 87% of VIC Higher than 59% of VIC
Schools Higher than 81% of VIC —
Walkability Higher than 97% of VIC
same for both
Affordability Higher than 3% of VIC Higher than 1% of VIC
EV adoption Higher than 97% of VIC
same for both
NBN connectivity Higher than 84% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 3% of VIC —
Rental yield (units) Higher than 49% of VIC —

Liveability

Elsternwick scores higher overall (86 vs 78).

Elsternwick Gardenvale
Grade A+ A
Score 86/100 78/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Gardenvale carries more flood risk (56 vs 32).

Elsternwick Gardenvale
Bushfire None
0/100
same for both
Crime Moderate
69/100
 Moderate
67/100
Flood Low
32/100
 Moderate
56/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 5
within 5 km

Schools

Elsternwick Gardenvale
Inside the suburb 7 0
Rated above peers 3 0
Rated at peers 0
same for both
Rated below peers 1 0
Universities within 10 km 3
Monash Caulfield, 3.1 km
 3
Monash Caulfield, 3.4 km
Full-time students aged 15–24 3.1% 2.6%

Schools in Elsternwick

  • Adass Israel School Independent · Combined above peers
  • Sholem Aleichem College Independent · Primary above peers
  • St Joseph's School Catholic · Primary above peers
  • Leibler Yavneh College Independent · Combined below peers
  • Adass Israel School - Orrong Road Campus Independent · Combined
  • Sholem Aleichem College - Senior Campus Independent · Primary

Schools in Gardenvale

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

Amenities in the suburb

Elsternwick Gardenvale
Supermarkets 2 0
Cafes & restaurants 19 0
Parks & reserves 3 1
Childcare 17 0
GPs 2 0
Pharmacies 5 0
Banks & Bank@Post 4 0
Fuel stations 2 1

Mobility

Elsternwick Gardenvale
Walkability score 92/100
same for both
Distance to Melbourne 10.7 km 11.7 km
+9% vs other
Drive time (normal traffic) 22 min 21 min
Public transport score 94/100
Rail · Tram · Bus
 77/100
Bus
Peak arrivals per hour 221.8
7-9am + 5-7pm
 54.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 2.6%
postcode 3185
same for both
Rooftop solar per 100 dwellings 13
postcode 3185
same for both

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.

Elsternwick Gardenvale
Worked from Home 51.5% / 46.6%
Elsternwick — Worked from Home: 51.5% Gardenvale — Worked from Home: 46.6%
Car (driver) 35.3% / 38.1%
Elsternwick — Car (driver): 35.3% Gardenvale — Car (driver): 38.1%
Train 5.6% / 7.7%
Elsternwick — Train: 5.6% Gardenvale — Train: 7.7%
Walked Only 3.4% / 2.8%
Elsternwick — Walked Only: 3.4% Gardenvale — Walked Only: 2.8%
Car (passenger) 2.0% / 1.8%
Elsternwick — Car (passenger): 2.0% Gardenvale — Car (passenger): 1.8%

Bars are drawn against the largest share shown (51.5%).

Setting

Elsternwick Gardenvale
Elevation 30 m
above sea level, at the suburb centre
 17 m
above sea level, at the suburb centre
Distance to the ocean 2.0 km
3.0 km to a named beach
 2.1 km
2.4 km to a named beach

NBN connectivity

Elsternwick Gardenvale
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
5,640 premises
 2%
636 premises

Climate

Elsternwick Gardenvale
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Elsternwick Gardenvale
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Elsternwick Gardenvale
Average residential rate $1,577/yr
same for both
Council Glen Eira
same for both

Federal electorate

Elsternwick Gardenvale
Division Goldstein
same for both
Member Tim Wilson
same for both
Party Liberal
same for both

First Home Owner Grant

Elsternwick Gardenvale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Elsternwick

Apartments Coastal Easy Commute Middle-Ring Parks Professionals Trams Transport Hub Urban

Gardenvale

Affordable Apartments Coastal Middle-Ring Professionals Urban

More comparisons

Other comparisons with Elsternwick

Elsternwick vs Brighton Elsternwick vs Caulfield North Elsternwick vs Elwood Elsternwick vs St Kilda East Elsternwick vs Caulfield South Elsternwick vs Caulfield

Other comparisons with Gardenvale

Gardenvale vs Brighton Gardenvale vs Brighton East Gardenvale vs Caulfield South
Full data on Elsternwick Full data on Gardenvale
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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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