Eltham vs Research

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Research: a median of $1.61 million, against $1.23 million in Eltham. Eltham is closer to the city centre: 25.3 km, against 28.8 km. On these figures, Eltham tends to suit buyers on a tighter budget.

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

Eltham

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (51 vs 5)
  • has more schools inside the suburb (5 vs 2)
  • has more childcare (13 vs 6)
  • But Research carries lower crime risk (28/100 vs 58/100)

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

First-home buyers

Eltham

ahead on the one thing that separates them

  • has cheaper houses ($1,230,000 vs $1,610,000)

Weighs house prices, unit 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

Eltham

ahead on 2 of the 4 things we measure here

  • is more walkable (81/100 vs 56/100)
  • sits closer to the CBD (25.3 km vs 28.8 km)

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

Downsizers and retirees

Eltham

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (14% vs 2%)
  • has more GPs (4 vs 1)
  • is more walkable (81/100 vs 56/100)
  • But Research carries lower crime risk (28/100 vs 58/100)

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

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

Eltham Research
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.

Eltham Research
Walkability 81 / 56
Eltham — Walkability: 81/100 Research — Walkability: 56/100
Safety 42 / 72
Eltham — Safety: 42/100 Research — Safety: 72/100
Low fire risk 14 / 21
Eltham — Low fire risk: 14/100 Research — Low fire risk: 21/100
Low flood risk 37 / 87
Eltham — Low flood risk: 37/100 Research — Low flood risk: 87/100

Demographics

Eltham has more residents (18,847 vs 2,695); Research has higher household incomes ($149,552 vs $124,332).

Eltham Research
Population 18,847
+86% vs other
 2,695
Population trend (2016 → 2021) +2.9% +1.7%
Median age 43 44
Median household income $124,332/yr $149,552/yr
+20% vs other
Median weekly rent $440/wk
+2% vs other
 $431/wk

Age profile

Share of residents in each band, 2021 Census.

Eltham Research
0-4 5.3% / 4.9%
Eltham — 0-4: 5.3% Research — 0-4: 4.9%
5-14 13.4% / 13.5%
Eltham — 5-14: 13.4% Research — 5-14: 13.5%
15-19 7.0% / 7.9%
Eltham — 15-19: 7.0% Research — 15-19: 7.9%
20-24 5.4% / 6.2%
Eltham — 20-24: 5.4% Research — 20-24: 6.2%
25-34 8.0% / 7.6%
Eltham — 25-34: 8.0% Research — 25-34: 7.6%
35-44 12.5% / 11.0%
Eltham — 35-44: 12.5% Research — 35-44: 11.0%
45-54 15.7% / 15.2%
Eltham — 45-54: 15.7% Research — 45-54: 15.2%
55-64 14.1% / 16.7%
Eltham — 55-64: 14.1% Research — 55-64: 16.7%
65-74 11.8% / 12.0%
Eltham — 65-74: 11.8% Research — 65-74: 12.0%
75-84 5.3% / 4.4%
Eltham — 75-84: 5.3% Research — 75-84: 4.4%
85+ 1.5% / 1.5%
Eltham — 85+: 1.5% Research — 85+: 1.5%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

Eltham 59.1% couple families
Eltham — Couple Families: 59.1% Eltham — Lone Person: 24.4% Eltham — One Parent Families: 14.4% Eltham — Group Household: 1.3% Eltham — Other Families: 0.8%
Research 68.0% couple families
Research — Couple Families: 68.0% Research — Lone Person: 18.9% Research — One Parent Families: 10.6% Research — Group Household: 1.4% Research — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Eltham 12.2% renting
Eltham — Owned Outright: 43.1% Eltham — Mortgage: 44.8% Eltham — Renting: 12.2%
Research 6.0% renting
Research — Owned Outright: 46.6% Research — Mortgage: 47.4% Research — Renting: 6.0%
Owned outright Mortgage Renting

Qualifications

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

Eltham Research
Bachelor Degree 18.9% / 18.1%
Eltham — Bachelor Degree: 18.9% Research — Bachelor Degree: 18.1%
Certificate III & IV 10.7% / 13.0%
Eltham — Certificate III & IV: 10.7% Research — Certificate III & IV: 13.0%
Advanced Diploma / Diploma 9.0% / 8.4%
Eltham — Advanced Diploma / Diploma: 9.0% Research — Advanced Diploma / Diploma: 8.4%
Postgraduate Degree 7.6% / 6.2%
Eltham — Postgraduate Degree: 7.6% Research — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 3.9% / 3.8%
Eltham — Graduate Diploma / Certificate: 3.9% Research — Graduate Diploma / Certificate: 3.8%

Bars are drawn against the largest share shown (18.9%).

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.

Eltham Research
England 4.6% / 4.2%
Eltham — England: 4.6% Research — England: 4.2%
New Zealand 1.2% / 0.9%
Eltham — New Zealand: 1.2% Research — New Zealand: 0.9%
China 1.2% / 0.8%
Eltham — China: 1.2% Research — China: 0.8%
Italy 0.7% / 1.0%
Eltham — Italy: 0.7% Research — Italy: 1.0%
Scotland 0.5% / 1.1%
Eltham — Scotland: 0.5% Research — Scotland: 1.1%
South Africa 0.7% / 0.5%
Eltham — South Africa: 0.7% Research — South Africa: 0.5%

Bars are drawn against the largest share shown (4.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eltham 85.9% houses
Eltham — Houses: 85.9% Eltham — Flats / Apartments: 8.4% Eltham — Townhouses: 5.7%
Research 97.8% houses
Research — Houses: 97.8% Research — Flats / Apartments: 0.8% Research — Townhouses: 1.4%
Houses Flats / Apartments Townhouses

Property market

Eltham Research
Median house price $1,230,000 $1,610,000
Median unit price $776,500 $780,000
Median land price $867,500 —
Typical days to sell (houses) 23 days
from 205 sales
 36 days
from 12 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.

Eltham Research
3 bed $1.06M / $936K
Eltham — 3 bed: $1.06M (108 sales) Research — 3 bed: $936K (15 sales)

108 vs 15 sales

4 bed $1.3M / $1.68M
Eltham — 4 bed: $1.3M (158 sales) Research — 4 bed: $1.68M (47 sales)

158 vs 47 sales

5 bed $1.54M / $1.92M
Eltham — 5 bed: $1.54M (40 sales) Research — 5 bed: $1.92M (20 sales)

40 vs 20 sales

Zoning mix

Research has more land zoned for conservation (68% vs 15%).

Eltham Research
Environmental 15% 68%
Residential 59% 21%
Parks and recreation 16% 4%
Infrastructure and transport 6% 4%
Other and special use 0% 3%
Commercial 2% 0%
Industrial 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

Eltham Research
New dwellings approved 98
across Nillumbik
same for both
Approvals change year on year +8%
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.

Eltham Research
Houses 3.5%
$785/wk on $1.15M
 —
Units 4.0%
$580/wk on $745K
 —

Ranking within VIC

Eltham Research
House price Higher than 79% of VIC Higher than 70% of VIC
Income Higher than 93% of VIC Higher than 98% of VIC
Schools Higher than 48% of VIC —
Walkability Higher than 93% of VIC Higher than 87% of VIC
Affordability Higher than 42% of VIC Higher than 84% of VIC
EV adoption Higher than 92% of VIC
same for both
NBN connectivity Higher than 84% of VIC Higher than 76% of VIC
Rental yield (houses) Higher than 39% of VIC —
Rental yield (units) Higher than 11% of VIC —

Liveability

Eltham is more walkable (81 vs 56); Research scores higher overall (71 vs 55).

Eltham Research
Grade B A
Score 55/100 71/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Eltham carries more flood risk (63 vs 13); Eltham carries more crime risk (58 vs 28).

Eltham Research
Bushfire High
86/100
 High
79/100
Crime Moderate
58/100
 Low
28/100
Flood Moderate
63/100
 Low
13/100
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

Eltham Research
Inside the suburb 5 2
Rated above peers 1 0
Rated at peers 3 1
Rated below peers 1
same for both
Universities within 10 km 2
Melbourne (Bundoora) Campus, 9.0 km
 None

Schools in Eltham

  • Our Lady Help of Christians School Catholic · Primary above peers
  • Catholic Ladies' College Ltd Catholic · Secondary at peers
  • Eltham East Primary School Government · Primary at peers
  • Eltham High School Government · Secondary at peers
  • Eltham Primary School Government · Primary below peers

Schools in Research

  • Research Primary School Government · Primary at peers
  • Eltham College Independent · Combined below peers

Amenities in the suburb

Eltham Research
Supermarkets 4 0
Cafes & restaurants 30 0
Parks & reserves 51 5
Childcare 13 6
GPs 4 1
Pharmacies 4 1
Police stations 1 0
Banks & Bank@Post 4 1
Fuel stations 6 0
EV chargers 1 0
Waterways 24
same for both

Mobility

Research sits further from the CBD (28.8 km vs 25.3 km).

Eltham Research
Walkability score 81/100 56/100
Distance to Melbourne 25.3 km 28.8 km
+14% vs other
Drive time (normal traffic) 36 min 40 min
Public transport score 91/100
Rail · Bus
 76/100
Bus
Peak arrivals per hour 270.2
7-9am + 5-7pm
 37.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.8%
postcode 3095
same for both
Rooftop solar per 100 dwellings 34
postcode 3095
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.

Eltham Research
Car (driver) 50.6% / 55.8%
Eltham — Car (driver): 50.6% Research — Car (driver): 55.8%
Worked from Home 42.2% / 37.7%
Eltham — Worked from Home: 42.2% Research — Worked from Home: 37.7%
Car (passenger) 3.1% / 3.1%
Eltham — Car (passenger): 3.1% Research — Car (passenger): 3.1%
Train 2.3% / 1.9%
Eltham — Train: 2.3% Research — Train: 1.9%
Walked Only 1.1% / 1.2%
Eltham — Walked Only: 1.1% Research — Walked Only: 1.2%

Bars are drawn against the largest share shown (55.8%).

Setting

Eltham Research
Elevation 94 m
above sea level, at the suburb centre
 103 m
above sea level, at the suburb centre
Distance to the ocean 23.1 km 25.7 km

NBN connectivity

Eltham Research
Connectivity score 76/100 62/100
Most common technology Hybrid fibre-coaxial Fibre to the node
Full-fibre (FTTP) share 9%
7,841 premises
 33%
1,050 premises

Climate

Eltham Research
Annual rainfall 777 mm
same for both
Summer max (Jan) 26.9°C
same for both
Winter min (Jul) 6.3°C
same for both

Air quality (annual mean)

Eltham Research
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Eltham Research
Average residential rate $2,696/yr
same for both
Council Nillumbik
same for both

Federal electorate

Eltham Research
Division Jagajaga
same for both
Member Kate Thwaites
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Eltham Research
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Eltham

Easy Commute Large Blocks Outer Parks Professionals Transport Hub

Research

Acreage Outer Premium Quiet River

More comparisons

Other comparisons with Eltham

Eltham vs Templestowe Eltham vs Diamond Creek Eltham vs Montmorency Eltham vs Eltham North Eltham vs Warrandyte Eltham vs Lower Plenty

Other comparisons with Research

Research vs Diamond Creek Research vs North Warrandyte Research vs Wattle Glen Research vs Kangaroo Ground
Full data on Eltham Full data on Research
Unlock full address-level data — $29/month

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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