Emerald vs Beaconsfield Upper

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 Beaconsfield Upper: a median of $1.32 million, against $930,000 in Emerald, though rent is higher in Emerald. On these figures, Emerald tends to suit buyers on a tighter budget, while Beaconsfield Upper 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

  • Emerald has more schools inside the suburb (3 vs 1)
  • Beaconsfield Upper carries lower crime risk (24/100 vs 40/100)

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

First-home buyers

Emerald

ahead on 2 of the 3 things we measure here

  • has cheaper land ($522,500 vs $1,155,500)
  • has cheaper houses ($930,000 vs $1,322,500)

Weighs house prices, land prices, and mortgage stress.

Renters

Beaconsfield Upper

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (13% vs 19%)
  • has cheaper rent ($368/wk vs $400/wk)

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

Commuting to the city

Beaconsfield Upper

ahead on 2 of the 4 things we measure here

  • is more walkable (32/100 vs 0/100)
  • has a shorter drive in (54 min vs 60 min)

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

Downsizers and retirees

Beaconsfield Upper

ahead on 2 of the 5 things we measure here

  • is more walkable (32/100 vs 0/100)
  • carries lower crime risk (24/100 vs 40/100)

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

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

Emerald Beaconsfield Upper
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.

Emerald Beaconsfield Upper
Walkability 0 / 32
Emerald — Walkability: 0/100 Beaconsfield Upper — Walkability: 32/100
Safety 60 / 76
Emerald — Safety: 60/100 Beaconsfield Upper — Safety: 76/100
Low fire risk 37 / 32
Emerald — Low fire risk: 37/100 Beaconsfield Upper — Low fire risk: 32/100
Low flood risk 84 / 78
Emerald — Low flood risk: 84/100 Beaconsfield Upper — Low flood risk: 78/100

Demographics

Emerald has more residents (5,890 vs 2,997); Beaconsfield Upper has higher household incomes ($143,260 vs $110,188).

Emerald Beaconsfield Upper
Population 5,890
+49% vs other
 2,997
Population trend (2016 → 2021) +1.9% +4.8%
Median age 43 42
Median household income $110,188/yr $143,260/yr
+30% vs other
Median weekly rent $400/wk
+8% vs other
 $368/wk

Age profile

Share of residents in each band, 2021 Census.

Emerald Beaconsfield Upper
0-4 5.1% / 5.0%
Emerald — 0-4: 5.1% Beaconsfield Upper — 0-4: 5.0%
5-14 13.4% / 15.5%
Emerald — 5-14: 13.4% Beaconsfield Upper — 5-14: 15.5%
15-19 6.4% / 8.1%
Emerald — 15-19: 6.4% Beaconsfield Upper — 15-19: 8.1%
20-24 5.7% / 5.4%
Emerald — 20-24: 5.7% Beaconsfield Upper — 20-24: 5.4%
25-34 8.9% / 6.7%
Emerald — 25-34: 8.9% Beaconsfield Upper — 25-34: 6.7%
35-44 12.7% / 12.9%
Emerald — 35-44: 12.7% Beaconsfield Upper — 35-44: 12.9%
45-54 15.4% / 15.3%
Emerald — 45-54: 15.4% Beaconsfield Upper — 45-54: 15.3%
55-64 13.9% / 15.0%
Emerald — 55-64: 13.9% Beaconsfield Upper — 55-64: 15.0%
65-74 11.7% / 10.0%
Emerald — 65-74: 11.7% Beaconsfield Upper — 65-74: 10.0%
75-84 5.1% / 4.5%
Emerald — 75-84: 5.1% Beaconsfield Upper — 75-84: 4.5%
85+ 1.7% / 1.3%
Emerald — 85+: 1.7% Beaconsfield Upper — 85+: 1.3%

Bars are drawn against the largest share shown (15.5%).

Who lives together

Household composition, 2021 Census.

Emerald 59.0% couple families
Emerald — Couple Families: 59.0% Emerald — Lone Person: 25.2% Emerald — One Parent Families: 12.7% Emerald — Group Household: 2.3% Emerald — Other Families: 0.9%
Beaconsfield Upper 75.5% couple families
Beaconsfield Upper — Couple Families: 75.5% Beaconsfield Upper — Lone Person: 14.8% Beaconsfield Upper — One Parent Families: 7.7% Beaconsfield Upper — Group Household: 1.1% Beaconsfield Upper — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Emerald 8.5% renting
Emerald — Owned Outright: 39.5% Emerald — Mortgage: 52.0% Emerald — Renting: 8.5%
Beaconsfield Upper 4.0% renting
Beaconsfield Upper — Owned Outright: 39.8% Beaconsfield Upper — Mortgage: 56.3% Beaconsfield Upper — Renting: 4.0%
Owned outright Mortgage Renting

Qualifications

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

Emerald Beaconsfield Upper
Certificate III & IV 16.6% / 16.5%
Emerald — Certificate III & IV: 16.6% Beaconsfield Upper — Certificate III & IV: 16.5%
Bachelor Degree 13.0% / 12.4%
Emerald — Bachelor Degree: 13.0% Beaconsfield Upper — Bachelor Degree: 12.4%
Advanced Diploma / Diploma 9.8% / 9.0%
Emerald — Advanced Diploma / Diploma: 9.8% Beaconsfield Upper — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 3.7% / 3.5%
Emerald — Postgraduate Degree: 3.7% Beaconsfield Upper — Postgraduate Degree: 3.5%
Graduate Diploma / Certificate 3.0% / 1.8%
Emerald — Graduate Diploma / Certificate: 3.0% Beaconsfield Upper — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (16.6%).

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.

Emerald Beaconsfield Upper
England 6.8% / 4.2%
Emerald — England: 6.8% Beaconsfield Upper — England: 4.2%
New Zealand 1.2% / 0.9%
Emerald — New Zealand: 1.2% Beaconsfield Upper — New Zealand: 0.9%
Netherlands 1.0% / 0.6%
Emerald — Netherlands: 1.0% Beaconsfield Upper — Netherlands: 0.6%
Scotland 0.7% / 0.4%
Emerald — Scotland: 0.7% Beaconsfield Upper — Scotland: 0.4%
Germany 0.6% / 0.4%
Emerald — Germany: 0.6% Beaconsfield Upper — Germany: 0.4%
South Africa 0.3% / 0.6%
Emerald — South Africa: 0.3% Beaconsfield Upper — South Africa: 0.6%

Bars are drawn against the largest share shown (6.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Emerald 98.2% houses
Emerald — Houses: 98.2% Emerald — Townhouses: 1.1% Emerald — Flats / Apartments: 0.7%
Beaconsfield Upper 99.9% houses
Beaconsfield Upper — Houses: 99.9% Beaconsfield Upper — Townhouses: 0.0% Beaconsfield Upper — Flats / Apartments: 0.1%
Houses Townhouses Flats / Apartments

Property market

Emerald Beaconsfield Upper
Median house price $930,000 $1,322,500
Median unit price $920,000 —
Median land price $522,500 $1,155,500
Typical days to sell (houses) 22 days
from 39 sales
 37 days
from 14 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.

Emerald Beaconsfield Upper
3 bed $875K / $980K
Emerald — 3 bed: $875K (42 sales) Beaconsfield Upper — 3 bed: $980K (16 sales)

42 vs 16 sales

4 bed $1.08M / $1.35M
Emerald — 4 bed: $1.08M (44 sales) Beaconsfield Upper — 4 bed: $1.35M (30 sales)

44 vs 30 sales

5 bed $1.22M / $1.54M
Emerald — 5 bed: $1.22M (10 sales) Beaconsfield Upper — 5 bed: $1.54M (6 sales)

10 vs 6 sales

Zoning mix

Beaconsfield Upper has more land zoned for conservation (58% vs 19%); Beaconsfield Upper has more rural and farming land (31% vs 13%).

Emerald Beaconsfield Upper
Environmental 19% 58%
Infrastructure and transport 56% 4%
Rural and farming 13% 31%
Residential 9% 4%
Parks and recreation 3%
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

Emerald Beaconsfield Upper
New dwellings approved 1,323
across Cardinia
same for both
Approvals change year on year +13%
same for both

Ranking within VIC

Emerald Beaconsfield Upper
House price Higher than 61% of VIC Higher than 73% of VIC
Income Higher than 82% of VIC Higher than 97% of VIC
Schools Higher than 65% of VIC —
Walkability Higher than 7% of VIC Higher than 83% of VIC
Affordability Higher than 69% of VIC Higher than 71% of VIC
EV adoption Higher than 79% of VIC Higher than 81% of VIC
NBN connectivity Higher than 74% of VIC Higher than 80% of VIC

Liveability

Beaconsfield Upper is more walkable (32 vs 0); Beaconsfield Upper scores higher overall (67 vs 56).

Emerald Beaconsfield Upper
Grade B
same for both
Score 56/100 67/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 10/10

Risk profile

Emerald carries more crime risk (40 vs 24).

Emerald Beaconsfield Upper
Bushfire Moderate
63/100
 Moderate
68/100
Crime Moderate
40/100
 Low
24/100
Flood Low
16/100
 Low
22/100
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

Emerald Beaconsfield Upper
Inside the suburb 3 1
Rated above peers 1 0
Rated at peers 0 1
Rated below peers 2 0
Universities within 10 km None 1
Federation University Berwick, 8.1 km

Schools in Emerald

  • Dandenong Ranges Steiner School Independent · Primary above peers
  • Emerald Primary School Government · Primary below peers
  • Emerald Secondary College Government · Secondary below peers

Schools in Beaconsfield Upper

  • Beaconsfield Upper Primary School Government · Primary at peers

Amenities in the suburb

Emerald Beaconsfield Upper
Supermarkets 2 1
Cafes & restaurants 7 3
Parks & reserves 14 9
Childcare 5 4
GPs 2 1
Pharmacies 1
same for both
Police stations 1 0
Banks & Bank@Post 3 1
Fuel stations 1 0
Waterways 11 22

Mobility

Emerald Beaconsfield Upper
Walkability score 0/100 32/100
Distance to Melbourne 54.7 km 55.4 km
+1% vs other
Drive time (normal traffic) 60 min 54 min
Electric vehicle share 1.1%
postcode 3782
 1.2%
postcode 3808
Rooftop solar per 100 dwellings 39
postcode 3782
 56
postcode 3808

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.

Emerald Beaconsfield Upper
Car (driver) 65.4% / 64.4%
Emerald — Car (driver): 65.4% Beaconsfield Upper — Car (driver): 64.4%
Worked from Home 27.7% / 29.9%
Emerald — Worked from Home: 27.7% Beaconsfield Upper — Worked from Home: 29.9%
Car (passenger) 4.4% / 4.1%
Emerald — Car (passenger): 4.4% Beaconsfield Upper — Car (passenger): 4.1%
Walked Only 1.5% / 1.0%
Emerald — Walked Only: 1.5% Beaconsfield Upper — Walked Only: 1.0%
Train 0.7% / 0.6%
Emerald — Train: 0.7% Beaconsfield Upper — Train: 0.6%

Bars are drawn against the largest share shown (65.4%).

Setting

Emerald Beaconsfield Upper
Elevation 231 m
above sea level, at the suburb centre
 206 m
above sea level, at the suburb centre
Distance to the ocean 30.1 km 24.3 km

NBN connectivity

Emerald Beaconsfield Upper
Connectivity score 57/100 70/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 23%
2,364 premises
 50%
982 premises

Climate

Emerald Beaconsfield Upper
Annual rainfall 777 mm 781 mm
Summer max (Jan) 26.9°C —
Winter min (Jul) 6.3°C —

Air quality (annual mean)

Emerald Beaconsfield Upper
PM2.5 — 6.3 µg/m³
PM10 15.5 µg/m³ 20.8 µg/m³
NO₂ — 0.98 pphm

Council rates

Emerald Beaconsfield Upper
Average residential rate $1,880/yr
same for both
Council Cardinia
same for both

Federal electorate

Emerald Beaconsfield Upper
Division La Trobe
same for both
Member Jason Wood
same for both
Party Liberal
same for both

First Home Owner Grant

Emerald Beaconsfield Upper
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Emerald

Acreage Outer

Beaconsfield Upper

Acreage Outer Premium

More comparisons

Other comparisons with Emerald

Emerald vs Cockatoo Emerald vs Monbulk Emerald vs Belgrave South Emerald vs Kallista Emerald vs Menzies Creek Emerald vs Macclesfield

Other comparisons with Beaconsfield Upper

Beaconsfield Upper vs Pakenham Beaconsfield Upper vs Officer Beaconsfield Upper vs Beaconsfield Beaconsfield Upper vs Pakenham Upper Beaconsfield Upper vs Harkaway Beaconsfield Upper vs Narre Warren East
Full data on Emerald Full data on Beaconsfield Upper
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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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