Exford vs Eynesbury

Eynesbury is the younger of the two, with a median age of 35 against 39 in Exford. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families.

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

Eynesbury

ahead on 2 of the 6 things we measure here

  • has more childcare (6 vs 0)
  • has more parks and reserves (3 vs 0)

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

First-home buyers

Eynesbury

ahead on the one thing that separates them

  • leaves households under less mortgage stress (17% vs 27%)

Weighs mortgage stress.

Renters

Eynesbury

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 31%)
  • has cheaper rent ($380/wk vs $429/wk)
  • But Exford has a bigger rental market to choose from (21% vs 8%)

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

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Exford sits closer to the CBD (50.4 km vs 52.8 km)
  • Eynesbury is more walkable (29/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Exford has more residents already 65 and over (16% vs 7%)
  • Eynesbury is more walkable (29/100 vs 0/100)

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

Investors

Exford

ahead on the one thing that separates them

  • is growing faster (24.3% vs 10.1%)

Weighs population growth.

Where they sit

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

Exford Eynesbury
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.

Exford Eynesbury
Walkability 0 / 29
Exford — Walkability: 0/100 Eynesbury — Walkability: 29/100
Safety 8 / 13
Exford — Safety: 8/100 Eynesbury — Safety: 13/100
Low fire risk 100 / 70
Exford — Low fire risk: 100/100 Eynesbury — Low fire risk: 70/100
Low flood risk 100 / 100
Exford — Low flood risk: 100/100 Eynesbury — Low flood risk: 100/100

Demographics

Eynesbury has more residents (2,838 vs 133); Eynesbury has higher household incomes ($135,668 vs $71,500).

Exford Eynesbury
Population 133 2,838
+2034% vs other
Population trend (2016 → 2021) +24.3% +10.1%
Median age 39 35
Median household income $71,500/yr $135,668/yr
+90% vs other
Median weekly rent $429/wk
+11% vs other
 $380/wk

Age profile

Share of residents in each band, 2021 Census.

Exford Eynesbury
0-4 9.0% / 9.2%
Exford — 0-4: 9.0% Eynesbury — 0-4: 9.2%
5-14 19.5% / 19.8%
Exford — 5-14: 19.5% Eynesbury — 5-14: 19.8%
15-19 — / 6.3%
Exford — 15-19: not among its largest Eynesbury — 15-19: 6.3%
20-24 4.5% / 3.0%
Exford — 20-24: 4.5% Eynesbury — 20-24: 3.0%
25-34 12.8% / 11.2%
Exford — 25-34: 12.8% Eynesbury — 25-34: 11.2%
35-44 16.5% / 19.8%
Exford — 35-44: 16.5% Eynesbury — 35-44: 19.8%
45-54 10.5% / 14.9%
Exford — 45-54: 10.5% Eynesbury — 45-54: 14.9%
55-64 12.8% / 8.2%
Exford — 55-64: 12.8% Eynesbury — 55-64: 8.2%
65-74 15.8% / 6.1%
Exford — 65-74: 15.8% Eynesbury — 65-74: 6.1%
75-84 — / 1.3%
Exford — 75-84: not among its largest Eynesbury — 75-84: 1.3%
85+ — / 0.1%
Exford — 85+: not among its largest Eynesbury — 85+: 0.1%

Bars are drawn against the largest share shown (19.8%).

Who lives together

Household composition, 2021 Census.

Exford 71.9% couple families
Exford — Couple Families: 71.9% Exford — One Parent Families: 18.8% Exford — Lone Person: 9.4% Exford — Group Household: 0.0%
Eynesbury 73.3% couple families
Eynesbury — Couple Families: 73.3% Eynesbury — One Parent Families: 11.2% Eynesbury — Lone Person: 15.1% Eynesbury — Group Household: 0.4%
Couple Families One Parent Families Lone Person Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Exford 21.1% renting
Exford — Owned Outright: 34.2% Exford — Mortgage: 44.7% Exford — Renting: 21.1%
Eynesbury 8.5% renting
Eynesbury — Owned Outright: 18.6% Eynesbury — Mortgage: 72.8% Eynesbury — Renting: 8.5%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Exford 100.0% houses
Exford — Houses: 100.0%
Eynesbury 100.1% houses
Eynesbury — Houses: 100.1%
Houses

Qualifications

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

Exford Eynesbury
Certificate III & IV 15.8% / 16.9%
Exford — Certificate III & IV: 15.8% Eynesbury — Certificate III & IV: 16.9%
Advanced Diploma / Diploma 9.0% / 8.7%
Exford — Advanced Diploma / Diploma: 9.0% Eynesbury — Advanced Diploma / Diploma: 8.7%
Bachelor Degree 6.0% / 10.2%
Exford — Bachelor Degree: 6.0% Eynesbury — Bachelor Degree: 10.2%
Postgraduate Degree 2.3% / 3.3%
Exford — Postgraduate Degree: 2.3% Eynesbury — Postgraduate Degree: 3.3%
Graduate Diploma / Certificate — / 2.5%
Exford — Graduate Diploma / Certificate: not among its largest Eynesbury — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (16.9%).

Property market

Exford Eynesbury
Median house price — $687,500
Median unit price —
same for both
Median land price — $367,500
Typical days to sell (houses) — 48 days
from 86 sales

Zoning mix

Exford has more rural and farming land (89% vs 64%).

Exford Eynesbury
Rural and farming 89% 64%
Residential 0% 20%
Environmental 8% 14%
Infrastructure and transport 3% 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

Exford Eynesbury
New dwellings approved 4,602
across Melton
same for both
Approvals change year on year +5%
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.

Exford Eynesbury
Houses — 3.3%
$460/wk on $718K
Units —
same for both

Ranking within VIC

Exford Eynesbury
House price — Higher than 31% of VIC
Income Higher than 35% of VIC Higher than 95% of VIC
Schools —
same for both
Walkability Higher than 28% of VIC Higher than 82% of VIC
Affordability — Higher than 98% of VIC
EV adoption Higher than 72% of VIC
same for both
NBN connectivity Higher than 57% of VIC Higher than 50% of VIC
Rental yield (houses) — Higher than 28% of VIC

Liveability

Eynesbury is more walkable (29 vs 0).

Exford Eynesbury
Grade — B
Score — 62/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 9/10

Risk profile

Eynesbury carries more bushfire risk (30 vs 0).

Exford Eynesbury
Bushfire None
0/100
 Low
30/100
Crime High
92/100
 High
87/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Exford Eynesbury
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1
same for both

Schools in Exford

  • Exford Primary School Government · Primary below peers

Schools in Eynesbury

  • Eynesbury Primary School Government · Primary below peers

Amenities in the suburb

Exford Eynesbury
Cafes & restaurants 0 1
Parks & reserves 0 3
Childcare 0 6
Waterways 1 55

Mobility

Eynesbury sits further from the CBD (52.8 km vs 50.4 km).

Exford Eynesbury
Walkability score 0/100 29/100
Distance to Melbourne 50.4 km 52.8 km
+5% vs other
Drive time (normal traffic) 52 min
same for both
Electric vehicle share 0.9%
postcode 3338
same for both
Rooftop solar per 100 dwellings 57
postcode 3338
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.

Exford Eynesbury
Car (driver) 70.5% / 61.1%
Exford — Car (driver): 70.5% Eynesbury — Car (driver): 61.1%
Worked from Home 22.7% / 32.6%
Exford — Worked from Home: 22.7% Eynesbury — Worked from Home: 32.6%
Walked Only 6.8% / 0.9%
Exford — Walked Only: 6.8% Eynesbury — Walked Only: 0.9%
Car (passenger) — / 3.2%
Exford — Car (passenger): not among its largest Eynesbury — Car (passenger): 3.2%
Train — / 1.9%
Exford — Train: not among its largest Eynesbury — Train: 1.9%

Bars are drawn against the largest share shown (70.5%).

Setting

Exford Eynesbury
Elevation 116 m
above sea level, at the suburb centre
 97 m
above sea level, at the suburb centre
Distance to the ocean 28.9 km 24.1 km

NBN connectivity

Exford Eynesbury
Connectivity score 30/100
same for both
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
44 premises
 0%
8 premises

Climate

Exford Eynesbury
Annual rainfall 482 mm
same for both
Summer max (Jan) 25.9°C
same for both
Winter min (Jul) 6.2°C
same for both

Air quality (annual mean)

Exford Eynesbury
PM2.5 4.4 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Exford Eynesbury
Average residential rate $1,779/yr
same for both
Council Melton
same for both

Federal electorate

Exford Eynesbury
Division Hawke
same for both
Member Sam Rae
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Exford Eynesbury
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Exford

Family Outer Young Families

Eynesbury

Acreage Family Outer River Young Families

More comparisons

Other comparisons with Exford

Exford vs Brookfield Exford vs Weir Views Exford vs Mount Cottrell Exford vs Parwan

Other comparisons with Eynesbury

Eynesbury vs Wyndham Vale Eynesbury vs Weir Views Eynesbury vs Mount Cottrell Eynesbury vs Balliang East Eynesbury vs Parwan
Full data on Exford Full data on Eynesbury
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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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