Five Dock vs Croydon

In both, most households own their home and about half of households are couple families. In Croydon, most homes are detached houses. Houses cost more in Five Dock: a median of $2.9 million, against $2.44 million in Croydon, and rent is higher there too. Five Dock is closer to the city centre: 9.7 km, against 10.8 km. On these figures, Croydon 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

Croydon

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (4 vs 1)
  • carries lower crime risk (43/100 vs 64/100)
  • has more parks and reserves (13 vs 10)

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

First-home buyers

Croydon

ahead on 2 of the 3 things we measure here

  • has cheaper units ($900,000 vs $1,130,000)
  • has cheaper houses ($2,440,000 vs $2,905,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Croydon

ahead on the one thing that separates them

  • has cheaper rent ($480/wk vs $570/wk)

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

Commuting to the city

They split

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

  • Five Dock is more walkable (87/100 vs 79/100)
  • Croydon gets more of its commuters onto trains and trams (7% vs 1%)

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

Downsizers and retirees

Five Dock

ahead on 2 of the 5 things we measure here

  • has more GPs (6 vs 2)
  • is more walkable (87/100 vs 79/100)
  • But Croydon carries lower crime risk (43/100 vs 64/100)

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

Investors

Croydon

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on houses (3.5% vs 2.0%)
  • returns a higher gross yield on units (5.1% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Five Dock Croydon
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.

Five Dock Croydon
Walkability 87 / 79
Five Dock — Walkability: 87/100 Croydon — Walkability: 79/100
Safety 36 / 57
Five Dock — Safety: 36/100 Croydon — Safety: 57/100
Low fire risk 100 / 100
Five Dock — Low fire risk: 100/100 Croydon — Low fire risk: 100/100

Demographics

Five Dock rents higher ($570/wk vs $480/wk).

Five Dock Croydon
Population 9,823 10,755
+9% vs other
Population trend (2016 → 2021) +5.0% +1.3%
Median age 41 42
Median household income $121,056/yr
+7% vs other
 $112,164/yr
Median weekly rent $570/wk
+16% vs other
 $480/wk

Age profile

Share of residents in each band, 2021 Census.

Five Dock Croydon
0-4 6.0% / 4.8%
Five Dock — 0-4: 6.0% Croydon — 0-4: 4.8%
5-14 11.9% / 10.9%
Five Dock — 5-14: 11.9% Croydon — 5-14: 10.9%
15-19 5.0% / 5.5%
Five Dock — 15-19: 5.0% Croydon — 15-19: 5.5%
20-24 4.1% / 6.2%
Five Dock — 20-24: 4.1% Croydon — 20-24: 6.2%
25-34 12.6% / 13.2%
Five Dock — 25-34: 12.6% Croydon — 25-34: 13.2%
35-44 16.4% / 12.9%
Five Dock — 35-44: 16.4% Croydon — 35-44: 12.9%
45-54 14.6% / 13.7%
Five Dock — 45-54: 14.6% Croydon — 45-54: 13.7%
55-64 12.5% / 12.6%
Five Dock — 55-64: 12.5% Croydon — 55-64: 12.6%
65-74 8.8% / 9.4%
Five Dock — 65-74: 8.8% Croydon — 65-74: 9.4%
75-84 5.6% / 6.5%
Five Dock — 75-84: 5.6% Croydon — 75-84: 6.5%
85+ 2.5% / 4.2%
Five Dock — 85+: 2.5% Croydon — 85+: 4.2%

Bars are drawn against the largest share shown (16.4%).

Who lives together

Household composition, 2021 Census.

Five Dock 45.6% couple families
Five Dock — Couple Families: 45.6% Five Dock — Lone Person: 35.1% Five Dock — One Parent Families: 13.7% Five Dock — Group Household: 4.0% Five Dock — Other Families: 1.6%
Croydon 49.1% couple families
Croydon — Couple Families: 49.1% Croydon — Lone Person: 29.1% Croydon — One Parent Families: 14.7% Croydon — Group Household: 5.3% Croydon — Other Families: 1.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Five Dock 37.7% renting
Five Dock — Owned Outright: 32.2% Five Dock — Mortgage: 30.1% Five Dock — Renting: 37.7%
Croydon 30.8% renting
Croydon — Owned Outright: 36.3% Croydon — Mortgage: 32.9% Croydon — Renting: 30.8%
Owned outright Mortgage Renting

Qualifications

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

Five Dock Croydon
Bachelor Degree 20.2% / 21.2%
Five Dock — Bachelor Degree: 20.2% Croydon — Bachelor Degree: 21.2%
Postgraduate Degree 8.3% / 10.1%
Five Dock — Postgraduate Degree: 8.3% Croydon — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 9.1% / 7.3%
Five Dock — Advanced Diploma / Diploma: 9.1% Croydon — Advanced Diploma / Diploma: 7.3%
Certificate III & IV 9.3% / 6.8%
Five Dock — Certificate III & IV: 9.3% Croydon — Certificate III & IV: 6.8%
Graduate Diploma / Certificate 2.0% / 2.3%
Five Dock — Graduate Diploma / Certificate: 2.0% Croydon — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (21.2%).

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.

Five Dock Croydon
China 3.7% / 11.3%
Five Dock — China: 3.7% Croydon — China: 11.3%
Italy 7.1% / 3.4%
Five Dock — Italy: 7.1% Croydon — Italy: 3.4%
England 2.7% / 1.8%
Five Dock — England: 2.7% Croydon — England: 1.8%
New Zealand 1.8% / 1.3%
Five Dock — New Zealand: 1.8% Croydon — New Zealand: 1.3%
Vietnam 0.8% / 2.3%
Five Dock — Vietnam: 0.8% Croydon — Vietnam: 2.3%
Lebanon — / 2.0%
Five Dock — Lebanon: not among its largest Croydon — Lebanon: 2.0%
Ireland 1.0% / —
Five Dock — Ireland: 1.0% Croydon — Ireland: not among its largest

Bars are drawn against the largest share shown (11.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Five Dock 45.3% houses
Five Dock — Houses: 45.3% Five Dock — Flats / Apartments: 39.6% Five Dock — Townhouses: 15.1%
Croydon 55.1% houses
Croydon — Houses: 55.1% Croydon — Flats / Apartments: 27.7% Croydon — Townhouses: 17.2%
Houses Flats / Apartments Townhouses

Property market

Five Dock Croydon
Median house price $2,905,000 $2,440,000
Median unit price $1,130,000 $900,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 26 sales
 26 days
from 58 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.

Five Dock Croydon
1 bed $800K / $690K
Five Dock — 1 bed: $800K (10 sales) Croydon — 1 bed: $690K (6 sales)

10 vs 6 sales

2 bed $1.12M / $890K
Five Dock — 2 bed: $1.12M (49 sales) Croydon — 2 bed: $890K (33 sales)

49 vs 33 sales

3 bed $1.57M / $1.27M
Five Dock — 3 bed: $1.57M (15 sales) Croydon — 3 bed: $1.27M (10 sales)

15 vs 10 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.

Five Dock Croydon
2 bed $2.65M / $1.84M
Five Dock — 2 bed: $2.65M (12 sales) Croydon — 2 bed: $1.84M (18 sales)

12 vs 18 sales

3 bed $2.55M / $2.33M
Five Dock — 3 bed: $2.55M (22 sales) Croydon — 3 bed: $2.33M (42 sales)

22 vs 42 sales

4 bed $3.26M / $2.69M
Five Dock — 4 bed: $3.26M (9 sales) Croydon — 4 bed: $2.69M (30 sales)

9 vs 30 sales

5 bed $3.5M / $3.05M
Five Dock — 5 bed: $3.5M (7 sales) Croydon — 5 bed: $3.05M (13 sales)

7 vs 13 sales

Zoning mix

Five Dock Croydon
Residential 81% 86%
Parks and recreation 16% 5%
Infrastructure and transport 1% 4%
Industrial 1% 3%
Commercial 1% 2%
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

Five Dock Croydon
New dwellings approved 1,600
across Canada Bay
 295
across Burwood
Approvals change year on year +72% +765%

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.

Five Dock Croydon
Houses 2.0%
$1,000/wk on $2.65M
 3.5%
$1,100/wk on $1.65M
Units 3.9%
$792/wk on $1.04M
 5.1%
$748/wk on $770K

Ranking within NSW

Five Dock Croydon
House price Higher than 92% of NSW Higher than 89% of NSW
Income Higher than 84% of NSW Higher than 77% of NSW
Schools Higher than 43% of NSW Higher than 95% of NSW
Walkability Higher than 95% of NSW Higher than 92% of NSW
Affordability Higher than 11% of NSW Higher than 14% of NSW
EV adoption Higher than 94% of NSW Higher than 92% of NSW
NBN connectivity Higher than 91% of NSW Higher than 88% of NSW
Rental yield (houses) Higher than 2% of NSW Higher than 43% of NSW
Rental yield (units) Higher than 22% of NSW Higher than 68% of NSW

Liveability

Croydon scores higher overall (84 vs 71); Five Dock is more walkable (87 vs 79).

Five Dock Croydon
Grade A
same for both
Score 71/100 84/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Five Dock carries more crime risk (64 vs 43).

Five Dock Croydon
Bushfire None
0/100
same for both
Crime Moderate
64/100
 Moderate
43/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 4
within 5 km

Schools

Five Dock Croydon
Inside the suburb 5
same for both
Rated above peers 1 4
Rated at peers 3 0
Rated below peers 0
same for both
Universities within 10 km 3
Strathfield Campus, 4.5 km
 3
Strathfield Campus, 3.1 km
Full-time students aged 15–24 2.3% 3.6%

Schools in Five Dock

  • Rosebank College Independent · Secondary above peers
  • All Hallows Catholic Primary School Catholic · Primary at peers
  • Domremy Catholic College Catholic · Secondary at peers
  • Five Dock Public School Government · Primary at peers
  • Lucas Gardens School Government · Combined · Special school

Schools in Croydon

  • Burwood Girls High School Government · Secondary above peers
  • Croydon Public School Government · Primary above peers
  • Holy Innocents' Catholic Primary School Catholic · Primary above peers
  • Presbyterian Ladies' College Sydney Independent · Combined above peers
  • Aspect South East Sydney School, Croydon Independent · Primary · Special school

Amenities in the suburb

Five Dock Croydon
Supermarkets 1 0
Cafes & restaurants 22 6
Parks & reserves 10 13
Childcare 14 12
GPs 6 2
Pharmacies 5 1
Police stations 1 0
Banks & Bank@Post 2 1
Fuel stations 3 4
EV chargers 0 1

Mobility

Five Dock Croydon
Walkability score 87/100 79/100
Distance to Sydney 9.7 km 10.8 km
+11% vs other
Drive time (normal traffic) 17 min
same for both
Public transport score 79/100
Bus
 92/100
Rail · Bus
Peak arrivals per hour 395.2
7-9am + 5-7pm
 251.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 2046
 1.9%
postcode 2132
Rooftop solar per 100 dwellings 16
postcode 2046
 20
postcode 2132

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.

Five Dock Croydon
Worked from Home 52.4% / 54.4%
Five Dock — Worked from Home: 52.4% Croydon — Worked from Home: 54.4%
Car (driver) 37.9% / 31.9%
Five Dock — Car (driver): 37.9% Croydon — Car (driver): 31.9%
Train 0.8% / 7.1%
Five Dock — Train: 0.8% Croydon — Train: 7.1%
Walked Only 2.7% / 2.9%
Five Dock — Walked Only: 2.7% Croydon — Walked Only: 2.9%
Car (passenger) 2.6% / 2.4%
Five Dock — Car (passenger): 2.6% Croydon — Car (passenger): 2.4%
Bus 3.2% / 1.0%
Five Dock — Bus: 3.2% Croydon — Bus: 1.0%

Bars are drawn against the largest share shown (54.4%).

Setting

Five Dock Croydon
Elevation 25 m
above sea level, at the suburb centre
 33 m
above sea level, at the suburb centre
Distance to the ocean 9.6 km
4.9 km to a named beach
 8.8 km

NBN connectivity

Five Dock Croydon
Connectivity score 84/100 78/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 35%
5,062 premises
 11%
4,325 premises

Climate

Five Dock Croydon
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Five Dock Croydon
PM2.5 6.5 µg/m³
same for both
PM10 15.7 µg/m³ 16.1 µg/m³
NO₂ 0.62 pphm 0.79 pphm

Council rates

Five Dock Croydon
Average residential rate $1,217/yr $1,663/yr
Council Canada Bay Burwood

Federal electorate

Five Dock Croydon
Division Reid
same for both
Member Sally Sitou
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Five Dock Croydon
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Five Dock

Apartments Inner Parks Professionals Urban

Croydon

Easy Commute Middle-Ring Multicultural Parks Premium Professionals Transport Hub Urban

More comparisons

Other comparisons with Five Dock

Five Dock vs Ashfield Five Dock vs Burwood Five Dock vs Concord Five Dock vs Haberfield Five Dock vs Russell Lea Five Dock vs Wareemba

Other comparisons with Croydon

Croydon vs Ashfield Croydon vs Burwood Croydon vs Croydon Park Croydon vs Haberfield Croydon vs Burwood Heights
Full data on Five Dock Full data on Croydon
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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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