Flemington vs Ascot Vale

Flemington is the younger of the two, with a median age of 34 against 37 in Ascot Vale. In Flemington, most households rent, most homes are flats or apartments, and about half of households are people living alone. In Ascot Vale, most households own their home. Houses cost more in Ascot Vale: a median of $1.32 million, against $1.12 million in Flemington, and rent is higher there too. Flemington is closer to the city centre: 5.9 km, against 6.8 km. On these figures, Flemington tends to suit renters, young adults, and 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

Ascot Vale

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (46% vs 22%)
  • has more parks and reserves (14 vs 8)
  • is already more of a family suburb (52% vs 35%)
  • But Flemington has more schools rated above their peers (1 vs 0)

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

First-home buyers

Flemington

ahead on 2 of the 3 things we measure here

  • has cheaper units ($432,500 vs $515,000)
  • has cheaper houses ($1,125,000 vs $1,325,000)
  • But Ascot Vale leaves households under less mortgage stress (26% vs 31%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Flemington

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (62% vs 39%)
  • has cheaper rent ($300/wk vs $370/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

Flemington

ahead on 2 of the 5 things we measure here

  • has more GPs (6 vs 4)
  • has more units and townhouses to downsize into (78% vs 54%)

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

Investors

They split

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

  • Flemington returns a higher gross yield on units (7.7% vs 5.1%)
  • Ascot Vale is growing faster (3.0% vs -9.0%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Flemington Ascot Vale
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.

Flemington Ascot Vale
Walkability 99 / 99
Flemington — Walkability: 99/100 Ascot Vale — Walkability: 99/100
Safety 7 / 15
Flemington — Safety: 7/100 Ascot Vale — Safety: 15/100
Low fire risk 100 / 100
Flemington — Low fire risk: 100/100 Ascot Vale — Low fire risk: 100/100
Low flood risk 13 / 30
Flemington — Low flood risk: 13/100 Ascot Vale — Low flood risk: 30/100

Demographics

Ascot Vale has more residents (15,197 vs 7,025); Ascot Vale has higher household incomes ($113,984 vs $79,300).

Flemington Ascot Vale
Population 7,025 15,197
+116% vs other
Population trend (2016 → 2021) -9.0% +3.0%
Median age 34 37
Median household income $79,300/yr $113,984/yr
+44% vs other
Median weekly rent $300/wk $370/wk
+23% vs other

Age profile

Share of residents in each band, 2021 Census.

Flemington Ascot Vale
0-4 5.8% / 6.4%
Flemington — 0-4: 5.8% Ascot Vale — 0-4: 6.4%
5-14 8.4% / 11.3%
Flemington — 5-14: 8.4% Ascot Vale — 5-14: 11.3%
15-19 3.9% / 4.3%
Flemington — 15-19: 3.9% Ascot Vale — 15-19: 4.3%
20-24 7.2% / 6.2%
Flemington — 20-24: 7.2% Ascot Vale — 20-24: 6.2%
25-34 24.6% / 17.4%
Flemington — 25-34: 24.6% Ascot Vale — 25-34: 17.4%
35-44 16.2% / 16.5%
Flemington — 35-44: 16.2% Ascot Vale — 35-44: 16.5%
45-54 12.4% / 14.1%
Flemington — 45-54: 12.4% Ascot Vale — 45-54: 14.1%
55-64 9.5% / 11.2%
Flemington — 55-64: 9.5% Ascot Vale — 55-64: 11.2%
65-74 7.3% / 7.4%
Flemington — 65-74: 7.3% Ascot Vale — 65-74: 7.4%
75-84 3.1% / 3.6%
Flemington — 75-84: 3.1% Ascot Vale — 75-84: 3.6%
85+ 1.6% / 1.5%
Flemington — 85+: 1.6% Ascot Vale — 85+: 1.5%

Bars are drawn against the largest share shown (24.6%).

Who lives together

Household composition, 2021 Census.

Flemington 53.6% lone person
Flemington — Lone Person: 53.6% Flemington — Couple Families: 21.2% Flemington — One Parent Families: 13.8% Flemington — Group Household: 9.0% Flemington — Other Families: 2.4%
Ascot Vale 37.9% lone person
Ascot Vale — Lone Person: 37.9% Ascot Vale — Couple Families: 39.8% Ascot Vale — One Parent Families: 11.9% Ascot Vale — Group Household: 8.3% Ascot Vale — Other Families: 2.2%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Flemington 62.1% renting
Flemington — Owned Outright: 15.2% Flemington — Mortgage: 22.7% Flemington — Renting: 62.1%
Ascot Vale 38.8% renting
Ascot Vale — Owned Outright: 27.7% Ascot Vale — Mortgage: 33.5% Ascot Vale — Renting: 38.8%
Owned outright Mortgage Renting

Qualifications

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

Flemington Ascot Vale
Bachelor Degree 21.4% / 22.6%
Flemington — Bachelor Degree: 21.4% Ascot Vale — Bachelor Degree: 22.6%
Postgraduate Degree 11.3% / 9.9%
Flemington — Postgraduate Degree: 11.3% Ascot Vale — Postgraduate Degree: 9.9%
Advanced Diploma / Diploma 6.7% / 7.1%
Flemington — Advanced Diploma / Diploma: 6.7% Ascot Vale — Advanced Diploma / Diploma: 7.1%
Certificate III & IV 6.2% / 7.5%
Flemington — Certificate III & IV: 6.2% Ascot Vale — Certificate III & IV: 7.5%
Graduate Diploma / Certificate 3.7% / 3.9%
Flemington — Graduate Diploma / Certificate: 3.7% Ascot Vale — Graduate Diploma / Certificate: 3.9%

Bars are drawn against the largest share shown (22.6%).

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.

Flemington Ascot Vale
Vietnam 4.5% / 2.6%
Flemington — Vietnam: 4.5% Ascot Vale — Vietnam: 2.6%
England 2.1% / 2.3%
Flemington — England: 2.1% Ascot Vale — England: 2.3%
New Zealand 1.9% / 1.5%
Flemington — New Zealand: 1.9% Ascot Vale — New Zealand: 1.5%
China 1.6% / 1.6%
Flemington — China: 1.6% Ascot Vale — China: 1.6%
India 1.5% / 1.3%
Flemington — India: 1.5% Ascot Vale — India: 1.3%
Italy 0.7% / 2.0%
Flemington — Italy: 0.7% Ascot Vale — Italy: 2.0%

Bars are drawn against the largest share shown (4.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Flemington 55.3% flats / apartments
Flemington — Flats / Apartments: 55.3% Flemington — Houses: 21.6% Flemington — Townhouses: 23.1%
Ascot Vale 31.0% flats / apartments
Ascot Vale — Flats / Apartments: 31.0% Ascot Vale — Houses: 46.0% Ascot Vale — Townhouses: 23.0%
Flats / Apartments Houses Townhouses

Property market

Flemington Ascot Vale
Median house price $1,125,000 $1,325,000
Median unit price $432,500 $515,000
Median land price —
same for both
Typical days to sell (houses) 22 days
from 57 sales
 24 days
from 82 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.

Flemington Ascot Vale
1 bed $360K / $345K
Flemington — 1 bed: $360K (67 sales) Ascot Vale — 1 bed: $345K (33 sales)

67 vs 33 sales

2 bed $530K / $545K
Flemington — 2 bed: $530K (57 sales) Ascot Vale — 2 bed: $545K (77 sales)

57 vs 77 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.

Flemington Ascot Vale
2 bed $950K / $1.1M
Flemington — 2 bed: $950K (59 sales) Ascot Vale — 2 bed: $1.1M (46 sales)

59 vs 46 sales

3 bed $1.21M / $1.28M
Flemington — 3 bed: $1.21M (50 sales) Ascot Vale — 3 bed: $1.28M (98 sales)

50 vs 98 sales

4 bed $1.64M / $1.65M
Flemington — 4 bed: $1.64M (11 sales) Ascot Vale — 4 bed: $1.65M (47 sales)

11 vs 47 sales

Zoning mix

Flemington Ascot Vale
Residential 30% 75%
Other and special use 54% 0%
Parks and recreation 6% 15%
Infrastructure and transport 8% 7%
Commercial 2% 3%
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

Flemington Ascot Vale
New dwellings approved 4,715
across Melbourne
 702
across Moonee Valley
Approvals change year on year +195% +82%

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.

Flemington Ascot Vale
Houses 3.8%
$762/wk on $1.05M
 3.7%
$850/wk on $1.2M
Units 7.7%
$680/wk on $460K
 5.1%
$522/wk on $535K

Ranking within VIC

Flemington Ascot Vale
House price Higher than 75% of VIC Higher than 82% of VIC
Income Higher than 46% of VIC Higher than 86% of VIC
Schools Higher than 53% of VIC Higher than 28% of VIC
Walkability Higher than 99% of VIC Higher than 100% of VIC
Affordability Higher than 12% of VIC Higher than 29% of VIC
EV adoption Higher than 91% of VIC Higher than 94% of VIC
NBN connectivity Higher than 89% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 52% of VIC Higher than 45% of VIC
Rental yield (units) Higher than 100% of VIC Higher than 66% of VIC

Liveability

Flemington Ascot Vale
Grade B
same for both
Score 51/100 55/100
Socio-economic band mid-range socio-economic
decile 5/10
 very advantaged area
decile 9/10

Risk profile

Flemington carries more flood risk (87 vs 70).

Flemington Ascot Vale
Bushfire None
0/100
same for both
Crime High
93/100
 High
85/100
Flood High
87/100
 High
70/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 29
within 5 km
 24
within 5 km

Schools

Flemington Ascot Vale
Inside the suburb 4 5
Rated above peers 1 0
Rated at peers 1 2
Rated below peers 1
same for both
Universities within 10 km 3
Victoria University Footscray Park, 2.3 km
 3
Victoria University Footscray Park, 2.8 km
Full-time students aged 15–24 2.7% 3.0%

Schools in Flemington

  • St Brendan's School Catholic · Primary above peers
  • Mount Alexander 7-12 College Government · Secondary at peers
  • Debney Meadows Primary School Government · Primary below peers
  • SEDA College (Victoria) - Flemington HUB Independent · Secondary

Schools in Ascot Vale

  • Ascot Vale West Primary School Government · Primary at peers
  • St Mary's School Catholic · Primary at peers
  • Ascot Vale Primary School Government · Primary below peers
  • SEDA College (Victoria) - Netball Ascot Vale Independent · Secondary
  • Ascot Vale Heights School Government · Combined · Special school

Amenities in the suburb

Flemington Ascot Vale
Supermarkets 4 3
Cafes & restaurants 17 21
Parks & reserves 8 14
Childcare 8 11
GPs 6 4
Pharmacies 3
same for both
Police stations 1 0
Banks & Bank@Post 1 2
Fuel stations 1 5
EV chargers 0 1
Waterways 2 1

Mobility

Flemington Ascot Vale
Walkability score 99/100
same for both
Distance to Melbourne 5.9 km 6.8 km
+15% vs other
Drive time (normal traffic) 18 min
same for both
Public transport score 97/100
Rail · Tram · Bus
 96/100
Rail · Tram · Bus
Peak arrivals per hour 142.5
7-9am + 5-7pm
 334.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.7%
postcode 3031
 2.0%
postcode 3032
Rooftop solar per 100 dwellings 11
postcode 3031
 15
postcode 3032

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.

Flemington Ascot Vale
Worked from Home 47.0% / 46.7%
Flemington — Worked from Home: 47.0% Ascot Vale — Worked from Home: 46.7%
Car (driver) 31.3% / 38.8%
Flemington — Car (driver): 31.3% Ascot Vale — Car (driver): 38.8%
Train 8.0% / 5.0%
Flemington — Train: 8.0% Ascot Vale — Train: 5.0%
Walked Only 4.2% / 2.2%
Flemington — Walked Only: 4.2% Ascot Vale — Walked Only: 2.2%
Bicycle 3.6% / 2.1%
Flemington — Bicycle: 3.6% Ascot Vale — Bicycle: 2.1%
Tram / Light Rail 3.4% / 2.3%
Flemington — Tram / Light Rail: 3.4% Ascot Vale — Tram / Light Rail: 2.3%
Car (passenger) 2.2% / 2.4%
Flemington — Car (passenger): 2.2% Ascot Vale — Car (passenger): 2.4%

Bars are drawn against the largest share shown (47.0%).

Setting

Flemington Ascot Vale
Elevation 12 m
above sea level, at the suburb centre
 14 m
above sea level, at the suburb centre
Distance to the ocean 5.9 km 7.0 km

NBN connectivity

Flemington Ascot Vale
Connectivity score 79/100 80/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 22%
4,227 premises
 16%
7,801 premises

Climate

Flemington Ascot Vale
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Flemington Ascot Vale
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Flemington Ascot Vale
Average residential rate $2,345/yr $2,027/yr
Council Melbourne Moonee Valley

Federal electorate

Flemington Ascot Vale
Division Maribyrnong
same for both
Member Jo Briskey
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Flemington Ascot Vale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Flemington

Affordable Apartments Easy Commute Gentrifying Inner Multicultural Parks Professionals Townhouses Trams Transport Hub

Ascot Vale

Apartments Easy Commute Inner Parks Premium Professionals Townhouses Trams Transport Hub Urban

More comparisons

Other comparisons with Flemington

Flemington vs Footscray Flemington vs North Melbourne Flemington vs Kensington Flemington vs Parkville Flemington vs Travancore

Other comparisons with Ascot Vale

Ascot Vale vs Footscray Ascot Vale vs Moonee Ponds Ascot Vale vs Brunswick West Ascot Vale vs Maribyrnong Ascot Vale vs Parkville Ascot Vale vs Travancore
Full data on Flemington Full data on Ascot Vale
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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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