Flemington vs Kensington

In both, about half of households are people living alone. In Flemington, most households rent and most homes are flats or apartments. In Kensington, about half of households rent. Kensington is closer to the city centre: 4.8 km, against 5.9 km. On these figures, Flemington tends to suit renters.

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

  • Flemington has more schools rated above their peers (1 vs 0)
  • Kensington has more parks and reserves (24 vs 8)

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

First-home buyers

They split

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

  • Flemington has cheaper units ($432,500 vs $480,000)
  • Kensington leaves households under less mortgage stress (22% vs 31%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Flemington

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($300/wk vs $416/wk)
  • has a bigger rental market to choose from (62% vs 50%)

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

Commuting to the city

Kensington

ahead on the one thing that separates them

  • has a shorter drive in (12 min vs 18 min)

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

Downsizers and retirees

Flemington

ahead on the one thing that separates them

  • has more GPs (6 vs 4)

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

Investors

Kensington

ahead on the one thing that separates them

  • is growing faster (-0.6% vs -9.0%)

Weighs house yield, unit yield, and population growth.

Where they sit

Flemington and Kensington 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 Kensington
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 Kensington
Walkability 99 / 99
Flemington — Walkability: 99/100 Kensington — Walkability: 99/100
Safety 7 / 14
Flemington — Safety: 7/100 Kensington — Safety: 14/100
Low fire risk 100 / 100
Flemington — Low fire risk: 100/100 Kensington — Low fire risk: 100/100
Low flood risk 13 / 25
Flemington — Low flood risk: 13/100 Kensington — Low flood risk: 25/100

Demographics

Kensington has more residents (10,745 vs 7,025); Kensington has higher household incomes ($115,232 vs $79,300).

Flemington Kensington
Population 7,025 10,745
+53% vs other
Population trend (2016 → 2021) -9.0% -0.6%
Median age 34 35
Median household income $79,300/yr $115,232/yr
+45% vs other
Median weekly rent $300/wk $416/wk
+39% vs other

Age profile

Share of residents in each band, 2021 Census.

Flemington Kensington
0-4 5.8% / 5.9%
Flemington — 0-4: 5.8% Kensington — 0-4: 5.9%
5-14 8.4% / 8.7%
Flemington — 5-14: 8.4% Kensington — 5-14: 8.7%
15-19 3.9% / 3.4%
Flemington — 15-19: 3.9% Kensington — 15-19: 3.4%
20-24 7.2% / 7.0%
Flemington — 20-24: 7.2% Kensington — 20-24: 7.0%
25-34 24.6% / 23.7%
Flemington — 25-34: 24.6% Kensington — 25-34: 23.7%
35-44 16.2% / 19.9%
Flemington — 35-44: 16.2% Kensington — 35-44: 19.9%
45-54 12.4% / 12.4%
Flemington — 45-54: 12.4% Kensington — 45-54: 12.4%
55-64 9.5% / 8.9%
Flemington — 55-64: 9.5% Kensington — 55-64: 8.9%
65-74 7.3% / 6.2%
Flemington — 65-74: 7.3% Kensington — 65-74: 6.2%
75-84 3.1% / 2.8%
Flemington — 75-84: 3.1% Kensington — 75-84: 2.8%
85+ 1.6% / 1.2%
Flemington — 85+: 1.6% Kensington — 85+: 1.2%

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%
Kensington 47.7% lone person
Kensington — Lone Person: 47.7% Kensington — Couple Families: 27.7% Kensington — One Parent Families: 10.4% Kensington — Group Household: 12.0% Kensington — Other Families: 2.3%
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%
Kensington 50.2% renting
Kensington — Owned Outright: 18.5% Kensington — Mortgage: 31.3% Kensington — Renting: 50.2%
Owned outright Mortgage Renting

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 Kensington
Vietnam 4.5% / 3.0%
Flemington — Vietnam: 4.5% Kensington — Vietnam: 3.0%
England 2.1% / 3.2%
Flemington — England: 2.1% Kensington — England: 3.2%
New Zealand 1.9% / 2.5%
Flemington — New Zealand: 1.9% Kensington — New Zealand: 2.5%
China 1.6% / 2.8%
Flemington — China: 1.6% Kensington — China: 2.8%
India 1.5% / 1.6%
Flemington — India: 1.5% Kensington — India: 1.6%

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

Qualifications

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

Flemington Kensington
Bachelor Degree 21.4% / 28.1%
Flemington — Bachelor Degree: 21.4% Kensington — Bachelor Degree: 28.1%
Postgraduate Degree 11.3% / 14.5%
Flemington — Postgraduate Degree: 11.3% Kensington — Postgraduate Degree: 14.5%
Advanced Diploma / Diploma 6.7% / 6.7%
Flemington — Advanced Diploma / Diploma: 6.7% Kensington — Advanced Diploma / Diploma: 6.7%
Certificate III & IV 6.2% / 5.8%
Flemington — Certificate III & IV: 6.2% Kensington — Certificate III & IV: 5.8%
Graduate Diploma / Certificate 3.7% / 4.2%
Flemington — Graduate Diploma / Certificate: 3.7% Kensington — Graduate Diploma / Certificate: 4.2%

Bars are drawn against the largest share shown (28.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Flemington 55.3% flats / apartments
Flemington — Flats / Apartments: 55.3% Flemington — Townhouses: 23.1% Flemington — Houses: 21.6%
Kensington 29.5% flats / apartments
Kensington — Flats / Apartments: 29.5% Kensington — Townhouses: 53.4% Kensington — Houses: 17.1%
Flats / Apartments Townhouses Houses

Property market

Flemington Kensington
Median house price $1,125,000 $1,190,000
Median unit price $432,500 $480,000
Median land price —
same for both
Typical days to sell (houses) 22 days
from 57 sales
 22 days
from 77 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 Kensington
1 bed $360K / $376K
Flemington — 1 bed: $360K (67 sales) Kensington — 1 bed: $376K (44 sales)

67 vs 44 sales

2 bed $530K / $511K
Flemington — 2 bed: $530K (57 sales) Kensington — 2 bed: $511K (100 sales)

57 vs 100 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 Kensington
2 bed $950K / $990K
Flemington — 2 bed: $950K (59 sales) Kensington — 2 bed: $990K (62 sales)

59 vs 62 sales

3 bed $1.21M / $1.28M
Flemington — 3 bed: $1.21M (50 sales) Kensington — 3 bed: $1.28M (60 sales)

50 vs 60 sales

4 bed $1.64M / $1.37M
Flemington — 4 bed: $1.64M (11 sales) Kensington — 4 bed: $1.37M (21 sales)

11 vs 21 sales

Zoning mix

Flemington Kensington
Residential 30% 59%
Other and special use 54% 0%
Parks and recreation 6% 14%
Commercial 2% 12%
Infrastructure and transport 8%
same for both
Industrial 1% 7%
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 Kensington
New dwellings approved 4,715
across Melbourne
same for both
Approvals change year on year +195%
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.

Flemington Kensington
Houses 3.8%
$762/wk on $1.05M
 3.8%
$750/wk on $1.01M
Units 7.7%
$680/wk on $460K
 7.3%
$670/wk on $480K

Ranking within VIC

Flemington Kensington
House price Higher than 75% of VIC Higher than 77% of VIC
Income Higher than 46% of VIC —
Schools Higher than 53% of VIC Higher than 20% of VIC
Walkability Higher than 99% of VIC Higher than 100% of VIC
Affordability Higher than 12% of VIC —
EV adoption Higher than 91% of VIC
same for both
NBN connectivity Higher than 89% of VIC Higher than 92% of VIC
Rental yield (houses) Higher than 52% of VIC Higher than 58% of VIC
Rental yield (units) Higher than 100% of VIC Higher than 99% of VIC

Liveability

Kensington scores higher overall (57 vs 51).

Flemington Kensington
Grade B
same for both
Score 51/100 57/100
Socio-economic band mid-range socio-economic
decile 5/10
 very advantaged area
decile 10/10

Risk profile

Flemington carries more flood risk (87 vs 75).

Flemington Kensington
Bushfire None
0/100
same for both
Crime High
93/100
 High
86/100
Flood High
87/100
 High
75/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 29
within 5 km
 35
within 5 km

Schools

Flemington Kensington
Inside the suburb 4
same for both
Rated above peers 1 0
Rated at peers 1
same for both
Rated below peers 1 2
Universities within 10 km 3
Victoria University Footscray Park, 2.3 km
 3
The University of Melbourne, 2.3 km
Full-time students aged 15–24 2.7% 3.6%

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 Kensington

  • Holy Rosary School Catholic · Primary at peers
  • Kensington Community High School Government · Secondary below peers
  • Kensington Primary School Government · Primary below peers
  • SEDA College (Victoria) - Melbourne City Talented Player Program - Kensington Independent · Secondary

Amenities in the suburb

Flemington Kensington
Supermarkets 4 5
Cafes & restaurants 17 29
Parks & reserves 8 24
Childcare 8 6
GPs 6 4
Pharmacies 3 1
Police stations 1 0
Banks & Bank@Post 1
same for both
Fuel stations 1
same for both
Waterways 2 1

Mobility

Flemington Kensington
Walkability score 99/100
same for both
Distance to Melbourne 5.9 km
+19% vs other
 4.8 km
Drive time (normal traffic) 18 min 12 min
Public transport score 97/100
Rail · Tram · Bus
 95/100
Rail · Tram · Bus
Peak arrivals per hour 142.5
7-9am + 5-7pm
 117.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.7%
postcode 3031
same for both
Rooftop solar per 100 dwellings 11
postcode 3031
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.

Flemington Kensington
Worked from Home 47.0% / 54.0%
Flemington — Worked from Home: 47.0% Kensington — Worked from Home: 54.0%
Car (driver) 31.3% / 26.5%
Flemington — Car (driver): 31.3% Kensington — Car (driver): 26.5%
Train 8.0% / 7.7%
Flemington — Train: 8.0% Kensington — Train: 7.7%
Bicycle 3.6% / 4.5%
Flemington — Bicycle: 3.6% Kensington — Bicycle: 4.5%
Walked Only 4.2% / 3.7%
Flemington — Walked Only: 4.2% Kensington — Walked Only: 3.7%

Bars are drawn against the largest share shown (54.0%).

Setting

Flemington Kensington
Elevation 12 m
above sea level, at the suburb centre
 26 m
above sea level, at the suburb centre
Distance to the ocean 5.9 km 5.1 km

NBN connectivity

Flemington Kensington
Connectivity score 79/100 82/100
Most common technology Fibre to the curb
same for both
Full-fibre (FTTP) share 22%
4,227 premises
 30%
6,258 premises

Climate

Flemington Kensington
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 Kensington
PM2.5 — 7.9 µg/m³
PM10 18.9 µg/m³ —
NO₂ —
same for both

Council rates

Flemington Kensington
Average residential rate $2,345/yr
same for both
Council Melbourne
same for both

Federal electorate

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

First Home Owner Grant

Flemington Kensington
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

Kensington

Cafe Culture Easy Commute Gentrifying Inner Parks Professionals Townhouses Trams Transport Hub Urban

More comparisons

Other comparisons with Flemington

Flemington vs Footscray Flemington vs Ascot Vale Flemington vs North Melbourne Flemington vs Parkville Flemington vs Travancore

Other comparisons with Kensington

Kensington vs Footscray Kensington vs North Melbourne Kensington vs West Melbourne
Full data on Flemington Full data on Kensington
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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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