Flora Hill vs Spring Gully

Flora Hill is the younger of the two, with a median age of 32 against 45 in Spring Gully. In both, the large majority of homes are detached houses. In Flora Hill, about half of households rent. In Spring Gully, the large majority of households own their home and about half of households are people living alone. Houses cost more in Spring Gully: a median of $676,000, against $590,000 in Flora Hill. On these figures, Flora Hill tends to suit renters and young adults, while Spring Gully suits older residents.

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

Spring Gully

ahead on the one thing that separates them

  • carries lower crime risk (39/100 vs 79/100)

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

First-home buyers

Flora Hill

ahead on 2 of the 4 things we measure here

  • has cheaper land ($330,000 vs $380,000)
  • has cheaper houses ($590,000 vs $676,000)
  • But Spring Gully has cheaper units ($392,500 vs $435,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Flora Hill

ahead on the one thing that separates them

  • has a bigger rental market to choose from (51% vs 21%)

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

Commuting to the city

Spring Gully

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (106 min vs 111 min)
  • sits closer to the CBD (147.6 km vs 152.3 km)
  • But Flora Hill is more walkable (62/100 vs 52/100)

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

Downsizers and retirees

Spring Gully

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (39/100 vs 79/100)
  • has more residents already 65 and over (24% vs 13%)
  • But Flora Hill is more walkable (62/100 vs 52/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Flora Hill Spring Gully
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.

Flora Hill Spring Gully
Walkability 62 / 52
Flora Hill — Walkability: 62/100 Spring Gully — Walkability: 52/100
Safety 21 / 61
Flora Hill — Safety: 21/100 Spring Gully — Safety: 61/100
Low fire risk 39 / 100
Flora Hill — Low fire risk: 39/100 Spring Gully — Low fire risk: 100/100
Low flood risk 73 / 62
Flora Hill — Low flood risk: 73/100 Spring Gully — Low flood risk: 62/100

Demographics

Spring Gully skews older (45 vs 32); Flora Hill has more residents (3,989 vs 3,092).

Flora Hill Spring Gully
Population 3,989
+22% vs other
 3,092
Population trend (2016 → 2021) +0.9% +3.1%
Median age 32 45
Median household income $70,044/yr $80,236/yr
+15% vs other
Median weekly rent $290/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Flora Hill Spring Gully
0-4 6.1% / 4.1%
Flora Hill — 0-4: 6.1% Spring Gully — 0-4: 4.1%
5-14 11.1% / 13.6%
Flora Hill — 5-14: 11.1% Spring Gully — 5-14: 13.6%
15-19 7.6% / 6.1%
Flora Hill — 15-19: 7.6% Spring Gully — 15-19: 6.1%
20-24 12.9% / 4.5%
Flora Hill — 20-24: 12.9% Spring Gully — 20-24: 4.5%
25-34 17.0% / 9.4%
Flora Hill — 25-34: 17.0% Spring Gully — 25-34: 9.4%
35-44 12.4% / 11.7%
Flora Hill — 35-44: 12.4% Spring Gully — 35-44: 11.7%
45-54 10.3% / 12.2%
Flora Hill — 45-54: 10.3% Spring Gully — 45-54: 12.2%
55-64 9.2% / 14.4%
Flora Hill — 55-64: 9.2% Spring Gully — 55-64: 14.4%
65-74 6.8% / 12.3%
Flora Hill — 65-74: 6.8% Spring Gully — 65-74: 12.3%
75-84 3.6% / 7.8%
Flora Hill — 75-84: 3.6% Spring Gully — 75-84: 7.8%
85+ 2.8% / 3.5%
Flora Hill — 85+: 2.8% Spring Gully — 85+: 3.5%

Bars are drawn against the largest share shown (17.0%).

Who lives together

Household composition, 2021 Census.

Flora Hill 42.4% lone person
Flora Hill — Lone Person: 42.4% Flora Hill — Couple Families: 24.6% Flora Hill — One Parent Families: 21.1% Flora Hill — Group Household: 9.7% Flora Hill — Other Families: 2.1%
Spring Gully 45.8% lone person
Spring Gully — Lone Person: 45.8% Spring Gully — Couple Families: 34.9% Spring Gully — One Parent Families: 15.3% Spring Gully — Group Household: 3.5% Spring Gully — Other Families: 0.4%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Flora Hill 51.2% renting
Flora Hill — Owned Outright: 23.6% Flora Hill — Mortgage: 25.2% Flora Hill — Renting: 51.2%
Spring Gully 21.1% renting
Spring Gully — Owned Outright: 43.1% Spring Gully — Mortgage: 35.8% Spring Gully — Renting: 21.1%
Owned outright Mortgage Renting

Qualifications

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

Flora Hill Spring Gully
Bachelor Degree 14.3% / 15.0%
Flora Hill — Bachelor Degree: 14.3% Spring Gully — Bachelor Degree: 15.0%
Certificate III & IV 14.5% / 13.4%
Flora Hill — Certificate III & IV: 14.5% Spring Gully — Certificate III & IV: 13.4%
Advanced Diploma / Diploma 8.1% / 9.2%
Flora Hill — Advanced Diploma / Diploma: 8.1% Spring Gully — Advanced Diploma / Diploma: 9.2%
Postgraduate Degree 4.3% / 4.4%
Flora Hill — Postgraduate Degree: 4.3% Spring Gully — Postgraduate Degree: 4.4%
Graduate Diploma / Certificate 2.3% / 3.9%
Flora Hill — Graduate Diploma / Certificate: 2.3% Spring Gully — Graduate Diploma / Certificate: 3.9%

Bars are drawn against the largest share shown (15.0%).

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.

Flora Hill Spring Gully
England 1.4% / 2.0%
Flora Hill — England: 1.4% Spring Gully — England: 2.0%
India 1.3% / 0.9%
Flora Hill — India: 1.3% Spring Gully — India: 0.9%
New Zealand 0.7% / 0.6%
Flora Hill — New Zealand: 0.7% Spring Gully — New Zealand: 0.6%
Malaysia 0.8% / —
Flora Hill — Malaysia: 0.8% Spring Gully — Malaysia: not among its largest
Thailand 0.7% / —
Flora Hill — Thailand: 0.7% Spring Gully — Thailand: not among its largest
South Africa — / 0.5%
Flora Hill — South Africa: not among its largest Spring Gully — South Africa: 0.5%
Scotland — / 0.4%
Flora Hill — Scotland: not among its largest Spring Gully — Scotland: 0.4%

Bars are drawn against the largest share shown (2.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Flora Hill 81.1% houses
Flora Hill — Houses: 81.1% Flora Hill — Townhouses: 17.5% Flora Hill — Flats / Apartments: 1.4%
Spring Gully 88.5% houses
Spring Gully — Houses: 88.5% Spring Gully — Townhouses: 11.2% Spring Gully — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Flora Hill Spring Gully
Median house price $590,000 $676,000
Median unit price $435,000 $392,500
Median land price $330,000 $380,000
Typical days to sell (houses) 32 days
from 56 sales
 29 days
from 43 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.

Flora Hill Spring Gully
3 bed $580K / $585K
Flora Hill — 3 bed: $580K (91 sales) Spring Gully — 3 bed: $585K (42 sales)

91 vs 42 sales

4 bed $735K / $800K
Flora Hill — 4 bed: $735K (25 sales) Spring Gully — 4 bed: $800K (36 sales)

25 vs 36 sales

5 bed $818K / $875K
Flora Hill — 5 bed: $818K (8 sales) Spring Gully — 5 bed: $875K (5 sales)

8 vs 5 sales

Zoning mix

Flora Hill Spring Gully
Residential 61% 24%
Parks and recreation 20% 44%
Infrastructure and transport 18% 28%
Environmental 0% 5%
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

Flora Hill Spring Gully
New dwellings approved 885
across Greater Bendigo
same for both
Approvals change year on year +28%
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.

Flora Hill Spring Gully
Houses 4.2%
$505/wk on $632K
 4.1%
$550/wk on $690K
Units 5.0%
$425/wk on $446K
 —

Ranking within VIC

Flora Hill Spring Gully
House price Higher than 23% of VIC Higher than 33% of VIC
Income Higher than 32% of VIC Higher than 47% of VIC
Schools —
same for both
Walkability Higher than 88% of VIC Higher than 86% of VIC
Affordability Higher than 63% of VIC Higher than 68% of VIC
EV adoption Higher than 67% of VIC
same for both
NBN connectivity Higher than 76% of VIC Higher than 78% of VIC
Rental yield (houses) Higher than 77% of VIC
same for both
Rental yield (units) Higher than 59% of VIC —

Liveability

Spring Gully scores higher overall (61 vs 31); Flora Hill is more walkable (62 vs 52).

Flora Hill Spring Gully
Grade D B
Score 31/100 61/100
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 7/10

Risk profile

Flora Hill carries more bushfire risk (61 vs 0); Flora Hill carries more crime risk (79 vs 39).

Flora Hill Spring Gully
Bushfire Moderate
61/100
 None
0/100
Crime High
79/100
 Low
39/100
Flood Low
27/100
 Low
38/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 3
within 5 km

Schools

Flora Hill Spring Gully
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 1
Bendigo Campus, 0.0 km
 1
Bendigo Campus, 2.3 km
Full-time students aged 15–24 7.4% 1.1%

Schools in Flora Hill

  • Bendigo South East 7-10 Secondary College Government · Secondary at peers

Schools in Spring Gully

  • Spring Gully Primary School Government · Primary at peers

Amenities in the suburb

Flora Hill Spring Gully
Cafes & restaurants 0 1
Parks & reserves 3
same for both
Childcare 3 2
GPs 2 1
Pharmacies 1 0
Banks & Bank@Post 1
same for both
EV chargers 1 0
Waterways 0 1

Mobility

Flora Hill sits further from the CBD (152.3 km vs 147.6 km).

Flora Hill Spring Gully
Walkability score 62/100 52/100
Distance to Melbourne 152.3 km
+3% vs other
 147.6 km
Drive time (normal traffic) 111 min 106 min
Public transport score 74/100 73/100
Peak arrivals per hour 56.8
7-9am + 5-7pm
 35.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 3550
same for both
Rooftop solar per 100 dwellings 34
postcode 3550
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.

Flora Hill Spring Gully
Car (driver) 71.5% / 71.2%
Flora Hill — Car (driver): 71.5% Spring Gully — Car (driver): 71.2%
Worked from Home 16.3% / 20.8%
Flora Hill — Worked from Home: 16.3% Spring Gully — Worked from Home: 20.8%
Car (passenger) 5.4% / 5.5%
Flora Hill — Car (passenger): 5.4% Spring Gully — Car (passenger): 5.5%
Walked Only 2.9% / 0.9%
Flora Hill — Walked Only: 2.9% Spring Gully — Walked Only: 0.9%
Bicycle 1.3% / 1.1%
Flora Hill — Bicycle: 1.3% Spring Gully — Bicycle: 1.1%
Bus 2.1% / 0.2%
Flora Hill — Bus: 2.1% Spring Gully — Bus: 0.2%

Bars are drawn against the largest share shown (71.5%).

Setting

Flora Hill Spring Gully
Elevation 269 m
above sea level, at the suburb centre
 257 m
above sea level, at the suburb centre

NBN connectivity

Flora Hill Spring Gully
Connectivity score 62/100 67/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 29%
2,087 premises
 40%
1,521 premises

Climate

Flora Hill Spring Gully
Annual rainfall 553 mm 598 mm
Summer max (Jan) 29.6°C 27.9°C
Winter min (Jul) 3.1°C 3.7°C

Council rates

Flora Hill Spring Gully
Average residential rate $1,949/yr
same for both
Council Greater Bendigo
same for both

Federal electorate

Flora Hill Spring Gully
Division Bendigo
same for both
Member Lisa Chesters
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Flora Hill Spring Gully
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Flora Hill

Affordable Parks Students

Spring Gully

Acreage Professionals Quiet

More comparisons

Other comparisons with Flora Hill

Flora Hill vs Strathfieldsaye Flora Hill vs Kennington Flora Hill vs Bendigo Flora Hill vs Quarry Hill

Other comparisons with Spring Gully

Spring Gully vs Kangaroo Flat Spring Gully vs Strathfieldsaye Spring Gully vs Quarry Hill Spring Gully vs Mandurang Spring Gully vs Golden Gully
Full data on Flora Hill Full data on Spring Gully
Unlock full address-level data — $29/month

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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