Framlingham vs Garvoc

Garvoc is the younger of the two, with a median age of 35 against 39 in Framlingham. In both, most households own their home and the large majority of homes are detached houses. In Garvoc, about half of households are couple families. On these figures, Framlingham tends to suit families with children.

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

  • Framlingham has more parks and reserves (3 vs 0)
  • Garvoc carries lower crime risk (21/100 vs 59/100)

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

First-home buyers

Garvoc

ahead on the one thing that separates them

  • leaves households under less mortgage stress (19% vs 24%)

Weighs mortgage stress.

Renters

Framlingham

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (30% vs 16%)
  • has cheaper rent ($140/wk vs $200/wk)

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

Commuting to the city

Garvoc

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (163 min vs 173 min)
  • sits closer to the CBD (223.4 km vs 235.6 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Garvoc

ahead on the one thing that separates them

  • carries lower crime risk (21/100 vs 59/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Framlingham Garvoc
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.

Framlingham Garvoc
Walkability 0 / 0
Framlingham — Walkability: 0/100 Garvoc — Walkability: 0/100
Safety 41 / 79
Framlingham — Safety: 41/100 Garvoc — Safety: 79/100
Low fire risk 19 / 26
Framlingham — Low fire risk: 19/100 Garvoc — Low fire risk: 26/100
Low flood risk 100 / 100
Framlingham — Low flood risk: 100/100 Garvoc — Low flood risk: 100/100

Demographics

Garvoc has more residents (248 vs 169); Garvoc rents higher ($200/wk vs $140/wk).

Framlingham Garvoc
Population 169 248
+47% vs other
Population trend (2016 → 2021) +7.0% +2.1%
Median age 39 35
Median household income $81,900/yr
+7% vs other
 $76,336/yr
Median weekly rent $140/wk $200/wk
+43% vs other

Age profile

Share of residents in each band, 2021 Census.

Framlingham Garvoc
0-4 5.3% / 10.9%
Framlingham — 0-4: 5.3% Garvoc — 0-4: 10.9%
5-14 26.0% / 9.7%
Framlingham — 5-14: 26.0% Garvoc — 5-14: 9.7%
15-19 5.3% / 7.7%
Framlingham — 15-19: 5.3% Garvoc — 15-19: 7.7%
20-24 4.7% / 3.2%
Framlingham — 20-24: 4.7% Garvoc — 20-24: 3.2%
25-34 4.1% / 16.9%
Framlingham — 25-34: 4.1% Garvoc — 25-34: 16.9%
35-44 12.4% / 10.1%
Framlingham — 35-44: 12.4% Garvoc — 35-44: 10.1%
45-54 19.5% / 12.5%
Framlingham — 45-54: 19.5% Garvoc — 45-54: 12.5%
55-64 11.2% / 11.7%
Framlingham — 55-64: 11.2% Garvoc — 55-64: 11.7%
65-74 7.1% / 10.1%
Framlingham — 65-74: 7.1% Garvoc — 65-74: 10.1%
75-84 — / 2.8%
Framlingham — 75-84: not among its largest Garvoc — 75-84: 2.8%
85+ 3.0% / 1.2%
Framlingham — 85+: 3.0% Garvoc — 85+: 1.2%

Bars are drawn against the largest share shown (26.0%).

Who lives together

Household composition, 2021 Census.

Framlingham 44.1% couple families
Framlingham — Couple Families: 44.1% Framlingham — Lone Person: 32.4% Framlingham — One Parent Families: 23.5% Framlingham — Other Families: 0.0%
Garvoc 46.1% couple families
Garvoc — Couple Families: 46.1% Garvoc — Lone Person: 32.9% Garvoc — One Parent Families: 14.5% Garvoc — Other Families: 6.6%
Couple Families Lone Person One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Framlingham 29.5% renting
Framlingham — Owned Outright: 40.9% Framlingham — Mortgage: 29.5% Framlingham — Renting: 29.5%
Garvoc 16.4% renting
Garvoc — Owned Outright: 49.3% Garvoc — Mortgage: 34.2% Garvoc — Renting: 16.4%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Framlingham 100.0% houses
Framlingham — Houses: 100.0%
Garvoc 100.0% houses
Garvoc — Houses: 100.0%
Houses

Qualifications

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

Framlingham Garvoc
Certificate III & IV 19.5% / 14.5%
Framlingham — Certificate III & IV: 19.5% Garvoc — Certificate III & IV: 14.5%
Advanced Diploma / Diploma 5.3% / 8.1%
Framlingham — Advanced Diploma / Diploma: 5.3% Garvoc — Advanced Diploma / Diploma: 8.1%
Bachelor Degree 3.0% / 8.9%
Framlingham — Bachelor Degree: 3.0% Garvoc — Bachelor Degree: 8.9%
Postgraduate Degree 3.6% / —
Framlingham — Postgraduate Degree: 3.6% Garvoc — Postgraduate Degree: not among its largest
Graduate Diploma / Certificate 1.8% / 1.2%
Framlingham — Graduate Diploma / Certificate: 1.8% Garvoc — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (19.5%).

Property market

Framlingham Garvoc
Median house price — $489,950
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Framlingham Garvoc
Rural and farming 99% 98%
Residential 1%
same for both
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

Framlingham Garvoc
New dwellings approved 64
across Moyne
same for both
Approvals change year on year -15%
same for both

Ranking within VIC

Framlingham Garvoc
House price —
same for both
Income Higher than 50% of VIC Higher than 43% of VIC
Schools —
same for both
Walkability Higher than 20% of VIC Higher than 6% of VIC
Affordability —
same for both
EV adoption Higher than 13% of VIC
same for both
NBN connectivity Higher than 41% of VIC Higher than 50% of VIC

Liveability

Framlingham Garvoc
Grade —
same for both
Score —
same for both
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 6/10

Risk profile

Framlingham carries more crime risk (59 vs 21).

Framlingham Garvoc
Bushfire High
81/100
 High
74/100
Crime Moderate
59/100
 Low
21/100
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 0
within 5 km
same for both

Schools

Framlingham Garvoc
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Framlingham Garvoc
Parks & reserves 3 0
Childcare 0 1
Waterways 2 4

Mobility

Framlingham sits further from the CBD (235.6 km vs 223.4 km).

Framlingham Garvoc
Walkability score 0/100
same for both
Distance to Melbourne 235.6 km
+5% vs other
 223.4 km
Drive time (normal traffic) 173 min 163 min
Electric vehicle share 0.2%
postcode 3265
same for both
Rooftop solar per 100 dwellings 41
postcode 3265
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.

Framlingham Garvoc
Car (driver) 60.6% / 64.3%
Framlingham — Car (driver): 60.6% Garvoc — Car (driver): 64.3%
Worked from Home 21.2% / 25.2%
Framlingham — Worked from Home: 21.2% Garvoc — Worked from Home: 25.2%
Car (passenger) 10.6% / 4.3%
Framlingham — Car (passenger): 10.6% Garvoc — Car (passenger): 4.3%
Walked Only 7.6% / 6.1%
Framlingham — Walked Only: 7.6% Garvoc — Walked Only: 6.1%

Bars are drawn against the largest share shown (64.3%).

Setting

Framlingham Garvoc
Elevation 89 m
above sea level, at the suburb centre
 111 m
above sea level, at the suburb centre
Distance to the ocean 21.3 km 24.2 km

NBN connectivity

Framlingham Garvoc
Connectivity score 29/100 30/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
68 premises
 0%
108 premises

Climate

Framlingham Garvoc
Annual rainfall 717 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Framlingham Garvoc
Average residential rate $1,613/yr
same for both
Council Moyne
same for both

Federal electorate

Framlingham Garvoc
Division Wannon
same for both
Member Dan Tehan
same for both
Party Liberal
same for both

First Home Owner Grant

Framlingham Garvoc
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Framlingham

Family River Rural

Garvoc

Rural Young Families

More comparisons

Other comparisons with Framlingham

Framlingham vs Panmure Framlingham vs Purnim Framlingham vs The Sisters Framlingham vs Ballangeich

Other comparisons with Garvoc

Garvoc vs Terang Garvoc vs Panmure Garvoc vs Ecklin South Garvoc vs Dixie Garvoc vs Laang Garvoc vs The Sisters
Full data on Framlingham Full data on Garvoc
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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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