Frankston South vs Mount Eliza

In both, the large majority of households own their home and the large majority of homes are detached houses. In Frankston South, about half of households are couple families. In Mount Eliza, most households are couple families. Houses cost more in Mount Eliza: a median of $1.57 million, against $1.2 million in Frankston South, and rent is higher there too. On these figures, Frankston South tends to suit buyers on a tighter budget, while Mount Eliza suits couples.

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

Mount Eliza

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 0)
  • has more parks and reserves (38 vs 26)
  • carries lower crime risk (30/100 vs 41/100)

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

First-home buyers

Frankston South

ahead on 2 of the 4 things we measure here

  • has cheaper land ($880,000 vs $1,454,000)
  • has cheaper houses ($1,200,000 vs $1,575,000)

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

Renters

Frankston South

ahead on the one thing that separates them

  • has cheaper rent ($420/wk vs $512/wk)

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

Commuting to the city

Frankston South

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (51 min vs 57 min)
  • sits closer to the CBD (57.4 km vs 62.1 km)
  • But Mount Eliza is more walkable (62/100 vs 52/100)

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

Downsizers and retirees

Mount Eliza

ahead on 3 of the 5 things we measure here

  • has more GPs (4 vs 1)
  • carries lower crime risk (30/100 vs 41/100)
  • 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 3 things we measure here separates them by enough to be worth acting on.

Weighs house yield, unit yield, and population growth.

Where they sit

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

Frankston South Mount Eliza
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.

Frankston South Mount Eliza
Walkability 52 / 62
Frankston South — Walkability: 52/100 Mount Eliza — Walkability: 62/100
Safety 59 / 70
Frankston South — Safety: 59/100 Mount Eliza — Safety: 70/100
Low fire risk 68 / 100
Frankston South — Low fire risk: 68/100 Mount Eliza — Low fire risk: 100/100
Low flood risk 100 / 100
Frankston South — Low flood risk: 100/100 Mount Eliza — Low flood risk: 100/100

Demographics

Mount Eliza has higher household incomes ($132,444 vs $105,976); Mount Eliza rents higher ($512/wk vs $420/wk).

Frankston South Mount Eliza
Population 18,801 18,734
Population trend (2016 → 2021) +3.3% +4.7%
Median age 44 45
Median household income $105,976/yr $132,444/yr
+25% vs other
Median weekly rent $420/wk $512/wk
+22% vs other

Age profile

Share of residents in each band, 2021 Census.

Frankston South Mount Eliza
0-4 5.1% / 4.5%
Frankston South — 0-4: 5.1% Mount Eliza — 0-4: 4.5%
5-14 14.0% / 16.0%
Frankston South — 5-14: 14.0% Mount Eliza — 5-14: 16.0%
15-19 6.3% / 7.4%
Frankston South — 15-19: 6.3% Mount Eliza — 15-19: 7.4%
20-24 4.6% / 4.4%
Frankston South — 20-24: 4.6% Mount Eliza — 20-24: 4.4%
25-34 8.3% / 4.9%
Frankston South — 25-34: 8.3% Mount Eliza — 25-34: 4.9%
35-44 12.6% / 11.4%
Frankston South — 35-44: 12.6% Mount Eliza — 35-44: 11.4%
45-54 14.4% / 16.0%
Frankston South — 45-54: 14.4% Mount Eliza — 45-54: 16.0%
55-64 12.6% / 13.2%
Frankston South — 55-64: 12.6% Mount Eliza — 55-64: 13.2%
65-74 10.6% / 11.7%
Frankston South — 65-74: 10.6% Mount Eliza — 65-74: 11.7%
75-84 7.3% / 7.7%
Frankston South — 75-84: 7.3% Mount Eliza — 75-84: 7.7%
85+ 4.0% / 2.8%
Frankston South — 85+: 4.0% Mount Eliza — 85+: 2.8%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Frankston South 51.0% couple families
Frankston South — Couple Families: 51.0% Frankston South — Lone Person: 31.4% Frankston South — One Parent Families: 14.6% Frankston South — Group Household: 2.2% Frankston South — Other Families: 0.7%
Mount Eliza 62.7% couple families
Mount Eliza — Couple Families: 62.7% Mount Eliza — Lone Person: 24.0% Mount Eliza — One Parent Families: 11.4% Mount Eliza — Group Household: 1.5% Mount Eliza — Other Families: 0.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Frankston South 16.9% renting
Frankston South — Owned Outright: 38.6% Frankston South — Mortgage: 44.5% Frankston South — Renting: 16.9%
Mount Eliza 8.6% renting
Mount Eliza — Owned Outright: 46.2% Mount Eliza — Mortgage: 45.2% Mount Eliza — Renting: 8.6%
Owned outright Mortgage Renting

Qualifications

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

Frankston South Mount Eliza
Bachelor Degree 14.9% / 18.3%
Frankston South — Bachelor Degree: 14.9% Mount Eliza — Bachelor Degree: 18.3%
Certificate III & IV 13.1% / 10.1%
Frankston South — Certificate III & IV: 13.1% Mount Eliza — Certificate III & IV: 10.1%
Advanced Diploma / Diploma 9.9% / 9.8%
Frankston South — Advanced Diploma / Diploma: 9.9% Mount Eliza — Advanced Diploma / Diploma: 9.8%
Postgraduate Degree 4.0% / 5.8%
Frankston South — Postgraduate Degree: 4.0% Mount Eliza — Postgraduate Degree: 5.8%
Graduate Diploma / Certificate 2.9% / 3.3%
Frankston South — Graduate Diploma / Certificate: 2.9% Mount Eliza — Graduate Diploma / Certificate: 3.3%

Bars are drawn against the largest share shown (18.3%).

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.

Frankston South Mount Eliza
England 7.3% / 9.3%
Frankston South — England: 7.3% Mount Eliza — England: 9.3%
New Zealand 1.4% / 1.4%
Frankston South — New Zealand: 1.4% Mount Eliza — New Zealand: 1.4%
Scotland 1.1% / 1.0%
Frankston South — Scotland: 1.1% Mount Eliza — Scotland: 1.0%
China 1.0% / 0.7%
Frankston South — China: 1.0% Mount Eliza — China: 0.7%
South Africa 0.7% / 0.9%
Frankston South — South Africa: 0.7% Mount Eliza — South Africa: 0.9%
India 0.9% / —
Frankston South — India: 0.9% Mount Eliza — India: not among its largest

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Frankston South 85.9% houses
Frankston South — Houses: 85.9% Frankston South — Townhouses: 11.8% Frankston South — Flats / Apartments: 2.3%
Mount Eliza 91.9% houses
Mount Eliza — Houses: 91.9% Mount Eliza — Townhouses: 3.8% Mount Eliza — Flats / Apartments: 4.3%
Houses Townhouses Flats / Apartments

Property market

Frankston South Mount Eliza
Median house price $1,200,000 $1,575,000
Median unit price $762,500 $806,000
Median land price $880,000 $1,454,000
Typical days to sell (houses) 26 days
from 196 sales
 25 days
from 143 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.

Frankston South Mount Eliza
2 bed $721K / $695K
Frankston South — 2 bed: $721K (27 sales) Mount Eliza — 2 bed: $695K (25 sales)

27 vs 25 sales

3 bed $796K / $888K
Frankston South — 3 bed: $796K (24 sales) Mount Eliza — 3 bed: $888K (16 sales)

24 vs 16 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.

Frankston South Mount Eliza
2 bed $840K / $1.29M
Frankston South — 2 bed: $840K (11 sales) Mount Eliza — 2 bed: $1.29M (10 sales)

11 vs 10 sales

3 bed $1.04M / $1.39M
Frankston South — 3 bed: $1.04M (164 sales) Mount Eliza — 3 bed: $1.39M (88 sales)

164 vs 88 sales

4 bed $1.26M / $1.65M
Frankston South — 4 bed: $1.26M (171 sales) Mount Eliza — 4 bed: $1.65M (125 sales)

171 vs 125 sales

5 bed $1.59M / $2.01M
Frankston South — 5 bed: $1.59M (48 sales) Mount Eliza — 5 bed: $2.01M (36 sales)

48 vs 36 sales

Zoning mix

Mount Eliza has more rural and farming land (22% vs 0%).

Frankston South Mount Eliza
Residential 72% 64%
Rural and farming 0% 22%
Parks and recreation 16% 8%
Infrastructure and transport 7% 5%
Environmental 5% 0%
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

Frankston South Mount Eliza
New dwellings approved 725
across Frankston
 791
across Mornington Peninsula
Approvals change year on year -47% +9%

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.

Frankston South Mount Eliza
Houses 3.1%
$775/wk on $1.3M
 3.0%
$1,200/wk on $2.08M
Units 4.3%
$578/wk on $698K
 4.1%
$610/wk on $765K

Ranking within VIC

Frankston South Mount Eliza
House price Higher than 75% of VIC Higher than 91% of VIC
Income Higher than 78% of VIC Higher than 95% of VIC
Schools Higher than 14% of VIC Higher than 62% of VIC
Walkability Higher than 86% of VIC Higher than 88% of VIC
Affordability Higher than 33% of VIC Higher than 23% of VIC
EV adoption Higher than 78% of VIC Higher than 96% of VIC
NBN connectivity Higher than 97% of VIC Higher than 98% of VIC
Rental yield (houses) Higher than 17% of VIC Higher than 14% of VIC
Rental yield (units) Higher than 22% of VIC Higher than 14% of VIC

Liveability

Mount Eliza scores higher overall (78 vs 59); Mount Eliza is more walkable (62 vs 52).

Frankston South Mount Eliza
Grade B A
Score 59/100 78/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Frankston South carries more bushfire risk (32 vs 0); Frankston South carries more crime risk (41 vs 30).

Frankston South Mount Eliza
Bushfire Low
32/100
 None
0/100
Crime Moderate
41/100
 Low
30/100
Flood None
0/100
same for both
Coastal erosion Low
39/100
 Low
25/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Frankston South Mount Eliza
Inside the suburb 5 7
Rated above peers 0 2
Rated at peers 3 5
Rated below peers 0
same for both

Schools in Frankston South

  • Derinya Primary School Government · Primary at peers
  • Mount Erin Secondary College Government · Secondary at peers
  • St Augustine's School Catholic · Primary at peers
  • Mount Erin Secondary College-Mount Erin Deaf Facility Government · Secondary
  • Woodleigh School - Minimbah Campus Independent · Combined

Schools in Mount Eliza

  • Kunyung Primary School Government · Primary above peers
  • Toorak College Independent · Combined above peers
  • Mount Eliza North Primary School Government · Primary at peers
  • Mount Eliza Primary School Government · Primary at peers
  • Mount Eliza Secondary College Government · Secondary at peers
  • Peninsula Grammar Independent · Combined at peers

Amenities in the suburb

Frankston South Mount Eliza
Supermarkets 1 2
Cafes & restaurants 4 25
Parks & reserves 26 38
Childcare 14 15
GPs 1 4
Pharmacies 2 5
Banks & Bank@Post 0 5
Fuel stations 3 1
Beaches 0 8
Waterways 17 22

Mobility

Mount Eliza sits further from the CBD (62.1 km vs 57.4 km).

Frankston South Mount Eliza
Walkability score 52/100 62/100
Distance to Melbourne 57.4 km 62.1 km
+8% vs other
Drive time (normal traffic) 51 min 57 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 124.0
7-9am + 5-7pm
 117.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 3199
 2.4%
postcode 3930
Rooftop solar per 100 dwellings 28
postcode 3199
 40
postcode 3930

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.

Frankston South Mount Eliza
Car (driver) 60.5% / 53.5%
Frankston South — Car (driver): 60.5% Mount Eliza — Car (driver): 53.5%
Worked from Home 32.4% / 40.2%
Frankston South — Worked from Home: 32.4% Mount Eliza — Worked from Home: 40.2%
Car (passenger) 4.2% / 3.7%
Frankston South — Car (passenger): 4.2% Mount Eliza — Car (passenger): 3.7%
Walked Only 1.2% / 1.2%
Frankston South — Walked Only: 1.2% Mount Eliza — Walked Only: 1.2%
Train 1.0% / 0.8%
Frankston South — Train: 1.0% Mount Eliza — Train: 0.8%

Bars are drawn against the largest share shown (60.5%).

Setting

Frankston South Mount Eliza
Elevation 83 m
above sea level, at the suburb centre
 105 m
above sea level, at the suburb centre
Distance to the ocean 3.0 km
3.3 km to a named beach
 2.0 km
2.0 km to a named beach

NBN connectivity

Frankston South Mount Eliza
Connectivity score 92/100 97/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 64%
7,521 premises
 87%
7,500 premises

Climate

Frankston South Mount Eliza
Annual rainfall — 700 mm
Summer max (Jan) 24.5°C —
Winter min (Jul) 8.3°C —

Air quality (annual mean)

Frankston South Mount Eliza
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Frankston South Mount Eliza
Average residential rate $1,795/yr $1,659/yr
Council Frankston Mornington Peninsula

Federal electorate

Frankston South Mount Eliza
Division Dunkley Flinders
Member Jodie Belyea Zoe Mckenzie
Party Australian Labor Party Liberal

First Home Owner Grant

Frankston South Mount Eliza
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Frankston South

Large Blocks Outer Parks River

Mount Eliza

Coastal Large Blocks Outer Parks Premium River

More comparisons

Other comparisons with Frankston South

Frankston South vs Frankston Frankston South vs Langwarrin Frankston South vs Baxter Frankston South vs Langwarrin South

Other comparisons with Mount Eliza

Mount Eliza vs Mornington Mount Eliza vs Baxter Mount Eliza vs Moorooduc
Full data on Frankston South Full data on Mount Eliza
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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