Gardenvale vs Brighton

Gardenvale is the younger of the two, with a median age of 39 against 48 in Brighton. In Gardenvale, about half of households rent and about half of households are people living alone. In Brighton, the large majority of households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Brighton: a median of $3.06 million, against $1.81 million in Gardenvale, and rent is higher there too. Gardenvale is closer to the city centre: 11.7 km, against 13.4 km. On these figures, Gardenvale tends to suit renters, people living alone, and buyers on a tighter budget, while Brighton suits couples and 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

Brighton

ahead on 5 of the 6 things we measure here

  • has more childcare (18 vs 0)
  • has more parks and reserves (16 vs 1)
  • has more schools inside the suburb (12 vs 0)

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

First-home buyers

Gardenvale

ahead on 2 of the 3 things we measure here

  • has cheaper units ($465,000 vs $923,000)
  • has cheaper houses ($1,812,500 vs $3,065,000)
  • But Brighton leaves households under less mortgage stress (30% vs 40%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Gardenvale

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($301/wk vs $600/wk)
  • has a bigger rental market to choose from (47% vs 24%)

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

Brighton

ahead on 2 of the 5 things we measure here

  • has more GPs (9 vs 0)
  • has more residents already 65 and over (25% vs 15%)
  • But Gardenvale has more units and townhouses to downsize into (64% vs 43%)

Weighs smaller dwellings, 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

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

Gardenvale Brighton
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.

Gardenvale Brighton
Walkability 92 / 96
Gardenvale — Walkability: 92/100 Brighton — Walkability: 96/100
Safety 33 / 35
Gardenvale — Safety: 33/100 Brighton — Safety: 35/100
Low fire risk 100 / 100
Gardenvale — Low fire risk: 100/100 Brighton — Low fire risk: 100/100
Low flood risk 44 / 60
Gardenvale — Low flood risk: 44/100 Brighton — Low flood risk: 60/100

Demographics

Brighton has more residents (23,252 vs 1,019); Brighton rents higher ($600/wk vs $301/wk).

Gardenvale Brighton
Population 1,019 23,252
+2182% vs other
Population trend (2016 → 2021) +1.3% +0.0%
Median age 39 48
Median household income $88,816/yr $140,920/yr
+59% vs other
Median weekly rent $301/wk $600/wk
+99% vs other

Age profile

Share of residents in each band, 2021 Census.

Gardenvale Brighton
0-4 6.1% / 3.9%
Gardenvale — 0-4: 6.1% Brighton — 0-4: 3.9%
5-14 10.8% / 11.6%
Gardenvale — 5-14: 10.8% Brighton — 5-14: 11.6%
15-19 5.4% / 6.6%
Gardenvale — 15-19: 5.4% Brighton — 15-19: 6.6%
20-24 3.5% / 5.1%
Gardenvale — 20-24: 3.5% Brighton — 20-24: 5.1%
25-34 15.7% / 7.9%
Gardenvale — 25-34: 15.7% Brighton — 25-34: 7.9%
35-44 17.7% / 10.5%
Gardenvale — 35-44: 17.7% Brighton — 35-44: 10.5%
45-54 14.3% / 15.1%
Gardenvale — 45-54: 14.3% Brighton — 45-54: 15.1%
55-64 10.7% / 14.4%
Gardenvale — 55-64: 10.7% Brighton — 55-64: 14.4%
65-74 9.3% / 12.4%
Gardenvale — 65-74: 9.3% Brighton — 65-74: 12.4%
75-84 4.4% / 8.4%
Gardenvale — 75-84: 4.4% Brighton — 75-84: 8.4%
85+ 1.0% / 4.1%
Gardenvale — 85+: 1.0% Brighton — 85+: 4.1%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

Gardenvale 54.7% lone person
Gardenvale — Lone Person: 54.7% Gardenvale — Couple Families: 32.3% Gardenvale — One Parent Families: 7.7% Gardenvale — Group Household: 3.2% Gardenvale — Other Families: 2.1%
Brighton 38.9% lone person
Brighton — Lone Person: 38.9% Brighton — Couple Families: 45.4% Brighton — One Parent Families: 12.1% Brighton — Group Household: 2.5% Brighton — Other Families: 1.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Gardenvale 47.2% renting
Gardenvale — Owned Outright: 27.7% Gardenvale — Mortgage: 25.1% Gardenvale — Renting: 47.2%
Brighton 24.5% renting
Brighton — Owned Outright: 46.5% Brighton — Mortgage: 29.0% Brighton — Renting: 24.5%
Owned outright Mortgage Renting

Qualifications

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

Gardenvale Brighton
Bachelor Degree 25.2% / 26.2%
Gardenvale — Bachelor Degree: 25.2% Brighton — Bachelor Degree: 26.2%
Postgraduate Degree 11.2% / 10.5%
Gardenvale — Postgraduate Degree: 11.2% Brighton — Postgraduate Degree: 10.5%
Advanced Diploma / Diploma 7.9% / 8.4%
Gardenvale — Advanced Diploma / Diploma: 7.9% Brighton — Advanced Diploma / Diploma: 8.4%
Certificate III & IV 7.4% / 4.7%
Gardenvale — Certificate III & IV: 7.4% Brighton — Certificate III & IV: 4.7%
Graduate Diploma / Certificate 4.0% / 3.6%
Gardenvale — Graduate Diploma / Certificate: 4.0% Brighton — Graduate Diploma / Certificate: 3.6%

Bars are drawn against the largest share shown (26.2%).

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.

Gardenvale Brighton
England 4.3% / 5.4%
Gardenvale — England: 4.3% Brighton — England: 5.4%
China 2.1% / 3.5%
Gardenvale — China: 2.1% Brighton — China: 3.5%
New Zealand 1.6% / 1.6%
Gardenvale — New Zealand: 1.6% Brighton — New Zealand: 1.6%
South Africa 1.6% / 1.2%
Gardenvale — South Africa: 1.6% Brighton — South Africa: 1.2%
Philippines 1.2% / —
Gardenvale — Philippines: 1.2% Brighton — Philippines: not among its largest
Italy — / 0.8%
Gardenvale — Italy: not among its largest Brighton — Italy: 0.8%

Bars are drawn against the largest share shown (5.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Gardenvale 36.5% houses
Gardenvale — Houses: 36.5% Gardenvale — Flats / Apartments: 44.0% Gardenvale — Townhouses: 19.5%
Brighton 57.2% houses
Brighton — Houses: 57.2% Brighton — Flats / Apartments: 20.5% Brighton — Townhouses: 22.4%
Houses Flats / Apartments Townhouses

Property market

Gardenvale Brighton
Median house price $1,812,500 $3,065,000
Median unit price $465,000 $923,000
Median land price —
same for both
Typical days to sell (houses) — 27 days
from 141 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.

Gardenvale Brighton
2 bed $1.51M / $1.6M
Gardenvale — 2 bed: $1.51M (5 sales) Brighton — 2 bed: $1.6M (12 sales)

5 vs 12 sales

3 bed $1.69M / $2.45M
Gardenvale — 3 bed: $1.69M (7 sales) Brighton — 3 bed: $2.45M (65 sales)

7 vs 65 sales

4 bed $2.2M / $3.33M
Gardenvale — 4 bed: $2.2M (7 sales) Brighton — 4 bed: $3.33M (83 sales)

7 vs 83 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.

Gardenvale Brighton
1 bed $300K / $450K
Gardenvale — 1 bed: $300K (20 sales) Brighton — 1 bed: $450K (27 sales)

20 vs 27 sales

2 bed $585K / $880K
Gardenvale — 2 bed: $585K (20 sales) Brighton — 2 bed: $880K (110 sales)

20 vs 110 sales

3 bed $1.2M / $1.75M
Gardenvale — 3 bed: $1.2M (5 sales) Brighton — 3 bed: $1.75M (43 sales)

5 vs 43 sales

Zoning mix

Gardenvale Brighton
Residential 78% 79%
Commercial 11% 3%
Infrastructure and transport 10% 9%
Parks and recreation 1% 9%
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

Gardenvale Brighton
New dwellings approved 617
across Glen Eira
 473
across Bayside (Vic.)
Approvals change year on year -69% -47%

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.

Gardenvale Brighton
Houses — 3.6%
$1,605/wk on $2.3M
Units — 4.0%
$750/wk on $975K

Ranking within VIC

Gardenvale Brighton
House price Higher than 98% of VIC Higher than 99% of VIC
Income Higher than 59% of VIC Higher than 96% of VIC
Schools — Higher than 58% of VIC
Walkability Higher than 97% of VIC Higher than 99% of VIC
Affordability Higher than 1% of VIC Higher than 2% of VIC
EV adoption Higher than 97% of VIC Higher than 99% of VIC
NBN connectivity Higher than 85% of VIC Higher than 87% of VIC
Rental yield (houses) — Higher than 43% of VIC
Rental yield (units) — Higher than 10% of VIC

Liveability

Gardenvale Brighton
Grade A
same for both
Score 78/100 80/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Gardenvale carries more flood risk (56 vs 40).

Gardenvale Brighton
Bushfire None
0/100
same for both
Crime Moderate
67/100
 Moderate
65/100
Flood Moderate
56/100
 Moderate
40/100
Coastal erosion None
0/100
 High
76/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 2
within 5 km

Schools

Gardenvale Brighton
Inside the suburb 0 12
Rated above peers 0 3
Rated at peers 0 3
Rated below peers 0 2
Universities within 10 km 3
Monash Caulfield, 3.4 km
 3
Monash Caulfield, 5.1 km
Full-time students aged 15–24 2.6% 4.1%

Schools in Gardenvale

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Brighton

  • Brighton Primary School Government · Primary above peers
  • St Joan of Arc School Catholic · Primary above peers
  • Star of the Sea College Catholic · Secondary above peers
  • Brighton Grammar School Independent · Combined at peers
  • Elsternwick Primary School Government · Primary at peers
  • Firbank Grammar School Independent · Combined at peers

Amenities in the suburb

Gardenvale Brighton
Supermarkets 0 4
Cafes & restaurants 0 50
Parks & reserves 1 16
Childcare 0 18
GPs 0 9
Pharmacies 0 9
Hospitals 0 2
Banks & Bank@Post 0 9
Fuel stations 1 2
EV chargers 0 1
Beaches 0 1

Mobility

Gardenvale Brighton
Walkability score 92/100 96/100
Distance to Melbourne 11.7 km 13.4 km
+15% vs other
Drive time (normal traffic) 21 min 25 min
Public transport score 77/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 54.0
7-9am + 5-7pm
 530.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.6%
postcode 3185
 3.2%
postcode 3186
Rooftop solar per 100 dwellings 13
postcode 3185
 17
postcode 3186

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.

Gardenvale Brighton
Worked from Home 46.6% / 51.4%
Gardenvale — Worked from Home: 46.6% Brighton — Worked from Home: 51.4%
Car (driver) 38.1% / 38.4%
Gardenvale — Car (driver): 38.1% Brighton — Car (driver): 38.4%
Train 7.7% / 3.9%
Gardenvale — Train: 7.7% Brighton — Train: 3.9%
Walked Only 2.8% / 2.8%
Gardenvale — Walked Only: 2.8% Brighton — Walked Only: 2.8%
Car (passenger) 1.8% / 2.1%
Gardenvale — Car (passenger): 1.8% Brighton — Car (passenger): 2.1%

Bars are drawn against the largest share shown (51.4%).

Setting

Gardenvale Brighton
Elevation 17 m
above sea level, at the suburb centre
 19 m
above sea level, at the suburb centre
Distance to the ocean 2.1 km
2.4 km to a named beach
 918 m
1.0 km to a named beach

NBN connectivity

Gardenvale Brighton
Connectivity score 76/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
636 premises
 9%
12,714 premises

Climate

Gardenvale Brighton
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Gardenvale Brighton
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Gardenvale Brighton
Average residential rate $1,577/yr $2,086/yr
Council Glen Eira Bayside (Vic.)

Federal electorate

Gardenvale Brighton
Division Goldstein
same for both
Member Tim Wilson
same for both
Party Liberal
same for both

First Home Owner Grant

Gardenvale Brighton
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Gardenvale

Affordable Apartments Coastal Middle-Ring Professionals Urban

Brighton

Beach Cafe Culture Coastal Easy Commute Luxury Middle-Ring Parks Professionals Townhouses Transport Hub

More comparisons

Other comparisons with Gardenvale

Gardenvale vs Brighton East Gardenvale vs Caulfield South Gardenvale vs Elsternwick

Other comparisons with Brighton

Brighton vs Brighton East Brighton vs Elwood Brighton vs Hampton Brighton vs Elsternwick
Full data on Gardenvale Full data on Brighton
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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