Garvoc vs Laang

Garvoc is the younger of the two, with a median age of 35 against 44 in Laang. In both, the large majority of households own their home and the large majority of homes are detached houses. In Garvoc, about half of households are couple families. In Laang, about half of households are people living alone. On these figures, Garvoc tends to suit families with children, while Laang suits people living alone.

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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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 25%)

Weighs mortgage stress.

Renters

Laang

ahead on the one thing that separates them

  • has cheaper rent ($170/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 171 min)
  • sits closer to the CBD (223.4 km vs 231.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Laang

ahead on the one thing that separates them

  • has more residents already 65 and over (22% vs 14%)

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

Investors

Laang

ahead on the one thing that separates them

  • is growing faster (15.0% vs 2.1%)

Weighs population growth.

Where they sit

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

Garvoc Laang
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.

Garvoc Laang
Walkability 0 / 0
Garvoc — Walkability: 0/100 Laang — Walkability: 0/100
Safety 79 / 80
Garvoc — Safety: 79/100 Laang — Safety: 80/100
Low fire risk 26 / 17
Garvoc — Low fire risk: 26/100 Laang — Low fire risk: 17/100
Low flood risk 100 / 100
Garvoc — Low flood risk: 100/100 Laang — Low flood risk: 100/100

Demographics

Garvoc has more residents (248 vs 115); Laang has higher household incomes ($101,816 vs $76,336).

Garvoc Laang
Population 248
+54% vs other
 115
Population trend (2016 → 2021) +2.1% +15.0%
Median age 35 44
Median household income $76,336/yr $101,816/yr
+33% vs other
Median weekly rent $200/wk
+15% vs other
 $170/wk

Age profile

Share of residents in each band, 2021 Census.

Garvoc Laang
0-4 10.9% / 8.7%
Garvoc — 0-4: 10.9% Laang — 0-4: 8.7%
5-14 9.7% / 4.3%
Garvoc — 5-14: 9.7% Laang — 5-14: 4.3%
15-19 7.7% / 10.4%
Garvoc — 15-19: 7.7% Laang — 15-19: 10.4%
20-24 3.2% / 4.3%
Garvoc — 20-24: 3.2% Laang — 20-24: 4.3%
25-34 16.9% / 12.2%
Garvoc — 25-34: 16.9% Laang — 25-34: 12.2%
35-44 10.1% / 7.0%
Garvoc — 35-44: 10.1% Laang — 35-44: 7.0%
45-54 12.5% / 18.3%
Garvoc — 45-54: 12.5% Laang — 45-54: 18.3%
55-64 11.7% / 13.9%
Garvoc — 55-64: 11.7% Laang — 55-64: 13.9%
65-74 10.1% / 12.2%
Garvoc — 65-74: 10.1% Laang — 65-74: 12.2%
75-84 2.8% / 4.3%
Garvoc — 75-84: 2.8% Laang — 75-84: 4.3%
85+ 1.2% / 5.2%
Garvoc — 85+: 1.2% Laang — 85+: 5.2%

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

Who lives together

Household composition, 2021 Census.

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%
Laang 40.0% couple families
Laang — Couple Families: 40.0% Laang — Lone Person: 46.7% Laang — One Parent Families: 13.3% Laang — Other Families: 0.0%
Couple Families Lone Person One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Garvoc 16.4% renting
Garvoc — Owned Outright: 49.3% Garvoc — Mortgage: 34.2% Garvoc — Renting: 16.4%
Laang 7.5% renting
Laang — Owned Outright: 50.0% Laang — Mortgage: 42.5% Laang — Renting: 7.5%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Garvoc 100.0% houses
Garvoc — Houses: 100.0%
Laang 100.0% houses
Laang — Houses: 100.0%
Houses

Qualifications

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

Garvoc Laang
Certificate III & IV 14.5% / 18.3%
Garvoc — Certificate III & IV: 14.5% Laang — Certificate III & IV: 18.3%
Bachelor Degree 8.9% / 7.8%
Garvoc — Bachelor Degree: 8.9% Laang — Bachelor Degree: 7.8%
Advanced Diploma / Diploma 8.1% / 7.8%
Garvoc — Advanced Diploma / Diploma: 8.1% Laang — Advanced Diploma / Diploma: 7.8%
Graduate Diploma / Certificate 1.2% / 5.2%
Garvoc — Graduate Diploma / Certificate: 1.2% Laang — Graduate Diploma / Certificate: 5.2%

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

Property market

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

Zoning mix

Garvoc Laang
Rural and farming 98% 100%
Residential 1% 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

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

Ranking within VIC

Garvoc Laang
House price —
same for both
Income Higher than 43% of VIC Higher than 74% of VIC
Schools —
same for both
Walkability Higher than 6% of VIC Higher than 17% of VIC
Affordability —
same for both
EV adoption Higher than 13% of VIC
same for both
NBN connectivity Higher than 50% of VIC Higher than 30% of VIC

Liveability

Garvoc Laang
Grade —
same for both
Score —
same for both
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 7/10

Risk profile

Garvoc Laang
Bushfire High
74/100
 High
83/100
Crime Low
21/100
 Low
20/100
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

Garvoc Laang
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

Garvoc Laang
Parks & reserves 0 1
Childcare 1 0
Waterways 4 2

Mobility

Laang sits further from the CBD (231.4 km vs 223.4 km).

Garvoc Laang
Walkability score 0/100
same for both
Distance to Melbourne 223.4 km 231.4 km
+4% vs other
Drive time (normal traffic) 163 min 171 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.

Garvoc Laang
Car (driver) 64.3% / 67.3%
Garvoc — Car (driver): 64.3% Laang — Car (driver): 67.3%
Worked from Home 25.2% / 19.2%
Garvoc — Worked from Home: 25.2% Laang — Worked from Home: 19.2%
Car (passenger) 4.3% / 7.7%
Garvoc — Car (passenger): 4.3% Laang — Car (passenger): 7.7%
Walked Only 6.1% / 5.8%
Garvoc — Walked Only: 6.1% Laang — Walked Only: 5.8%

Bars are drawn against the largest share shown (67.3%).

Setting

Garvoc Laang
Elevation 111 m
above sea level, at the suburb centre
 101 m
above sea level, at the suburb centre
Distance to the ocean 24.2 km 18.2 km

NBN connectivity

Garvoc Laang
Connectivity score 30/100 27/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
108 premises
 0%
53 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Garvoc

Rural Young Families

Laang

Rural Young Families

More comparisons

Other comparisons with Garvoc

Garvoc vs Terang Garvoc vs Panmure Garvoc vs Ecklin South Garvoc vs Framlingham Garvoc vs Dixie Garvoc vs The Sisters

Other comparisons with Laang

Laang vs Panmure Laang vs Ecklin South Laang vs Naringal East
Full data on Garvoc Full data on Laang
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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