Gisborne vs New Gisborne

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Gisborne: a median of $960,000, against $881,000 in New Gisborne, though rent is higher in New Gisborne.

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

New Gisborne

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (36 vs 12)
  • has more schools rated above their peers (2 vs 1)
  • carries lower crime risk (40/100 vs 58/100)
  • But Gisborne has more childcare (11 vs 2)

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

First-home buyers

New Gisborne

ahead on the one thing that separates them

  • has cheaper land ($429,500 vs $710,000)

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

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Gisborne

ahead on the one thing that separates them

  • sits closer to the CBD (55.2 km vs 57.3 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Gisborne has more GPs (5 vs 1)
  • New Gisborne carries lower crime risk (40/100 vs 58/100)

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

Investors

Gisborne

ahead on the one thing that separates them

  • is growing faster (12.7% vs 5.1%)

Weighs house yield and population growth.

Where they sit

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

Gisborne New Gisborne
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.

Gisborne New Gisborne
Walkability 7 / 13
Gisborne — Walkability: 7/100 New Gisborne — Walkability: 13/100
Safety 42 / 60
Gisborne — Safety: 42/100 New Gisborne — Safety: 60/100
Low fire risk 23 / 15
Gisborne — Low fire risk: 23/100 New Gisborne — Low fire risk: 15/100
Low flood risk 63 / 100
Gisborne — Low flood risk: 63/100 New Gisborne — Low flood risk: 100/100

Demographics

Gisborne has more residents (10,142 vs 2,509); New Gisborne skews older (41 vs 39).

Gisborne New Gisborne
Population 10,142
+75% vs other
 2,509
Population trend (2016 → 2021) +12.7% +5.1%
Median age 39 41
Median household income $119,288/yr $118,508/yr
Median weekly rent $423/wk $451/wk
+7% vs other

Age profile

Share of residents in each band, 2021 Census.

Gisborne New Gisborne
0-4 6.7% / 5.6%
Gisborne — 0-4: 6.7% New Gisborne — 0-4: 5.6%
5-14 16.6% / 15.5%
Gisborne — 5-14: 16.6% New Gisborne — 5-14: 15.5%
15-19 6.9% / 7.8%
Gisborne — 15-19: 6.9% New Gisborne — 15-19: 7.8%
20-24 4.2% / 5.3%
Gisborne — 20-24: 4.2% New Gisborne — 20-24: 5.3%
25-34 8.3% / 7.3%
Gisborne — 25-34: 8.3% New Gisborne — 25-34: 7.3%
35-44 15.3% / 13.2%
Gisborne — 35-44: 15.3% New Gisborne — 35-44: 13.2%
45-54 14.5% / 16.4%
Gisborne — 45-54: 14.5% New Gisborne — 45-54: 16.4%
55-64 11.9% / 11.0%
Gisborne — 55-64: 11.9% New Gisborne — 55-64: 11.0%
65-74 9.0% / 8.7%
Gisborne — 65-74: 9.0% New Gisborne — 65-74: 8.7%
75-84 5.0% / 6.6%
Gisborne — 75-84: 5.0% New Gisborne — 75-84: 6.6%
85+ 1.6% / 2.7%
Gisborne — 85+: 1.6% New Gisborne — 85+: 2.7%

Bars are drawn against the largest share shown (16.6%).

Who lives together

Household composition, 2021 Census.

Gisborne 59.2% couple families
Gisborne — Couple Families: 59.2% Gisborne — Lone Person: 25.3% Gisborne — One Parent Families: 13.4% Gisborne — Group Household: 1.5% Gisborne — Other Families: 0.6%
New Gisborne 62.5% couple families
New Gisborne — Couple Families: 62.5% New Gisborne — Lone Person: 23.1% New Gisborne — One Parent Families: 12.3% New Gisborne — Group Household: 1.0% New Gisborne — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Gisborne 16.2% renting
Gisborne — Owned Outright: 35.2% Gisborne — Mortgage: 48.7% Gisborne — Renting: 16.2%
New Gisborne 10.9% renting
New Gisborne — Owned Outright: 40.5% New Gisborne — Mortgage: 48.7% New Gisborne — Renting: 10.9%
Owned outright Mortgage Renting

Qualifications

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

Gisborne New Gisborne
Certificate III & IV 14.0% / 13.6%
Gisborne — Certificate III & IV: 14.0% New Gisborne — Certificate III & IV: 13.6%
Bachelor Degree 13.5% / 13.2%
Gisborne — Bachelor Degree: 13.5% New Gisborne — Bachelor Degree: 13.2%
Advanced Diploma / Diploma 9.1% / 9.6%
Gisborne — Advanced Diploma / Diploma: 9.1% New Gisborne — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 3.8% / 4.3%
Gisborne — Postgraduate Degree: 3.8% New Gisborne — Postgraduate Degree: 4.3%
Graduate Diploma / Certificate 3.3% / 3.6%
Gisborne — Graduate Diploma / Certificate: 3.3% New Gisborne — Graduate Diploma / Certificate: 3.6%

Bars are drawn against the largest share shown (14.0%).

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.

Gisborne New Gisborne
England 3.8% / 3.3%
Gisborne — England: 3.8% New Gisborne — England: 3.3%
New Zealand 1.5% / 1.2%
Gisborne — New Zealand: 1.5% New Gisborne — New Zealand: 1.2%
Scotland 0.5% / 0.8%
Gisborne — Scotland: 0.5% New Gisborne — Scotland: 0.8%
Germany 0.5% / 0.4%
Gisborne — Germany: 0.5% New Gisborne — Germany: 0.4%
Italy 0.4% / 0.5%
Gisborne — Italy: 0.4% New Gisborne — Italy: 0.5%
India 0.6% / 0.3%
Gisborne — India: 0.6% New Gisborne — India: 0.3%
Netherlands — / 0.5%
Gisborne — Netherlands: not among its largest New Gisborne — Netherlands: 0.5%

Bars are drawn against the largest share shown (3.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Gisborne 88.6% houses
Gisborne — Houses: 88.6% Gisborne — Townhouses: 10.4% Gisborne — Flats / Apartments: 0.9%
New Gisborne 96.6% houses
New Gisborne — Houses: 96.6% New Gisborne — Townhouses: 2.7% New Gisborne — Flats / Apartments: 0.6%
Houses Townhouses Flats / Apartments

Property market

Gisborne New Gisborne
Median house price $960,000 $881,000
Median unit price $590,000 $556,500
Median land price $710,000 $429,500
Typical days to sell (houses) 46 days
from 115 sales
 26 days
from 25 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.

Gisborne New Gisborne
3 bed $792K / $862K
Gisborne — 3 bed: $792K (56 sales) New Gisborne — 3 bed: $862K (20 sales)

56 vs 20 sales

4 bed $1M / $915K
Gisborne — 4 bed: $1M (120 sales) New Gisborne — 4 bed: $915K (36 sales)

120 vs 36 sales

5 bed $1.42M / $1.23M
Gisborne — 5 bed: $1.42M (11 sales) New Gisborne — 5 bed: $1.23M (5 sales)

11 vs 5 sales

Zoning mix

New Gisborne has more land zoned for conservation (53% vs 26%).

Gisborne New Gisborne
Environmental 26% 53%
Parks and recreation 34% 4%
Rural and farming 24% 28%
Residential 9% 8%
Infrastructure and transport 7% 4%
Industrial 0% 2%
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

Gisborne New Gisborne
New dwellings approved 331
across Macedon Ranges
same for both
Approvals change year on year +80%
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.

Gisborne New Gisborne
Houses 3.5%
$700/wk on $1.05M
 3.2%
$765/wk on $1.25M
Units —
same for both

Ranking within VIC

Gisborne New Gisborne
House price Higher than 68% of VIC Higher than 57% of VIC
Income Higher than 91% of VIC
same for both
Schools Higher than 61% of VIC Higher than 90% of VIC
Walkability Higher than 68% of VIC Higher than 74% of VIC
Affordability Higher than 67% of VIC Higher than 80% of VIC
EV adoption Higher than 84% of VIC Higher than 60% of VIC
NBN connectivity Higher than 82% of VIC Higher than 78% of VIC
Rental yield (houses) Higher than 35% of VIC Higher than 22% of VIC

Liveability

New Gisborne scores higher overall (66 vs 48).

Gisborne New Gisborne
Grade C B
Score 48/100 66/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Gisborne carries more flood risk (37 vs 0); Gisborne carries more crime risk (58 vs 40).

Gisborne New Gisborne
Bushfire High
77/100
 High
85/100
Crime Moderate
58/100
 Moderate
40/100
Flood Low
37/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Gisborne New Gisborne
Inside the suburb 4 3
Rated above peers 1 2
Rated at peers 2 0
Rated below peers 1
same for both

Schools in Gisborne

  • Gisborne Primary School Government · Primary above peers
  • St Brigid's School Catholic · Primary at peers
  • Willowbank Primary School Government · Primary at peers
  • Gisborne Secondary College Government · Secondary below peers

Schools in New Gisborne

  • Global Village Learning Independent · Combined above peers
  • New Gisborne Primary School Government · Primary above peers
  • Holy Cross Primary School Catholic · Primary below peers

Amenities in the suburb

Gisborne New Gisborne
Supermarkets 4 0
Cafes & restaurants 3 1
Parks & reserves 12 36
Childcare 11 2
GPs 5 1
Pharmacies 3 0
Police stations 1 0
Banks & Bank@Post 4 0
Fuel stations 2 0
Waterways 10 7

Mobility

New Gisborne sits further from the CBD (57.3 km vs 55.2 km).

Gisborne New Gisborne
Walkability score 7/100 13/100
Distance to Melbourne 55.2 km 57.3 km
+4% vs other
Drive time (normal traffic) 47 min 49 min
Public transport score 77/100 87/100
Rail
Peak arrivals per hour 57.5
7-9am + 5-7pm
 31.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.3%
postcode 3437
 0.6%
postcode 3438
Rooftop solar per 100 dwellings 51
postcode 3437
 54
postcode 3438

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.

Gisborne New Gisborne
Car (driver) 62.8% / 62.9%
Gisborne — Car (driver): 62.8% New Gisborne — Car (driver): 62.9%
Worked from Home 29.7% / 29.4%
Gisborne — Worked from Home: 29.7% New Gisborne — Worked from Home: 29.4%
Car (passenger) 4.2% / 4.6%
Gisborne — Car (passenger): 4.2% New Gisborne — Car (passenger): 4.6%
Train 1.3% / 1.6%
Gisborne — Train: 1.3% New Gisborne — Train: 1.6%
Walked Only 1.7% / 1.1%
Gisborne — Walked Only: 1.7% New Gisborne — Walked Only: 1.1%

Bars are drawn against the largest share shown (62.9%).

Setting

Gisborne New Gisborne
Elevation 478 m
above sea level, at the suburb centre
 448 m
above sea level, at the suburb centre

NBN connectivity

Gisborne New Gisborne
Connectivity score 73/100 68/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 54%
4,834 premises
 48%
1,337 premises

Climate

Gisborne New Gisborne
Annual rainfall 778 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Gisborne New Gisborne
PM2.5 4.4 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Gisborne New Gisborne
Average residential rate $2,065/yr
same for both
Council Macedon Ranges
same for both

Federal electorate

Gisborne New Gisborne
Division Mcewen
same for both
Member Rob Mitchell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Gisborne

Acreage Family Outer

New Gisborne

Acreage Transport Hub

More comparisons

Other comparisons with Gisborne

Gisborne vs Sunbury Gisborne vs Riddells Creek Gisborne vs Macedon Gisborne vs Gisborne South Gisborne vs Toolern Vale Gisborne vs Bullengarook

Other comparisons with New Gisborne

New Gisborne vs Riddells Creek New Gisborne vs Macedon New Gisborne vs Mount Macedon
Full data on Gisborne Full data on New Gisborne
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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