Gowanbrae vs Tullamarine

In both, most households own their home and most homes are detached houses. In Gowanbrae, about half of households are couple families. Houses cost more in Gowanbrae: a median of $1.02 million, against $795,000 in Tullamarine, and rent is higher there too. On these figures, Gowanbrae tends to suit families with children and couples, while Tullamarine suits people living alone and buyers on a tighter budget.

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

  • Gowanbrae carries lower crime risk (24/100 vs 88/100)
  • Tullamarine has more parks and reserves (14 vs 1)

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

First-home buyers

Tullamarine

ahead on 2 of the 3 things we measure here

  • has cheaper units ($540,000 vs $745,000)
  • has cheaper houses ($795,000 vs $1,020,000)
  • But Gowanbrae leaves households under less mortgage stress (21% vs 28%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Tullamarine

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (35% vs 13%)
  • has cheaper rent ($355/wk vs $445/wk)
  • But Gowanbrae leaves renters under less rental stress (20% vs 25%)

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

They split

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

  • Gowanbrae carries lower crime risk (24/100 vs 88/100)
  • Tullamarine has more GPs (4 vs 1)

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

Investors

Gowanbrae

ahead on the one thing that separates them

  • is growing faster (7.1% vs 1.9%)

Weighs house yield and population growth.

Where they sit

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

Gowanbrae Tullamarine
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.

Gowanbrae Tullamarine
Walkability 65 / 61
Gowanbrae — Walkability: 65/100 Tullamarine — Walkability: 61/100
Safety 76 / 12
Gowanbrae — Safety: 76/100 Tullamarine — Safety: 12/100
Low fire risk 100 / 66
Gowanbrae — Low fire risk: 100/100 Tullamarine — Low fire risk: 66/100
Low flood risk 67 / 80
Gowanbrae — Low flood risk: 67/100 Tullamarine — Low flood risk: 80/100

Demographics

Tullamarine has more residents (6,733 vs 2,971); Gowanbrae has higher household incomes ($114,816 vs $73,008).

Gowanbrae Tullamarine
Population 2,971 6,733
+127% vs other
Population trend (2016 → 2021) +7.1% +1.9%
Median age 40 39
Median household income $114,816/yr
+36% vs other
 $73,008/yr
Median weekly rent $445/wk
+20% vs other
 $355/wk

Age profile

Share of residents in each band, 2021 Census.

Gowanbrae Tullamarine
0-4 5.5% / 5.9%
Gowanbrae — 0-4: 5.5% Tullamarine — 0-4: 5.9%
5-14 14.3% / 9.2%
Gowanbrae — 5-14: 14.3% Tullamarine — 5-14: 9.2%
15-19 6.9% / 3.8%
Gowanbrae — 15-19: 6.9% Tullamarine — 15-19: 3.8%
20-24 5.4% / 5.5%
Gowanbrae — 20-24: 5.4% Tullamarine — 20-24: 5.5%
25-34 11.1% / 17.9%
Gowanbrae — 25-34: 11.1% Tullamarine — 25-34: 17.9%
35-44 14.0% / 14.6%
Gowanbrae — 35-44: 14.0% Tullamarine — 35-44: 14.6%
45-54 16.3% / 11.8%
Gowanbrae — 45-54: 16.3% Tullamarine — 45-54: 11.8%
55-64 10.1% / 11.3%
Gowanbrae — 55-64: 10.1% Tullamarine — 55-64: 11.3%
65-74 7.3% / 11.4%
Gowanbrae — 65-74: 7.3% Tullamarine — 65-74: 11.4%
75-84 6.7% / 7.0%
Gowanbrae — 75-84: 6.7% Tullamarine — 75-84: 7.0%
85+ 2.4% / 1.8%
Gowanbrae — 85+: 2.4% Tullamarine — 85+: 1.8%

Bars are drawn against the largest share shown (17.9%).

Who lives together

Household composition, 2021 Census.

Gowanbrae 54.4% couple families
Gowanbrae — Couple Families: 54.4% Gowanbrae — Lone Person: 27.6% Gowanbrae — One Parent Families: 15.6% Gowanbrae — Group Household: 1.7% Gowanbrae — Other Families: 0.7%
Tullamarine 33.4% couple families
Tullamarine — Couple Families: 33.4% Tullamarine — Lone Person: 44.0% Tullamarine — One Parent Families: 16.8% Tullamarine — Group Household: 3.7% Tullamarine — Other Families: 2.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Gowanbrae 12.8% renting
Gowanbrae — Owned Outright: 33.7% Gowanbrae — Mortgage: 53.5% Gowanbrae — Renting: 12.8%
Tullamarine 35.4% renting
Tullamarine — Owned Outright: 32.9% Tullamarine — Mortgage: 31.7% Tullamarine — Renting: 35.4%
Owned outright Mortgage Renting

Qualifications

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

Gowanbrae Tullamarine
Bachelor Degree 14.6% / 10.8%
Gowanbrae — Bachelor Degree: 14.6% Tullamarine — Bachelor Degree: 10.8%
Certificate III & IV 11.5% / 13.9%
Gowanbrae — Certificate III & IV: 11.5% Tullamarine — Certificate III & IV: 13.9%
Advanced Diploma / Diploma 9.2% / 7.8%
Gowanbrae — Advanced Diploma / Diploma: 9.2% Tullamarine — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 4.5% / 2.9%
Gowanbrae — Postgraduate Degree: 4.5% Tullamarine — Postgraduate Degree: 2.9%
Graduate Diploma / Certificate 2.2% / 1.5%
Gowanbrae — Graduate Diploma / Certificate: 2.2% Tullamarine — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (14.6%).

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.

Gowanbrae Tullamarine
India 2.0% / 3.2%
Gowanbrae — India: 2.0% Tullamarine — India: 3.2%
Italy 1.8% / 3.3%
Gowanbrae — Italy: 1.8% Tullamarine — Italy: 3.3%
Sri Lanka 1.6% / 1.3%
Gowanbrae — Sri Lanka: 1.6% Tullamarine — Sri Lanka: 1.3%
Fiji 2.0% / —
Gowanbrae — Fiji: 2.0% Tullamarine — Fiji: not among its largest
Lebanon — / 1.8%
Gowanbrae — Lebanon: not among its largest Tullamarine — Lebanon: 1.8%
Greece — / 1.7%
Gowanbrae — Greece: not among its largest Tullamarine — Greece: 1.7%
New Zealand — / 1.6%
Gowanbrae — New Zealand: not among its largest Tullamarine — New Zealand: 1.6%
China 1.4% / —
Gowanbrae — China: 1.4% Tullamarine — China: not among its largest

Bars are drawn against the largest share shown (3.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Gowanbrae 69.1% houses
Gowanbrae — Houses: 69.1% Gowanbrae — Townhouses: 28.0% Gowanbrae — Flats / Apartments: 2.9%
Tullamarine 59.2% houses
Tullamarine — Houses: 59.2% Tullamarine — Townhouses: 39.6% Tullamarine — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Gowanbrae Tullamarine
Median house price $1,020,000 $795,000
Median unit price $745,000 $540,000
Median land price —
same for both
Typical days to sell (houses) 26 days
from 10 sales
 24 days
from 66 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.

Gowanbrae Tullamarine
3 bed $938K / $792K
Gowanbrae — 3 bed: $938K (16 sales) Tullamarine — 3 bed: $792K (86 sales)

16 vs 86 sales

4 bed $1.25M / $914K
Gowanbrae — 4 bed: $1.25M (9 sales) Tullamarine — 4 bed: $914K (21 sales)

9 vs 21 sales

Zoning mix

Tullamarine has more industrially zoned land (32% vs 0%); Tullamarine has more commercially zoned land (23% vs 0%).

Gowanbrae Tullamarine
Residential 66% 25%
Industrial 0% 32%
Commercial 0% 23%
Parks and recreation 19% 3%
Infrastructure and transport 14% 16%
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

Gowanbrae Tullamarine
New dwellings approved 1,387
across Merri-bek
 3,063
across Hume
Approvals change year on year +68% +0%

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.

Gowanbrae Tullamarine
Houses 3.8%
$695/wk on $945K
 4.1%
$585/wk on $750K
Units — 4.5%
$500/wk on $584K

Ranking within VIC

Gowanbrae Tullamarine
House price Higher than 72% of VIC Higher than 54% of VIC
Income Higher than 87% of VIC Higher than 38% of VIC
Schools —
same for both
Walkability Higher than 89% of VIC Higher than 88% of VIC
Affordability Higher than 48% of VIC Higher than 31% of VIC
EV adoption Higher than 84% of VIC
same for both
NBN connectivity Higher than 100% of VIC
same for both
Rental yield (houses) Higher than 56% of VIC Higher than 71% of VIC
Rental yield (units) — Higher than 29% of VIC

Liveability

Gowanbrae scores higher overall (82 vs 45).

Gowanbrae Tullamarine
Grade A+ C
Score 82/100 45/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 4/10

Risk profile

Tullamarine carries more bushfire risk (34 vs 0); Tullamarine carries more crime risk (88 vs 24).

Gowanbrae Tullamarine
Bushfire None
0/100
 Low
34/100
Crime Low
24/100
 High
88/100
Flood Low
33/100
 Low
20/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 High
70/100
Industrial facilities nearby 6
within 5 km
 8
within 5 km

Schools

Gowanbrae Tullamarine
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Gowanbrae

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

Schools in Tullamarine

  • Tullamarine Primary School Government · Primary at peers

Amenities in the suburb

Gowanbrae Tullamarine
Cafes & restaurants 0 9
Parks & reserves 1 14
Childcare 1 5
GPs 1 4
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 3
Waterways 1 7

Mobility

Gowanbrae Tullamarine
Walkability score 65/100 61/100
Distance to Melbourne 17.6 km 17.7 km
Drive time (normal traffic) 25 min 24 min
Public transport score 69/100
Bus
 79/100
Bus
Peak arrivals per hour 31.8
7-9am + 5-7pm
 160.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.3%
postcode 3043
same for both
Rooftop solar per 100 dwellings 27
postcode 3043
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.

Gowanbrae Tullamarine
Car (driver) 59.3% / 68.6%
Gowanbrae — Car (driver): 59.3% Tullamarine — Car (driver): 68.6%
Worked from Home 34.0% / 21.7%
Gowanbrae — Worked from Home: 34.0% Tullamarine — Worked from Home: 21.7%
Car (passenger) 3.5% / 4.5%
Gowanbrae — Car (passenger): 3.5% Tullamarine — Car (passenger): 4.5%
Train 2.0% / 1.2%
Gowanbrae — Train: 2.0% Tullamarine — Train: 1.2%
Walked Only 0.7% / 1.6%
Gowanbrae — Walked Only: 0.7% Tullamarine — Walked Only: 1.6%
Bus — / 1.4%
Gowanbrae — Bus: not among its largest Tullamarine — Bus: 1.4%

Bars are drawn against the largest share shown (68.6%).

Setting

Gowanbrae Tullamarine
Elevation 94 m
above sea level, at the suburb centre
 85 m
above sea level, at the suburb centre
Distance to the ocean 15.3 km 15.5 km

NBN connectivity

Gowanbrae Tullamarine
Connectivity score 100/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
1,155 premises
 99%
5,165 premises

Climate

Gowanbrae Tullamarine
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Gowanbrae Tullamarine
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Gowanbrae Tullamarine
Average residential rate $1,914/yr $1,715/yr
Council Merri-bek Hume

Federal electorate

Gowanbrae Tullamarine
Division Maribyrnong
same for both
Member Jo Briskey
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Gowanbrae

Middle-Ring Parks River Townhouses

Tullamarine

Middle-Ring Parks Quiet Townhouses

More comparisons

Other comparisons with Gowanbrae

Gowanbrae vs Glenroy Gowanbrae vs Gladstone Park Gowanbrae vs Jacana Gowanbrae vs Strathmore Heights

Other comparisons with Tullamarine

Tullamarine vs Gladstone Park Tullamarine vs Airport West Tullamarine vs Westmeadows Tullamarine vs Keilor Park Tullamarine vs Strathmore Heights Tullamarine vs Melbourne Airport
Full data on Gowanbrae Full data on Tullamarine
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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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