Greensborough vs Diamond Creek

In both, the large majority of households own their home and the large majority of homes are detached houses. In Greensborough, about half of households are couple families. In Diamond Creek, most households are couple families. Greensborough is closer to the city centre: 23.4 km, against 29 km. On these figures, Diamond Creek tends to suit 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

Greensborough

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (4 vs 0)
  • has more childcare (19 vs 12)
  • has more parks and reserves (55 vs 40)
  • But Diamond Creek carries lower crime risk (44/100 vs 62/100)

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

First-home buyers

Diamond Creek

ahead on the one thing that separates them

  • has cheaper land ($610,000 vs $1,478,350)

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

Greensborough

ahead on 3 of the 4 things we measure here

  • sits closer to the CBD (23.4 km vs 29 km)
  • has a shorter drive in (36 min vs 41 min)
  • is more walkable (94/100 vs 85/100)

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

Downsizers and retirees

Greensborough

ahead on 3 of the 5 things we measure here

  • has more GPs (6 vs 3)
  • has more residents already 65 and over (19% vs 13%)
  • is more walkable (94/100 vs 85/100)
  • But Diamond Creek carries lower crime risk (44/100 vs 62/100)

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

Investors

Diamond Creek

ahead on the one thing that separates them

  • is growing faster (6.6% vs 1.2%)

Weighs house yield and population growth.

Where they sit

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

Greensborough Diamond Creek
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.

Greensborough Diamond Creek
Walkability 94 / 85
Greensborough — Walkability: 94/100 Diamond Creek — Walkability: 85/100
Safety 38 / 56
Greensborough — Safety: 38/100 Diamond Creek — Safety: 56/100
Low fire risk 41 / 35
Greensborough — Low fire risk: 41/100 Diamond Creek — Low fire risk: 35/100
Low flood risk 48 / 48
Greensborough — Low flood risk: 48/100 Diamond Creek — Low flood risk: 48/100

Demographics

Greensborough has more residents (21,070 vs 12,503); Diamond Creek has higher household incomes ($130,416 vs $107,900).

Greensborough Diamond Creek
Population 21,070
+41% vs other
 12,503
Population trend (2016 → 2021) +1.2% +6.6%
Median age 41 39
Median household income $107,900/yr $130,416/yr
+21% vs other
Median weekly rent $404/wk $430/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Greensborough Diamond Creek
0-4 5.8% / 5.9%
Greensborough — 0-4: 5.8% Diamond Creek — 0-4: 5.9%
5-14 12.8% / 13.4%
Greensborough — 5-14: 12.8% Diamond Creek — 5-14: 13.4%
15-19 5.7% / 7.7%
Greensborough — 15-19: 5.7% Diamond Creek — 15-19: 7.7%
20-24 4.7% / 6.6%
Greensborough — 20-24: 4.7% Diamond Creek — 20-24: 6.6%
25-34 11.1% / 11.2%
Greensborough — 25-34: 11.1% Diamond Creek — 25-34: 11.2%
35-44 15.3% / 12.9%
Greensborough — 35-44: 15.3% Diamond Creek — 35-44: 12.9%
45-54 13.8% / 15.3%
Greensborough — 45-54: 13.8% Diamond Creek — 45-54: 15.3%
55-64 11.6% / 13.8%
Greensborough — 55-64: 11.6% Diamond Creek — 55-64: 13.8%
65-74 10.9% / 8.5%
Greensborough — 65-74: 10.9% Diamond Creek — 65-74: 8.5%
75-84 5.9% / 3.6%
Greensborough — 75-84: 5.9% Diamond Creek — 75-84: 3.6%
85+ 2.4% / 1.0%
Greensborough — 85+: 2.4% Diamond Creek — 85+: 1.0%

Bars are drawn against the largest share shown (15.3%).

Who lives together

Household composition, 2021 Census.

Greensborough 52.5% couple families
Greensborough — Couple Families: 52.5% Greensborough — Lone Person: 29.5% Greensborough — One Parent Families: 14.5% Greensborough — Group Household: 2.4% Greensborough — Other Families: 1.1%
Diamond Creek 63.8% couple families
Diamond Creek — Couple Families: 63.8% Diamond Creek — Lone Person: 19.5% Diamond Creek — One Parent Families: 14.7% Diamond Creek — Group Household: 1.2% Diamond Creek — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Greensborough 17.7% renting
Greensborough — Owned Outright: 38.9% Greensborough — Mortgage: 43.4% Greensborough — Renting: 17.7%
Diamond Creek 10.1% renting
Diamond Creek — Owned Outright: 36.0% Diamond Creek — Mortgage: 53.9% Diamond Creek — Renting: 10.1%
Owned outright Mortgage Renting

Qualifications

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

Greensborough Diamond Creek
Bachelor Degree 16.7% / 14.7%
Greensborough — Bachelor Degree: 16.7% Diamond Creek — Bachelor Degree: 14.7%
Certificate III & IV 12.6% / 16.0%
Greensborough — Certificate III & IV: 12.6% Diamond Creek — Certificate III & IV: 16.0%
Advanced Diploma / Diploma 8.9% / 9.4%
Greensborough — Advanced Diploma / Diploma: 8.9% Diamond Creek — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 6.3% / 4.3%
Greensborough — Postgraduate Degree: 6.3% Diamond Creek — Postgraduate Degree: 4.3%
Graduate Diploma / Certificate 3.1% / 3.0%
Greensborough — Graduate Diploma / Certificate: 3.1% Diamond Creek — Graduate Diploma / Certificate: 3.0%

Bars are drawn against the largest share shown (16.7%).

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.

Greensborough Diamond Creek
England 2.7% / 3.8%
Greensborough — England: 2.7% Diamond Creek — England: 3.8%
Italy 1.7% / 0.7%
Greensborough — Italy: 1.7% Diamond Creek — Italy: 0.7%
China 2.1% / —
Greensborough — China: 2.1% Diamond Creek — China: not among its largest
New Zealand 1.3% / 0.8%
Greensborough — New Zealand: 1.3% Diamond Creek — New Zealand: 0.8%
India 1.4% / 0.7%
Greensborough — India: 1.4% Diamond Creek — India: 0.7%
South Africa — / 0.6%
Greensborough — South Africa: not among its largest Diamond Creek — South Africa: 0.6%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Greensborough 84.9% houses
Greensborough — Houses: 84.9% Greensborough — Townhouses: 12.6% Greensborough — Flats / Apartments: 2.6%
Diamond Creek 94.3% houses
Diamond Creek — Houses: 94.3% Diamond Creek — Townhouses: 5.5% Diamond Creek — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Greensborough Diamond Creek
Median house price $1,010,000 $1,035,000
Median unit price $675,000 $700,000
Median land price $1,478,350 $610,000
Typical days to sell (houses) 23 days
from 235 sales
 20 days
from 138 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.

Greensborough Diamond Creek
2 bed $760K / $675K
Greensborough — 2 bed: $760K (23 sales) Diamond Creek — 2 bed: $675K (8 sales)

23 vs 8 sales

3 bed $950K / $895K
Greensborough — 3 bed: $950K (188 sales) Diamond Creek — 3 bed: $895K (97 sales)

188 vs 97 sales

4 bed $1.16M / $1.21M
Greensborough — 4 bed: $1.16M (132 sales) Diamond Creek — 4 bed: $1.21M (93 sales)

132 vs 93 sales

5 bed $1.2M / $1.3M
Greensborough — 5 bed: $1.2M (26 sales) Diamond Creek — 5 bed: $1.3M (24 sales)

26 vs 24 sales

Zoning mix

Diamond Creek has more land zoned for conservation (58% vs 0%).

Greensborough Diamond Creek
Residential 71% 33%
Environmental 0% 58%
Infrastructure and transport 13% 4%
Parks and recreation 12% 4%
Commercial 3% 1%
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

Greensborough Diamond Creek
New dwellings approved 722
across Banyule
 98
across Nillumbik
Approvals change year on year -75% +8%

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.

Greensborough Diamond Creek
Houses 3.4%
$645/wk on $998K
 3.5%
$748/wk on $1.1M
Units 3.8%
$510/wk on $695K
 —

Ranking within VIC

Greensborough Diamond Creek
House price Higher than 69% of VIC Higher than 74% of VIC
Income Higher than 80% of VIC Higher than 94% of VIC
Schools Higher than 82% of VIC Higher than 12% of VIC
Walkability Higher than 98% of VIC Higher than 95% of VIC
Affordability Higher than 48% of VIC Higher than 60% of VIC
EV adoption Higher than 87% of VIC Higher than 81% of VIC
NBN connectivity Higher than 85% of VIC Higher than 81% of VIC
Rental yield (houses) Higher than 29% of VIC Higher than 37% of VIC
Rental yield (units) Higher than 5% of VIC —

Liveability

Greensborough scores higher overall (66 vs 51); Greensborough is more walkable (94 vs 85).

Greensborough Diamond Creek
Grade B
same for both
Score 66/100 51/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Greensborough carries more crime risk (62 vs 44).

Greensborough Diamond Creek
Bushfire Moderate
59/100
 Moderate
65/100
Crime Moderate
62/100
 Moderate
44/100
Flood Moderate
52/100
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

Greensborough Diamond Creek
Inside the suburb 9 4
Rated above peers 4 0
Rated at peers 2 3
Rated below peers 1
same for both
Universities within 10 km 2
Melbourne (Bundoora) Campus, 4.2 km
 2
Melbourne (Bundoora) Campus, 9.2 km
Full-time students aged 15–24 2.2% 2.7%

Schools in Greensborough

  • Apollo Parkways Primary School Government · Primary above peers
  • Greenhills Primary School Government · Primary above peers
  • Greensborough Primary School Government · Primary above peers
  • Watsonia Heights Primary School Government · Primary above peers
  • Greensborough Secondary College Government · Secondary at peers
  • St Thomas the Apostle School Catholic · Primary at peers

Schools in Diamond Creek

  • Diamond Creek East Primary School Government · Primary at peers
  • Diamond Creek Primary School Government · Primary at peers
  • Sacred Heart School Catholic · Primary at peers
  • Diamond Valley College Government · Secondary below peers

Amenities in the suburb

Greensborough Diamond Creek
Supermarkets 4 2
Cafes & restaurants 23 16
Parks & reserves 55 40
Childcare 19 12
GPs 6 3
Pharmacies 4 2
Police stations 1
same for both
Banks & Bank@Post 6 2
Fuel stations 2 3
EV chargers 3 2
Waterways 6 18

Mobility

Diamond Creek sits further from the CBD (29 km vs 23.4 km).

Greensborough Diamond Creek
Walkability score 94/100 85/100
Distance to Melbourne 23.4 km 29 km
+24% vs other
Drive time (normal traffic) 36 min 41 min
Public transport score 93/100
Rail · Bus
 90/100
Rail · Bus
Peak arrivals per hour 551.2
7-9am + 5-7pm
 154.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
postcode 3088
 1.2%
postcode 3089
Rooftop solar per 100 dwellings 28
postcode 3088
 38
postcode 3089

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.

Greensborough Diamond Creek
Car (driver) 54.2% / 61.2%
Greensborough — Car (driver): 54.2% Diamond Creek — Car (driver): 61.2%
Worked from Home 37.6% / 32.2%
Greensborough — Worked from Home: 37.6% Diamond Creek — Worked from Home: 32.2%
Train 3.5% / 2.5%
Greensborough — Train: 3.5% Diamond Creek — Train: 2.5%
Car (passenger) 2.8% / 2.7%
Greensborough — Car (passenger): 2.8% Diamond Creek — Car (passenger): 2.7%
Walked Only 1.1% / 1.1%
Greensborough — Walked Only: 1.1% Diamond Creek — Walked Only: 1.1%

Bars are drawn against the largest share shown (61.2%).

Setting

Greensborough Diamond Creek
Elevation 58 m
above sea level, at the suburb centre
 61 m
above sea level, at the suburb centre
Distance to the ocean 21.5 km 26.9 km

NBN connectivity

Greensborough Diamond Creek
Connectivity score 76/100 73/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 9%
9,409 premises
 50%
4,923 premises

Climate

Greensborough Diamond Creek
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)

Greensborough Diamond Creek
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Greensborough Diamond Creek
Average residential rate $1,787/yr $2,696/yr
Council Banyule Nillumbik

Federal electorate

Greensborough Diamond Creek
Division Jagajaga Mcewen
Member Kate Thwaites Rob Mitchell
Party Australian Labor Party
same for both

First Home Owner Grant

Greensborough Diamond Creek
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Greensborough

Easy Commute Middle-Ring Parks River Transport Hub

Diamond Creek

Large Blocks Outer Parks Transport Hub Village Feel

More comparisons

Other comparisons with Greensborough

Greensborough vs Bundoora Greensborough vs Macleod Greensborough vs Montmorency Greensborough vs Eltham North Greensborough vs Watsonia Greensborough vs Yallambie

Other comparisons with Diamond Creek

Diamond Creek vs Eltham Diamond Creek vs Eltham North Diamond Creek vs Hurstbridge Diamond Creek vs St Helena Diamond Creek vs Research Diamond Creek vs Plenty
Full data on Greensborough Full data on Diamond Creek
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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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