Greensborough vs Eltham North

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 Eltham North, most households are couple families. Houses cost more in Eltham North: a median of $1.23 million, against $1.01 million in Greensborough, and rent is higher there too. Greensborough is closer to the city centre: 23.4 km, against 27.3 km. On these figures, Greensborough tends to suit buyers on a tighter budget, while Eltham North suits 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

They split

one each way, out of the 6 things we measure here

  • Greensborough has more schools rated above their peers (4 vs 1)
  • Eltham North carries lower crime risk (19/100 vs 62/100)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Greensborough has cheaper houses ($1,010,000 vs $1,230,000)
  • Eltham North has cheaper land ($1,122,500 vs $1,478,350)

Weighs house prices, land prices, and mortgage stress.

Renters

Greensborough

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (18% vs 6%)
  • has cheaper rent ($404/wk vs $512/wk)

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

Commuting to the city

Greensborough

ahead on 2 of the 4 things we measure here

  • is more walkable (94/100 vs 63/100)
  • sits closer to the CBD (23.4 km vs 27.3 km)

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

Downsizers and retirees

Greensborough

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (15% vs 2%)
  • has more GPs (6 vs 1)
  • is more walkable (94/100 vs 63/100)
  • But Eltham North carries lower crime risk (19/100 vs 62/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Greensborough and Eltham North 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 Eltham North
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 Eltham North
Walkability 94 / 63
Greensborough — Walkability: 94/100 Eltham North — Walkability: 63/100
Safety 38 / 81
Greensborough — Safety: 38/100 Eltham North — Safety: 81/100
Low fire risk 41 / 55
Greensborough — Low fire risk: 41/100 Eltham North — Low fire risk: 55/100
Low flood risk 48 / 51
Greensborough — Low flood risk: 48/100 Eltham North — Low flood risk: 51/100

Demographics

Greensborough has more residents (21,070 vs 6,830); Eltham North has higher household incomes ($144,040 vs $107,900).

Greensborough Eltham North
Population 21,070
+68% vs other
 6,830
Population trend (2016 → 2021) +1.2% +0.4%
Median age 41 42
Median household income $107,900/yr $144,040/yr
+33% vs other
Median weekly rent $404/wk $512/wk
+27% vs other

Age profile

Share of residents in each band, 2021 Census.

Greensborough Eltham North
0-4 5.8% / 5.1%
Greensborough — 0-4: 5.8% Eltham North — 0-4: 5.1%
5-14 12.8% / 14.8%
Greensborough — 5-14: 12.8% Eltham North — 5-14: 14.8%
15-19 5.7% / 6.9%
Greensborough — 15-19: 5.7% Eltham North — 15-19: 6.9%
20-24 4.7% / 5.7%
Greensborough — 20-24: 4.7% Eltham North — 20-24: 5.7%
25-34 11.1% / 8.4%
Greensborough — 25-34: 11.1% Eltham North — 25-34: 8.4%
35-44 15.3% / 12.2%
Greensborough — 35-44: 15.3% Eltham North — 35-44: 12.2%
45-54 13.8% / 15.5%
Greensborough — 45-54: 13.8% Eltham North — 45-54: 15.5%
55-64 11.6% / 15.5%
Greensborough — 55-64: 11.6% Eltham North — 55-64: 15.5%
65-74 10.9% / 11.1%
Greensborough — 65-74: 10.9% Eltham North — 65-74: 11.1%
75-84 5.9% / 3.6%
Greensborough — 75-84: 5.9% Eltham North — 75-84: 3.6%
85+ 2.4% / 0.8%
Greensborough — 85+: 2.4% Eltham North — 85+: 0.8%

Bars are drawn against the largest share shown (15.5%).

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%
Eltham North 73.6% couple families
Eltham North — Couple Families: 73.6% Eltham North — Lone Person: 12.9% Eltham North — One Parent Families: 11.7% Eltham North — Group Household: 0.8% Eltham North — 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.

Greensborough 17.7% renting
Greensborough — Owned Outright: 38.9% Greensborough — Mortgage: 43.4% Greensborough — Renting: 17.7%
Eltham North 6.3% renting
Eltham North — Owned Outright: 44.6% Eltham North — Mortgage: 49.2% Eltham North — Renting: 6.3%
Owned outright Mortgage Renting

Qualifications

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

Greensborough Eltham North
Bachelor Degree 16.7% / 18.5%
Greensborough — Bachelor Degree: 16.7% Eltham North — Bachelor Degree: 18.5%
Certificate III & IV 12.6% / 12.1%
Greensborough — Certificate III & IV: 12.6% Eltham North — Certificate III & IV: 12.1%
Advanced Diploma / Diploma 8.9% / 8.9%
Greensborough — Advanced Diploma / Diploma: 8.9% Eltham North — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 6.3% / 6.4%
Greensborough — Postgraduate Degree: 6.3% Eltham North — Postgraduate Degree: 6.4%
Graduate Diploma / Certificate 3.1% / 3.8%
Greensborough — Graduate Diploma / Certificate: 3.1% Eltham North — Graduate Diploma / Certificate: 3.8%

Bars are drawn against the largest share shown (18.5%).

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 Eltham North
England 2.7% / 4.2%
Greensborough — England: 2.7% Eltham North — England: 4.2%
China 2.1% / 1.1%
Greensborough — China: 2.1% Eltham North — China: 1.1%
Italy 1.7% / 0.9%
Greensborough — Italy: 1.7% Eltham North — Italy: 0.9%
New Zealand 1.3% / 1.3%
Greensborough — New Zealand: 1.3% Eltham North — New Zealand: 1.3%
India 1.4% / 0.5%
Greensborough — India: 1.4% Eltham North — India: 0.5%
South Africa — / 0.7%
Greensborough — South Africa: not among its largest Eltham North — South Africa: 0.7%

Bars are drawn against the largest share shown (4.2%).

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%
Eltham North 98.2% houses
Eltham North — Houses: 98.2% Eltham North — Townhouses: 1.7% Eltham North — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Greensborough Eltham North
Median house price $1,010,000 $1,230,000
Median unit price $675,000 —
Median land price $1,478,350 $1,122,500
Typical days to sell (houses) 23 days
from 235 sales
 24 days
from 71 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 Eltham North
3 bed $950K / $1.08M
Greensborough — 3 bed: $950K (188 sales) Eltham North — 3 bed: $1.08M (52 sales)

188 vs 52 sales

4 bed $1.16M / $1.29M
Greensborough — 4 bed: $1.16M (132 sales) Eltham North — 4 bed: $1.29M (83 sales)

132 vs 83 sales

5 bed $1.2M / $1.54M
Greensborough — 5 bed: $1.2M (26 sales) Eltham North — 5 bed: $1.54M (18 sales)

26 vs 18 sales

Zoning mix

Greensborough Eltham North
Residential 71% 85%
Infrastructure and transport 13% 6%
Parks and recreation 12% 9%
Commercial 3% 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

Greensborough Eltham North
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 Eltham North
Houses 3.4%
$645/wk on $998K
 3.7%
$850/wk on $1.2M
Units 3.8%
$510/wk on $695K
 —

Ranking within VIC

Greensborough Eltham North
House price Higher than 69% of VIC Higher than 79% of VIC
Income Higher than 80% of VIC Higher than 98% of VIC
Schools Higher than 82% of VIC Higher than 59% of VIC
Walkability Higher than 98% of VIC Higher than 88% of VIC
Affordability Higher than 48% of VIC Higher than 58% of VIC
EV adoption Higher than 87% of VIC Higher than 92% of VIC
NBN connectivity Higher than 85% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 29% of VIC Higher than 45% of VIC
Rental yield (units) Higher than 5% of VIC —

Liveability

Greensborough is more walkable (94 vs 63); Eltham North scores higher overall (71 vs 66).

Greensborough Eltham North
Grade B A
Score 66/100 71/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Greensborough carries more crime risk (62 vs 19); Greensborough carries more bushfire risk (59 vs 45).

Greensborough Eltham North
Bushfire Moderate
59/100
 Moderate
45/100
Crime Moderate
62/100
 Low
19/100
Flood Moderate
52/100
 Moderate
49/100
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 Eltham North
Inside the suburb 9 4
Rated above peers 4 1
Rated at peers 2
same for both
Rated below peers 1
same for both
Universities within 10 km 2
Melbourne (Bundoora) Campus, 4.2 km
 2
Melbourne (Bundoora) Campus, 7.2 km
Full-time students aged 15–24 2.2% 3.4%

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 Eltham North

  • Holy Trinity Primary School Catholic · Primary above peers
  • Eltham North Primary School Government · Primary at peers
  • St Helena Secondary College Government · Secondary at peers
  • Glen Katherine Primary School Government · Primary below peers

Amenities in the suburb

Greensborough Eltham North
Supermarkets 4 0
Cafes & restaurants 23 0
Parks & reserves 55 28
Childcare 19 6
GPs 6 1
Pharmacies 4 0
Police stations 1 0
Banks & Bank@Post 6 0
Fuel stations 2 1
EV chargers 3 0
Waterways 6 2

Mobility

Eltham North sits further from the CBD (27.3 km vs 23.4 km).

Greensborough Eltham North
Walkability score 94/100 63/100
Distance to Melbourne 23.4 km 27.3 km
+17% vs other
Drive time (normal traffic) 36 min 39 min
Public transport score 93/100
Rail · Bus
 78/100
Bus
Peak arrivals per hour 551.2
7-9am + 5-7pm
 65.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 3088
 1.8%
postcode 3095
Rooftop solar per 100 dwellings 28
postcode 3088
 34
postcode 3095

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 Eltham North
Car (driver) 54.2% / 53.8%
Greensborough — Car (driver): 54.2% Eltham North — Car (driver): 53.8%
Worked from Home 37.6% / 40.1%
Greensborough — Worked from Home: 37.6% Eltham North — Worked from Home: 40.1%
Train 3.5% / 2.5%
Greensborough — Train: 3.5% Eltham North — Train: 2.5%
Car (passenger) 2.8% / 2.5%
Greensborough — Car (passenger): 2.8% Eltham North — Car (passenger): 2.5%
Walked Only 1.1% / 0.5%
Greensborough — Walked Only: 1.1% Eltham North — Walked Only: 0.5%

Bars are drawn against the largest share shown (54.2%).

Setting

Greensborough Eltham North
Elevation 58 m
above sea level, at the suburb centre
 107 m
above sea level, at the suburb centre
Distance to the ocean 21.5 km 23.5 km

NBN connectivity

Greensborough Eltham North
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 9%
9,409 premises
 1%
2,361 premises

Climate

Greensborough Eltham North
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 Eltham North
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Greensborough Eltham North
Average residential rate $1,787/yr $2,696/yr
Council Banyule Nillumbik

Federal electorate

Greensborough Eltham North
Division Jagajaga
same for both
Member Kate Thwaites
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Greensborough Eltham North
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

Eltham North

Large Blocks Outer Parks Quiet River

More comparisons

Other comparisons with Greensborough

Greensborough vs Bundoora Greensborough vs Diamond Creek Greensborough vs Macleod Greensborough vs Montmorency Greensborough vs Watsonia Greensborough vs Yallambie

Other comparisons with Eltham North

Eltham North vs Eltham Eltham North vs Diamond Creek Eltham North vs Briar Hill Eltham North vs St Helena
Full data on Greensborough Full data on Eltham North
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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