Greensborough vs Montmorency

In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Montmorency: a median of $1.15 million, against $1.01 million in Greensborough.

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 1)
  • has more parks and reserves (55 vs 24)
  • has more childcare (19 vs 10)
  • But Montmorency carries lower crime risk (22/100 vs 62/100)

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

First-home buyers

Greensborough

ahead on the one thing that separates them

  • has cheaper houses ($1,010,000 vs $1,150,000)

Weighs house prices, unit 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 the one thing that separates them

  • is more walkable (94/100 vs 78/100)

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

Downsizers and retirees

Greensborough

ahead on 2 of the 5 things we measure here

  • has more GPs (6 vs 2)
  • is more walkable (94/100 vs 78/100)
  • But Montmorency carries lower crime risk (22/100 vs 62/100)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

Greensborough and Montmorency 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 Montmorency
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 Montmorency
Walkability 94 / 78
Greensborough — Walkability: 94/100 Montmorency — Walkability: 78/100
Safety 38 / 78
Greensborough — Safety: 38/100 Montmorency — Safety: 78/100
Low fire risk 41 / 100
Greensborough — Low fire risk: 41/100 Montmorency — Low fire risk: 100/100
Low flood risk 48 / 55
Greensborough — Low flood risk: 48/100 Montmorency — Low flood risk: 55/100

Demographics

Greensborough has more residents (21,070 vs 9,250).

Greensborough Montmorency
Population 21,070
+56% vs other
 9,250
Population trend (2016 → 2021) +1.2% +3.2%
Median age 41
same for both
Median household income $107,900/yr $107,952/yr
Median weekly rent $404/wk $420/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Greensborough Montmorency
0-4 5.8% / 6.3%
Greensborough — 0-4: 5.8% Montmorency — 0-4: 6.3%
5-14 12.8% / 13.8%
Greensborough — 5-14: 12.8% Montmorency — 5-14: 13.8%
15-19 5.7% / 5.1%
Greensborough — 15-19: 5.7% Montmorency — 15-19: 5.1%
20-24 4.7% / 4.2%
Greensborough — 20-24: 4.7% Montmorency — 20-24: 4.2%
25-34 11.1% / 10.0%
Greensborough — 25-34: 11.1% Montmorency — 25-34: 10.0%
35-44 15.3% / 15.1%
Greensborough — 35-44: 15.3% Montmorency — 35-44: 15.1%
45-54 13.8% / 14.0%
Greensborough — 45-54: 13.8% Montmorency — 45-54: 14.0%
55-64 11.6% / 12.1%
Greensborough — 55-64: 11.6% Montmorency — 55-64: 12.1%
65-74 10.9% / 11.7%
Greensborough — 65-74: 10.9% Montmorency — 65-74: 11.7%
75-84 5.9% / 6.2%
Greensborough — 75-84: 5.9% Montmorency — 75-84: 6.2%
85+ 2.4% / 1.6%
Greensborough — 85+: 2.4% Montmorency — 85+: 1.6%

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%
Montmorency 48.6% couple families
Montmorency — Couple Families: 48.6% Montmorency — Lone Person: 32.0% Montmorency — One Parent Families: 15.8% Montmorency — Group Household: 2.1% Montmorency — Other Families: 1.4%
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%
Montmorency 17.6% renting
Montmorency — Owned Outright: 40.1% Montmorency — Mortgage: 42.3% Montmorency — Renting: 17.6%
Owned outright Mortgage Renting

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 Montmorency
England 2.7% / 3.6%
Greensborough — England: 2.7% Montmorency — England: 3.6%
China 2.1% / 0.9%
Greensborough — China: 2.1% Montmorency — China: 0.9%
Italy 1.7% / 0.8%
Greensborough — Italy: 1.7% Montmorency — Italy: 0.8%
New Zealand 1.3% / 1.2%
Greensborough — New Zealand: 1.3% Montmorency — New Zealand: 1.2%
India 1.4% / 0.7%
Greensborough — India: 1.4% Montmorency — India: 0.7%

Bars are drawn against the largest share shown (3.6%).

Qualifications

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

Greensborough Montmorency
Bachelor Degree 16.7% / 18.3%
Greensborough — Bachelor Degree: 16.7% Montmorency — Bachelor Degree: 18.3%
Certificate III & IV 12.6% / 11.6%
Greensborough — Certificate III & IV: 12.6% Montmorency — Certificate III & IV: 11.6%
Advanced Diploma / Diploma 8.9% / 9.3%
Greensborough — Advanced Diploma / Diploma: 8.9% Montmorency — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 6.3% / 6.6%
Greensborough — Postgraduate Degree: 6.3% Montmorency — Postgraduate Degree: 6.6%
Graduate Diploma / Certificate 3.1% / 4.2%
Greensborough — Graduate Diploma / Certificate: 3.1% Montmorency — Graduate Diploma / Certificate: 4.2%

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

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%
Montmorency 87.2% houses
Montmorency — Houses: 87.2% Montmorency — Townhouses: 11.8% Montmorency — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Greensborough Montmorency
Median house price $1,010,000 $1,150,000
Median unit price $675,000 $737,000
Median land price $1,478,350 —
Typical days to sell (houses) 23 days
from 235 sales
 26 days
from 58 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Greensborough Montmorency
2 bed $660K / $708K
Greensborough — 2 bed: $660K (47 sales) Montmorency — 2 bed: $708K (30 sales)

47 vs 30 sales

3 bed $791K / $852K
Greensborough — 3 bed: $791K (23 sales) Montmorency — 3 bed: $852K (19 sales)

23 vs 19 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 Montmorency
3 bed $950K / $1.08M
Greensborough — 3 bed: $950K (188 sales) Montmorency — 3 bed: $1.08M (56 sales)

188 vs 56 sales

4 bed $1.16M / $1.29M
Greensborough — 4 bed: $1.16M (132 sales) Montmorency — 4 bed: $1.29M (44 sales)

132 vs 44 sales

5 bed $1.2M / $1.37M
Greensborough — 5 bed: $1.2M (26 sales) Montmorency — 5 bed: $1.37M (8 sales)

26 vs 8 sales

Zoning mix

Greensborough Montmorency
Residential 71% 85%
Infrastructure and transport 13% 7%
Parks and recreation 12% 7%
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 Montmorency
New dwellings approved 722
across Banyule
same for both
Approvals change year on year -75%
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.

Greensborough Montmorency
Houses 3.4%
$645/wk on $998K
 3.5%
$700/wk on $1.05M
Units 3.8%
$510/wk on $695K
 3.9%
$550/wk on $740K

Ranking within VIC

Greensborough Montmorency
House price Higher than 69% of VIC Higher than 76% of VIC
Income Higher than 80% of VIC
same for both
Schools Higher than 82% of VIC Higher than 60% of VIC
Walkability Higher than 98% of VIC Higher than 93% of VIC
Affordability Higher than 48% of VIC Higher than 34% of VIC
EV adoption Higher than 87% of VIC Higher than 86% of VIC
NBN connectivity Higher than 85% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 29% of VIC Higher than 35% of VIC
Rental yield (units) Higher than 5% of VIC Higher than 6% of VIC

Liveability

Greensborough is more walkable (94 vs 78); Montmorency scores higher overall (77 vs 66).

Greensborough Montmorency
Grade B A
Score 66/100 77/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Greensborough carries more bushfire risk (59 vs 0); Greensborough carries more crime risk (62 vs 22).

Greensborough Montmorency
Bushfire Moderate
59/100
 None
0/100
Crime Moderate
62/100
 Low
22/100
Flood Moderate
52/100
 Moderate
45/100
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 Montmorency
Inside the suburb 9 4
Rated above peers 4 1
Rated at peers 2 3
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 4.2 km
 2
Melbourne (Bundoora) Campus, 6.2 km
Full-time students aged 15–24 2.2% 2.0%

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 Montmorency

  • Montmorency Primary School Government · Primary above peers
  • Montmorency Secondary College Government · Secondary at peers
  • Montmorency South Primary School Government · Primary at peers
  • St Francis Xavier Primary School Catholic · Primary at peers

Amenities in the suburb

Greensborough Montmorency
Supermarkets 4 2
Cafes & restaurants 23 7
Parks & reserves 55 24
Childcare 19 10
GPs 6 2
Pharmacies 4 0
Police stations 1 0
Banks & Bank@Post 6 1
Fuel stations 2
same for both
EV chargers 3 0
Waterways 6 0

Mobility

Greensborough Montmorency
Walkability score 94/100 78/100
Distance to Melbourne 23.4 km
+4% vs other
 22.5 km
Drive time (normal traffic) 36 min 34 min
Public transport score 93/100
Rail · Bus
 91/100
Rail · Bus
Peak arrivals per hour 551.2
7-9am + 5-7pm
 162.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
postcode 3088
 1.4%
postcode 3094
Rooftop solar per 100 dwellings 28
postcode 3088
 27
postcode 3094

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 Montmorency
Car (driver) 54.2% / 51.6%
Greensborough — Car (driver): 54.2% Montmorency — Car (driver): 51.6%
Worked from Home 37.6% / 40.2%
Greensborough — Worked from Home: 37.6% Montmorency — Worked from Home: 40.2%
Train 3.5% / 3.2%
Greensborough — Train: 3.5% Montmorency — Train: 3.2%
Car (passenger) 2.8% / 2.3%
Greensborough — Car (passenger): 2.8% Montmorency — Car (passenger): 2.3%
Walked Only 1.1% / 1.5%
Greensborough — Walked Only: 1.1% Montmorency — Walked Only: 1.5%

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

Setting

Greensborough Montmorency
Elevation 58 m
above sea level, at the suburb centre
 78 m
above sea level, at the suburb centre
Distance to the ocean 21.5 km 20.8 km

NBN connectivity

Greensborough Montmorency
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 9%
9,409 premises
 0%
4,038 premises

Climate

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

Council rates

Greensborough Montmorency
Average residential rate $1,787/yr
same for both
Council Banyule
same for both

Federal electorate

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

First Home Owner Grant

Greensborough Montmorency
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

Montmorency

Easy Commute Middle-Ring Parks Professionals Transport Hub Village Feel

More comparisons

Other comparisons with Greensborough

Greensborough vs Bundoora Greensborough vs Diamond Creek Greensborough vs Macleod Greensborough vs Eltham North Greensborough vs Watsonia Greensborough vs Yallambie

Other comparisons with Montmorency

Montmorency vs Eltham Montmorency vs Yallambie Montmorency vs Lower Plenty Montmorency vs Briar Hill
Full data on Greensborough Full data on Montmorency
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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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